2025-06-24 City Council PacketAgenda
Edmonds City Council
REGULAR MEETING
COUNCIL CHAMBERS
250 5TH AVE NORTH, EDMONDS, WA 98020
JUNE 24, 2025, 6:00 PM
Edmonds City Council Agenda
June 24, 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. PRESENTATION
1. Proclamation National Gun Violence Awareness Month (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. Written Public Comments (0 min)
Edmonds City Council Agenda
June 24, 2025
Page 2
8. APPROVAL OF THE CONSENT AGENDA
1. Approval of Council Meeting Minutes June 3, 2025
2. Approval of Council Special COTW Meeting Minutes June 5, 2025
3. Approval of Council Special Meeting Minutes June 6, 2025
4. Approval of Council Special Meeting Minutes June 10, 2025
5. Approval of Council Meeting Minutes June 10, 2025
6. Approval of Council Special Meeting Minutes June 13, 2025
7. Approval of claim checks and wire payments.
8. Approval of payroll and benefit checks, direct deposit and wire payments.
9. Interlocal Agreement with WSDOT for Highway 99 Revitalization Project - Stage 3
10. Community Engagement Vehicle Donation (Lynnwood Honda)
11. Teamsters Grievance Settlement - Kenneth Johnson
12. Approval of the 2025-2029 Commute Trip Reduction Plan
9. PUBLIC HEARINGS
1. Public Hearing on Extension of Neighborhood Centers and Hubs Interim Ordinance (10 min)
2. Public Hearing - Residential Parking Code Update (AMD2025-0005) (20 min)
10. COUNCIL BUSINESS
1. Reclassification - City Engineer (15 min)
2. Middle Housing Code Update: Ordinance Adoption (45 min)
3. Levy Lid Lift Scenario Development (20 min)
4. Introduction to City Council of proposed updates to Title 18 and ECDC 20.110. (60 min)
11. COUNCIL COMMENTS
12. MAYOR'S COMMENTS
ADJOURNMENT
City Council Agenda Item
Meeting Date: 06/24/2025
Proclamation National Gun Violence Awareness Month
Staff Lead: Mayor Mike Rosen
Department: Mayor's Office
Preparer: Beckie Peterson
Background/History
Staff Recommendation
Narrative
Mayor Rosen will read a proclamation proclaiming June 2025 National Gun Violence Awareness Month.
Kelly Haller, Moms Demand Action will receive the proclamation.
Attachments:
Proclamation June 24 National Gun Violence Awareness Month
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City Council Agenda Item
Meeting Date: 06/24/2025
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.
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City Council Agenda Item
Meeting Date: 06/24/2025
Written Public Comments
Staff Lead: City Council
Department: City Council
Preparer: Teresa Simanton
Background/History
N/A
Recommendation
Acknowledge receipt of written public comments.
Narrative
Public comments submitted to the web form for public comments
<https://www.edmondswa.gov/publiccomment>
between May 29, 2025 and June 17, 2025.
Attachments:
Public Comment June 24 2025
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Edmonds City Council Public Comments – June 24, 2025
Online Form 2025-05-30 11:01 PM(MST) was submitted by Guest on 5/31/2025 2:01:24
AM (GMT-07:00) US/Arizona
Name Value
FirstName Gail
LastName Ferguson
Email speakeasytoo@aol.com
CityOfResidence Edmonds
AgendaTopic Sidewalk installation on Walnut between 6th& 7th.
Comments
There are many walkers on Walnut, especially between 6th and 7th
avenues. Without a sidewalk there is a clear danger to those
pedestrians. Also, more than 2,000 cars a day use Walnut many of
which travel well above the speed limit. Please reconsider putting this
project back on your work schedule.
To view this form submission online, please follow the link below:
https://edmondswa.gov/form/one.aspx?objectId=20856834&contextId=18452053&returnt
o=submissions
____________________________________________________________________________________
Online Form 2025-06-03 06:01 PM(MST) was submitted by Guest on 6/3/2025 9:01:10 PM
(GMT-07:00) US/Arizona
Name Value
FirstName Angel
LastName Menchaca
Email achaca78@gmail.com
CityOfResidence Edmonds
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Edmonds City Council Public Comments – June 24, 2025
AgendaTopic Formal Complaint Regarding Discrimination at QFC
Comments
Dear Edmonds City Council, I am writing to formally raise a complaint
regarding a discriminatory incident I experienced at QFC in Edmonds.
As a resident of this community, I believe in fair and respectful
treatment for all individuals, and I am deeply concerned about the way I
have been singled out during my visits to this store. On 5/28/2025, I
experienced discriminatory treatment by store security, a situation
where I have been regularly treated unfairly due to my race. This
incident took place at the QFC store located at 22828 100th Ave. W
Edmonds, WA 98020.This has become a regular occurrence for me at
this store, other times of note - (5/28/2025, 5/23/2025, 5/21/2025,
5/02/2025). The specific details of the incidents are as follows: While
attempting to purchase groceries through the self-checkout lane, QFC
security has routinely prompted me to ask for assistance from the
checkout clerk without any legitimate reason which I believe is directly
related to my race. Despite attempting to address the issue directly with
Kroger/QFC, I feel that my concerns have been dismissed and that I
have been unfairly singled out due to my race. Discrimination of any
kind has no place in our community, and I urge the Edmonds City
Council to review this matter and take steps to ensure businesses
operate with equity and respect for all residents. I am seeking
accountability measures to prevent similar incidents in the future. I
appreciate your attention to this matter and look forward to hearing how
this issue can be addressed. Please let me know if any further
information is needed. Best regards, Angel Menchaca
To view this form submission online, please follow the link below:
https://edmondswa.gov/form/one.aspx?objectId=20861688&contextId=18452053&returnt
o=submissions
____________________________________________________________________________________
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
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Edmonds City Council Public Comments – June 24, 2025
FirstName Katy
LastName Bigelow
Email arboristkaty@gmail.com
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
To view this form submission online, please follow the link below:
https://edmondswa.gov/form/one.aspx?objectId=20865586&contextId=18452053&returnt
o=submissions
____________________________________________________________________________________
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
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Edmonds City Council Public Comments – June 24, 2025
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.
To view this form submission online, please follow the link below:
https://edmondswa.gov/form/one.aspx?objectId=20869087&contextId=18452053&returnt
o=submissions
____________________________________________________________________________________
From: notification@civiclive.com <notification@civiclive.com>
Sent: Tuesday, June 10, 2025 10:50 AM
To: Eck, Chris <chris.eck@edmondswa.gov>; Chen, Will <Will.chen@edmondswa.gov>;
Tibbott, Neil <Neil.tibbott@edmondswa.gov>; Olson, Vivian
<Vivian.olson@edmondswa.gov>; Paine, Susan <Susan.paine@edmondswa.gov>; Nand,
Jenna <Jenna.nand@edmondswa.gov>; Peterson, Beckie
<Beckie.peterson@edmondswa.gov>; Dotsch, Michelle
<Michelle.dotsch@edmondswa.gov>
Subject: Online Form 2025-06-10 10:50 AM(MST) Submission Notification
Online Form 2025-06-10 10:50 AM(MST) was submitted by Guest on 6/10/2025 1:50:20 PM
(GMT-07:00) US/Arizona
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Edmonds City Council Public Comments – June 24, 2025
Name Value
FirstName Marilyn
LastName McKinnon
Email Marilyn11@frontier.com
CityOfResidence Edmonds
AgendaTopic Taxes
Comments
I am VERY opposed to taxes being raised. City of Edmonds, like the rest
of us need to live within their means. It’s time for all the holes on 196th
to be repaired & the City of Edmonds be accountable for their excessive
spending!!!
To view this form submission online, please follow the link below:
https://edmondswa.gov/form/one.aspx?objectId=20872215&contextId=18452053&returnt
o=submissions
____________________________________________________________________________________
Online Form 2025-06-10 12:51 PM(MST) was submitted by Guest on 6/10/2025 3:51:32 PM
(GMT-07:00) US/Arizona
Name Value
FirstName Anthony
LastName Shapiro
Email tonys@adshapiro.com
CityOfResidence Edmonds
AgendaTopic Tax Hike(s)
Comments
Your proposed resolution to increase taxes to alleviate the results of
City management, (dare I say mismanagement?), over these prior years,
does not sit well with my family. Seek out other options, like downsizing
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Edmonds City Council Public Comments – June 24, 2025
city staff, (and even payroll rates!), reduce the scope of services by
backing off involvement in all areas which are not absolutely necessary
for our citizens to live in this town. We ourselves are encountering
financial challenges, and are not in a financial position to
accommodate our city government offloading your financial shortfall
upon our family.
To view this form submission online, please follow the link below:
https://edmondswa.gov/form/one.aspx?objectId=20872430&contextId=18452053&returnt
o=submissions
____________________________________________________________________________________
From: notification@civiclive.com <notification@civiclive.com>
Sent: Tuesday, June 10, 2025 9:52 AM
To: Eck, Chris <chris.eck@edmondswa.gov>; Chen, Will <Will.chen@edmondswa.gov>;
Tibbott, Neil <Neil.tibbott@edmondswa.gov>; Olson, Vivian
<Vivian.olson@edmondswa.gov>; Paine, Susan <Susan.paine@edmondswa.gov>; Nand,
Jenna <Jenna.nand@edmondswa.gov>; Peterson, Beckie
<Beckie.peterson@edmondswa.gov>; Dotsch, Michelle
<Michelle.dotsch@edmondswa.gov>
Subject: Online Form 2025-06-10 09:51 AM(MST) Submission Notification
Online Form 2025-06-10 09:51 AM(MST) was submitted by Guest on 6/10/2025 12:51:53
PM (GMT-07:00) US/Arizona
Name Value
FirstName Jeremy
LastName Truelove
Email
CityOfResidence Edmonds
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Edmonds City Council Public Comments – June 24, 2025
AgendaTopic Property Tax Increase
Comments
Our property taxes are already high and substantially increasing every
year that I have lived here, I'd rather see a focus on balancing the budget
vs increasing taxes to spend more.
To view this form submission online, please follow the link below:
https://edmondswa.gov/form/one.aspx?objectId=20872090&contextId=18452053&returnt
o=submissions
____________________________________________________________________________________
Online Form 2025-06-10 01:54 PM(MST) was submitted by Guest on 6/10/2025 4:54:42 PM
(GMT-07:00) US/Arizona
Name Value
FirstName Margery
LastName Ziff
Email margery.ziff@protonmail.com
CityOfResidence Edmonds
AgendaTopic Newly passed tree code
Comments I thoroughly support the implementation of this newly passed tree code.
To view this form submission online, please follow the link below:
https://edmondswa.gov/form/one.aspx?objectId=20872529&contextId=18452053&returnt
o=submissions
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Edmonds City Council Public Comments – June 24, 2025
Online Form 2025-06-10 01:59 PM(MST) was submitted by Guest on 6/10/2025 4:59:48 PM
(GMT-07:00) US/Arizona
Name Value
FirstName Al
LastName Snapp
Email al.snapp@protonmail.com
CityOfResidence Edmonds
AgendaTopic Tree code
Comments
I very much support newly passed tree code. Too late to save big red but
hopefully will protect other specimen trees. Private property owners
should be able to work with limitations and the code provides
thoughtful exceptions. Thanks for working to protect unique and
valuable community aspect. Al Snapp
To view this form submission online, please follow the link below:
https://edmondswa.gov/form/one.aspx?objectId=20872541&contextId=18452053&returnt
o=submissions
____________________________________________________________________________________
Online Form 2025-06-10 02:00 PM(MST) was submitted by Guest on 6/10/2025 5:00:12 PM
(GMT-07:00) US/Arizona
Name Value
FirstName Al
LastName Snapp
Email al.snapp@protonmail.com
CityOfResidence Edmonds
AgendaTopic Tree code
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Edmonds City Council Public Comments – June 24, 2025
Comments
I very much support newly passed tree code. Too late to save big red but
hopefully will protect other specimen trees. Private property owners
should be able to work with limitations and the code provides
thoughtful exceptions. Thanks for working to protect unique and
valuable community aspect. Al Snapp
To view this form submission online, please follow the link below:
https://edmondswa.gov/form/one.aspx?objectId=20872545&contextId=18452053&returnt
o=submissions
____________________________________________________________________________________
Online Form 2025-06-10 03:25 PM(MST) was submitted by Guest on 6/10/2025 6:25:39 PM
(GMT-07:00) US/Arizona
Name Value
FirstName Treg
LastName Camper
Email tcamper4@gmail.com
CityOfResidence Edmonds
AgendaTopic No more property tax increases
Comments
Dear City Council and Mayor, Please vote "NO" on the $6M property tax
increase proposal. The RFA passage will raise property taxes ~$1,000.
The county council passed additional taxes and now you want to pass
even more! Outrageous. CUT SPENDING FIRST. It is my understanding
the city has a nearly $14.5M city budget shortfall and are trying to
balance the budget through tax increases. Instead of increased taxes, I
strongly encourage you to right size the city government and eliminate
wasteful spending. Unless you do that, the extra taxes you want will only
be a temporary band aid and you will be back asking for more money
soon. Edmonds is already and expensive place to live and continued
taxation puts the dream of moving to or staying in Edmonds out of
reach. Right sizing and budget cuts are never pleasant especially when
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Edmonds City Council Public Comments – June 24, 2025
it "feels" like everything is an A priority. But once the task is complete,
you quickly realize that not everything is an A priority and there are many
things we can live without. I also encourage you to employ creative
methods to save money by encouraging volunteerism vs placing signs in
parks about budgets woes. If something is important to our community
we will come together and make it work. Finally, I spent decades
creating and directing multimillion dollar budgets (including massive
cuts) and right sizing organizations. I'm sure there are many others like
me in the community. I encourage you to lean on the community
expertise to make balancing the budget happen without further tax
increases. Thank you for voting NO on the upcoming property tax levy!
Edmonds residents can't afford it! Treg Camper
To view this form submission online, please follow the link below:
https://edmondswa.gov/form/one.aspx?objectId=20872984&contextId=18452053&returnt
o=submissions
____________________________________________________________________________________
Online Form 2025-06-10 03:26 PM(MST) was submitted by Guest on 6/10/2025 6:26:31 PM
(GMT-07:00) US/Arizona
Name Value
FirstName Treg
LastName Camper
Email tcamper4@gmail.com
CityOfResidence Edmonds
AgendaTopic No more property tax increases
Comments
Dear City Council and Mayor, Please vote "NO" on the $6M property tax
increase proposal. The RFA passage will raise property taxes ~$1,000.
The county council passed additional taxes and now you want to pass
even more! Outrageous. CUT SPENDING FIRST. It is my understanding
the city has a nearly $14.5M city budget shortfall and are trying to
balance the budget through tax increases. Instead of increased taxes, I
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Edmonds City Council Public Comments – June 24, 2025
strongly encourage you to right size the city government and eliminate
wasteful spending. Unless you do that, the extra taxes you want will only
be a temporary band aid and you will be back asking for more money
soon. Edmonds is already and expensive place to live and continued
taxation puts the dream of moving to or staying in Edmonds out of
reach. Right sizing and budget cuts are never pleasant especially when
it "feels" like everything is an A priority. But once the task is complete,
you quickly realize that not everything is an A priority and there are many
things we can live without. I also encourage you to employ creative
methods to save money by encouraging volunteerism vs placing signs in
parks about budgets woes. If something is important to our community
we will come together and make it work. Finally, I spent decades
creating and directing multimillion dollar budgets (including massive
cuts) and right sizing organizations. I'm sure there are many others like
me in the community. I encourage you to lean on the community
expertise to make balancing the budget happen without further tax
increases. Thank you for voting NO on the upcoming property tax levy!
Edmonds residents can't afford it! Treg Camper
To view this form submission online, please follow the link below:
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____________________________________________________________________________________
Online Form 2025-06-10 04:49 PM(MST) was submitted by Guest on 6/10/2025 7:49:32 PM
(GMT-07:00) US/Arizona
Name Value
FirstName Traci Simone
LastName Bower
Email madreb@msn.com
CityOfResidence Edmonds
7.1.a
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Edmonds City Council Public Comments – June 24, 2025
AgendaTopic Interim Tree Ordinance
Comments
I am writing my comment here for tonight’s public meeting 6/10/25, as I
am unavailable to attend. I am in full support of the Interim Tree
Ordinance, introduced by Susan Paine. It is vital to protect our heritage
trees that are being killed at an alarming rate simply because individual
citizens are “inconvenienced “. Our great trees provide shade canopy,
Manage storm waters, Provide habitats for wildlife and birds and are an
essential asset to our environment and ecosystem. These trees are
irreplaceable. Please vote in favor of the Interim. Please consider
passing a new tree ordinance, for all trees on personal and public
properties, as well., In Addition to tree ordinances, it is also essential
that we protect birds wildlife in their natural habitat by not taking down
trees during nesting season. I understand this is another topic to be
addressed at a later time, but I thought it appropriate to add it in here in
my comment. Thank you for your consideration, Traci Simone Bower
To view this form submission online, please follow the link below:
https://edmondswa.gov/form/one.aspx?objectId=20873038&contextId=18452053&returnt
o=submissions
____________________________________________________________________________________
Online Form 2025-06-10 04:50 PM(MST) was submitted by Guest on 6/10/2025 7:50:28 PM
(GMT-07:00) US/Arizona
Name Value
FirstName Traci Simone
LastName Bower
Email madreb@msn.com
CityOfResidence Edmonds
AgendaTopic Interim Tree Ordinance
7.1.a
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Edmonds City Council Public Comments – June 24, 2025
Comments
I am writing my comment here for tonight’s public meeting 6/10/25, as I
am unavailable to attend. I am in full support of the Interim Tree
Ordinance, introduced by Susan Paine. It is vital to protect our heritage
trees that are being killed at an alarming rate simply because individual
citizens are “inconvenienced “. Our great trees provide shade canopy,
Manage storm waters, Provide habitats for wildlife and birds and are an
essential asset to our environment and ecosystem. These trees are
irreplaceable. Please vote in favor of the Interim. Please consider
passing a new tree ordinance, for all trees on personal and public
properties, as well., In Addition to tree ordinances, it is also essential
that we protect birds wildlife in their natural habitat by not taking down
trees during nesting season. I understand this is another topic to be
addressed at a later time, but I thought it appropriate to add it in here in
my comment. Thank you for your consideration, Traci Simone Bower
To view this form submission online, please follow the link below:
https://edmondswa.gov/form/one.aspx?objectId=20873040&contextId=18452053&returnt
o=submissions
____________________________________________________________________________________
Online Form 2025-06-10 04:56 PM(MST) was submitted by Guest on 6/10/2025 7:56:17 PM
(GMT-07:00) US/Arizona
Name Value
FirstName David
LastName Millette
Email millettedavid24@gmail.com
CityOfResidence Edmonds
AgendaTopic Medical District Expansion
Comments
Mayor Rosen and members of the Council and other members of our
City Government, I have spoken to you in person previously. My wife and
I bought our home on 80th Ave. West in Edmonds early in 2007. At the
7.1.a
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Edmonds City Council Public Comments – June 24, 2025
time our neighborhood was zoned residential, and we were able to raise
our family here because the homes were some of the most affordable in
Edmonds. We wanted a yard where the kids could safely play outside
under the shade of trees. The whole front of our house faced our
neighbors, whose houses are backed by a long stand of mixed firs and
cedars. It did not occur to us that our kids would be playing in the shade
of an office building instead. Now, with no input from us, we have been
included in the so-called Medical District expansion, and our lot is now
Zoned MU3. When last there was interest in rezoning this neighborhood,
we were sent postcards notifying us of the proposed change, and given
time to form a response. This has not happened in this recent instance.
As we looked into this change, it seems like this change is at the whim
of a member of the planning department. We have also learned that the
planning department has exceeded the state mandate, and it appears
that you in the Council has recognized this, have listened to the
widespread negative sentiment expressed here over the past few
months and may begin pulling back. I would ask you to remember those
of us whose plans for the future involved growing old in a quiet
Edmonds, and whose plans have been overturned. In mid-April, I had
the chance to speak to many of my neighbors, some of them for the first
time. A couple of neighbors and I took around a petition that was
submitted to you back then. In the course of a Sunday afternoon and 4
weekday evenings, after supper, 79 of them agreed to sign. That’s a
pretty fast pace, given that just 3 of us were collecting names. Our
petition asks to revert to Option A for the Medical District. You in the
council voted for Option B in, I believe December. Here is what I learned
from from my neighbors- Like me they were surprised by your decision
to change our zoning. Like me, they haven’t been consulted or informed
that this was even on the table. Like me, they have paid taxes toward the
city’s coffers for years. One of them for over 50, and she was not alone.
At this time, and correct me if I’m wrong, the Medical District Expansion
is slated to take 1,500 units, and adjacent Five Corners, 350-800 units.
On the maps in the Comprehensive Plan, the two areas are side by side,
not separate. This truly is one contiguous area of expansion. This one
small area is being asked to take on 21%-26% of all of the new housing
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Edmonds City Council Public Comments – June 24, 2025
units in the City of Edmonds (of the 9,000 needed). This area does not
comprise 21%-26% of buildable land. Thank you.
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o=submissions
____________________________________________________________________________________
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(GMT-07:00) US/Arizona
Name Value
FirstName Kyle
LastName McIntyre
Email kylemcintyre1@gmail.com
CityOfResidence Edmonds
AgendaTopic Protecting trees.
Comments
Hi, my name is Kyle McIntyre, and my husband and I are new Edmonds
homeowners since January 2024. We moved up to Edmonds because
we thought Edmonds was a city that prioritized and respected nature
and would be a great place to start our family. We admired the
protected marine sanctuary and all of the greenery in contrast to
Seattle. However, living here the past year and a half has fallen short of
our Edmonds dream. We’ve seen far too many trees removed, and
removed unnecessarily when other solutions could have worked. On my
own residential street I’ve seen neighbors on my street remove far too
many douglas firs. Trees are essential for public health and for the
infrastructure of our city to prevent flooding and provide shade. In
addition, there is scientific proof that trees improve mental and physical
health for clean air. Most important to my heart is the impact to wildlife.
We love Edmonds because of the herons, the stellar jays, the ospreys,
7.1.a
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Edmonds City Council Public Comments – June 24, 2025
and the majestic bald eagles— all of which need tall trees. By protecting
trees you protect our city. Please do both.
To view this form submission online, please follow the link below:
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o=submissions
____________________________________________________________________________________
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PM (GMT-07:00) US/Arizona
Name Value
FirstName Linnea
LastName Johnson
Email linnealouise1012@gmail.com
CityOfResidence Edmonds
AgendaTopic Interim tree ordinance
Comments
I wholeheartedly express my support for the interim tree ordinance.
Trees are essential to our ability to live happy, healthy lives in Edmonds.
As the climate warms, heat waves will only continue to become more
severe. Preserving our trees is one of the best ways to cool our
community and protect our neighbors’ health. While some may not
notice the loss of one tree, the loss of many trees over time would leave
our city with lower air quality, higher temperatures, and less beauty,
ultimately leaving it a less desirable place to live and visit. I'm a young
professional who moved to Edmonds in 2023. My fiance and I own our
home on 75th near Lake Ballinger. I'm proud to live on a street that still
has havens of trees - they keep our un-air conditioned home cool, they
provide habitat for birds, and they're absolutely beautiful. So, when I
went out for a walk last summer only to find that two towering cedars in
front of a neighbor's house had been reduced to wood chips, I was
devastated. I wept for an hour, knowing that these trees that had stood
7.1.a
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Edmonds City Council Public Comments – June 24, 2025
through centuries of change had been struck down in a matter of days.
Those trees benefited all of us in the neighborhood with shade, clean
air, wildlife habitat, and beauty, yet only one household had a say in
their irreversible demise. I support the tree ordinance because
protecting legacy trees is the healthy, safe, and economically sound
thing to do for ourselves and for generations of Edmonds residents to
come. Please feel free to reach out if you would like to discuss further.
Thank you very much for your time.
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o=submissions
____________________________________________________________________________________
From: notification@civiclive.com <notification@civiclive.com>
Sent: Tuesday, June 10, 2025 8:15 PM
To: Eck, Chris <chris.eck@edmondswa.gov>; Chen, Will <Will.chen@edmondswa.gov>;
Tibbott, Neil <Neil.tibbott@edmondswa.gov>; Olson, Vivian
<Vivian.olson@edmondswa.gov>; Paine, Susan <Susan.paine@edmondswa.gov>; Nand,
Jenna <Jenna.nand@edmondswa.gov>; Peterson, Beckie
<Beckie.peterson@edmondswa.gov>; Dotsch, Michelle
<Michelle.dotsch@edmondswa.gov>
Subject: Online Form 2025-06-10 08:15 PM(MST) Submission Notification
Online Form 2025-06-10 08:15 PM(MST) was submitted by Guest on 6/10/2025 11:15:05
PM (GMT-07:00) US/Arizona
Name Value
FirstName Karen
LastName Cooper
Email kaccoop@comcast.net
CityOfResidence Edmonds
AgendaTopic Property tax
7.1.a
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Edmonds City Council Public Comments – June 24, 2025
Comments
My husband and I have lived in our Edmonds house for 41 years. We
raised our 4 children here. The property taxes are increasing yearly and
now a proposed 1000.00/year increase??? We will be forced to move
out of Edmonds. The city needs to reconsider how they are wasting
taxpayers money and not spend just to get more. Please don’t force us
to move!
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____________________________________________________________________________________
Online Form 2025-06-11 07:25 PM(MST) was submitted by Guest on 6/11/2025 10:25:43
PM (GMT-07:00) US/Arizona
Name Value
FirstName Laura
LastName Yackel
Email yackels@hotmail.com
CityOfResidence Lynnwood
AgendaTopic additional taxes
Comments
My comment on this additional 6 million dollars in taxes is so
frustrating. EVERYONE I talk with has been commenting on how
expensive it is to live in this state, and specifically this area. Please stop
this ever increasing abuse of tax increases! My adult children are
planning on leaving this area because they can't afford to live here!
Instead of increasing taxes for all of us, cut back on some fuffy
programs.
To view this form submission online, please follow the link below:
https://edmondswa.gov/form/one.aspx?objectId=20874957&contextId=18452053&returnt
o=submissions
7.1.a
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Edmonds City Council Public Comments – June 24, 2025
____________________________________________________________________________________
Online Form 2025-06-12 11:03 AM(MST) was submitted by Guest on 6/12/2025 2:03:15 PM
(GMT-07:00) US/Arizona
Name Value
FirstName Dennis
LastName Allen
Email Dwa160@icloud.com
CityOfResidence Lynnwood
AgendaTopic Taxation
Comments Stop over taxing us. You have a spending problem and we are running
out of money. We need tax relief, NOT MORE TAXES!!!
To view this form submission online, please follow the link below:
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7.1.a
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City Council Agenda Item
Meeting Date: 06/24/2025
Approval of Council Meeting 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 Minutes Draft
8.1
Packet Pg. 26
Edmonds City Council Minutes
June 3, 2025
Page 1
EDMONDS CITY COUNCIL MEETING
ACTION MINUTES
June 3, 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 DeLilla, Acting City Engineer
Mike Clugston, Acting Planning Director
Brad Shipley, Senior Planner
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 Olson 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 PAINE MOVED APPROVAL OF THE AGENDA. MOTION
CARRIED UNANIMOUSLY.
5. PRESENTATIONS
1. LGBTQ+ PRIDE MONTH PROCLAMATION
Mayor Rosen read the proclamation recognizing June 2025 as LGBTQ+ Pride Month and
presented it to Rowan Soiset and Holly Monek Anderson of Edmonds Pride.
2. MAYOR’S FINANCE UPDATE
8.1.a
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Edmonds City Council Minutes
June 3, 2025
Page 2
Mayor Rosen commented on finance and budget issues.
6. AUDIENCE COMMENTS
1. Jim Ogonowski, Edmonds, urged the city to amend the 2025 budget to account for the
$6M RFA annexation.
2. Bill Krepick, Woodway, urged the city to act on his Fire/EMS petition to save the city
money.
3. Marjie Fields, Edmonds, said it’s hard to find land use requirements related to permeable
surface and lot coverage in tonight’s packet.
4. Thyra Allen, Edmonds, urged the city to remove restrictions on single family
homeowners as part of the interim ordinance on Neighborhood Centers and Hubs.
5. Theresa Hollis, Edmonds, urged the city to exempt all seniors and disabled from a
property tax increase if a levy lid lift is proposed.
7. RECEIVED FOR FILING
1. APRIL 2025 MONTHLY FINANCIAL REPORT
2. WRITTEN PUBLIC COMMENTS
8. APPROVAL OF CONSENT AGENDA ITEMS
COUNCILMEMBER ECK MOVED APPROVAL OF THE CONSENT AGENDA.
MOTION CARRIED UNANIMOUSLY. The agenda items approved are as follows:
1. APPROVAL OF COUNCIL COMMITTEE W MINUTES MAY 20, 2025
2. APPROVAL OF COUNCIL SPECIAL MEETING MINUTES MAY 20, 2025
3PM
3. APPROVAL OF COUNCIL SPECIAL MEETING MINUTES MAY 20, 2025
630PM
4. APPROVAL OF CLAIM CHECKS AND WIRE PAYMENTS.
5. FLEET BUSINESS POLICY
9. PUBLIC HEARING
1. 2026-2031 TRANSPORTATION IMPROVEMENT PROGRAM
Bertrand Hauss, Transportation Engineer, presented the projects and funding that comprise the
proposed 2026-2031 Transportation Program.
Mayor Rosen opened the public hearing.
1. Frank Leonetti, Edmonds, advocated for pedestrian safety measures on Walnut Street
between 6th and 7th Ave.
8.1.a
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Edmonds City Council Minutes
June 3, 2025
Page 3
Mayor Rosen closed the public hearing.
10. COUNCIL BUSINESS
1. EXTENSION OF NEIGHBORHOOD CENTERS AND HUBS INTERIM
ORDINANCE
Mike Clugston, Acting Planning Director, presented the proposal to extend the interim ordinance
for an additional 60 days to allow the Planning Board and Council additional time for review.
Council questions and feedback focused on the following areas:
• Stakeholders
• Community amenities
• Single Family home as a primary use
• Lot coverage requirements
• Building footprints under the interim and permanent ordinances
2. MIDDLE HOUSING DEVELOPMENT CODE UPDATE: DRAFT REVIEW
Brad Shipley, Senior Planner, outlined building types and other concepts that could be included
as part of the middle housing code, including triplexes, townhomes, and the L-shaped building
concept (side court concept).
COUNCIL PRESIDENT TIBBOTT MOVED TO RETAIN 35% LOT COVERAGE.
Following discussion, MOTION CARRIED 4-3, WITH COUNCILMEMBERS ECK,
PAINE, AND NAND DISSENTING.
COUNCIL PRESIDENT TIBBOTT MOVED TO CHANGE THE MAXIMUM UNIT
DENSITY TO THREE AND STRIKE THE AFFORDABILITY COMPONENT FOR A
FOURTH UNIT. Following discussion, MOTION FAILED 2-5, WITH COUNCIL
PRESIDENT TIBBOTT AND COUNCILMEMBER OLSON VOTING IN FAVOR.
COUNCILMEMBER OLSON MOVED TO AMEND THE ONE STORY ADU
MINIMUM REAR SETBACK WAIVER FROM 20’ TO 10’ IN THE LDRM ZONE,
ASSIGNING IT AN APTLY DESCRIPTIVE NOTE AND CHANIGNG THE NOTE
NUMBER IN THE CHART TO CORRESPOND TO IT. Following discussion, MOTION
CARRIED 4-3, WITH COUNCILMEMBERS ECK, PAINE, AND NAND DISSENTING.
COUNCILMEMBER OLSON MOVED TO CHANGE ADU SETBACK IN THE LDRS
ZONE FROM 5 FEET TO 7.5 FEET. MOTION CARRIED 4-3, WITH
COUNCILMEMBERS ECK, PAINE, AND NAND DISSENTING.
3. DESIGN REVIEW CODE UPDATE: DRAFT REVIEW
Mr. Shipley outlined general design review standards related to facades, materials, articulation,
entries, balconies, bay windows, garages, and mechanical equipment.
8.1.a
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Edmonds City Council Minutes
June 3, 2025
Page 4
Council questions and feedback focused on neighborhood-specific standards, clear and objective
design standards, parking, garages, the CG zone, and the role of the ADB.
COUNCILMEMBER DOTSCH MOVED TO INSERT THE FOLLWING TEXT AT THE
END OF SECTION ECDC 20.10.010(A) TYPES OF DESIGN REVIEW: “OR IS
LOCATED IN A BD ZONE OR IN A CENTER AND HUB.” Following discussion,
MOTION FAILED 3-4, WITH COUNCILMEMBERS DOTSCH, NAND, AND OLSON
VOTING IN FAVOR.
4. DRAFT RESOLUTION EXPRESSING OPERATIONAL BUDGET IMPACTS
FOR 2026
Council President Tibbott noted the draft resolution outlines budget impacts under the No/Failed
Levy scenario.
COUNCIL PRESIDENT TIBBOTT MOVED TO DIRECT THE CITY ATTORNEY TO
BRING BACK A FINAL VERSION OF THE RESOLUTION FOR COUNCIL
APPROVAL.
COUNCILMEMBER PAINE MOVED TO AMEND THE RESOLUTION TO MAKE
THE EDMONDS STREAM FUNDING NEW SECTION I, AND TO INCLUDE DEEPER
REDUCTIONS ON STREET MAINTENANCE AS A SEPARATE ITEM UNDER
SECTION C. MOTION CARRIED UNANIMOUSLY.
CHEN MOVED TO ATTACH THE LIST OF REVENUE IDEAS DISCUSSED ON MAY
9, 2025 AND LIST IT AS NEW SECTION 3. MOTION FAILED 2-5, WITH
COUNCILMEMBERS CHEN NAND VOTING IN FAVOR.
MEETING EXTENSION
COUNCILMEMBER OLSON MOVED TO EXTEND THE MEETING TO 10 PM.
MOTION CARRIED UNANIMOUSLY.
MAIN MOTION DIRECTING THE CITY ATTORNEY TO BRING BACK THE DRAFT
RESOLUTION AS AMENDED ON THE CONSENT AGENDA CARRIED 6-1, WITH
COUNCILMEMBER DOTSCH DISSENTING.
5. CITY BUDGET SCENARIO DISCUSSION
Mayor Rosen presented his proposal for fiscal resiliency.
Council questions and feedback focused on the following areas:
• $6M loan repayment
8.1.a
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Edmonds City Council Minutes
June 3, 2025
Page 5
• Reserve levels
• Proposed Revenue Sources
• Levy types and variables
• Inflation
COUNCILMEMBER OLSON MOVED THAT THE ADMINISTRATION
COORDINATE WITH CHAIR COX OF THE ECONOMIC DEVELOPMENT
COMMISSION ON THE ISSUES OF PAID PARKING, B&O TAX, AND INCREASED
BUSINESS LICENSE FEES. MOTION CARRIED 4-3 WITH COUNCILMEMBERS
CHEN, DOTSCH, AND NAND DISSENTING.
11. COUNCIL COMMENTS
Councilmembers commented on various issues.
12. MAYOR’S COMMENTS: NONE
ADJOURNMENT
The meeting was adjourned at 9:57 pm.
8.1.a
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City Council Agenda Item
Meeting Date: 06/24/2025
Approval of Council Special COTW Meeting Minutes June 5, 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:
2025-06-05 Council Special Committee W Minutes Draft
8.2
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Minutes
COUNCIL COMMITTEE OF THE WHOLE SPECIAL MEETING
June 5, 2025
Elected Officials Present Staff Present
Council President Tibbott (Chair)
Councilmember Dotsch
Councilmember Paine
Councilmember Chen
Councilmember Eck
Councilmember Olson
Councilmember Nand
Angie Feser, PRHS Director
Rob English, City Engineer
Betrand Hauss, Transportation Engineer
Phil Williams, Interim PW Director
Richard Gould, Finance Director
Todd Tatum, CCED Director
Scott Passey, City Clerk
1. CALL TO ORDER
The Edmonds City Council Committee of the Whole meeting was called to order virtually and in the City
Council Conference Room, 121 – 5th Avenue North, Edmonds, at 6:30 pm by Mayor Rosen.
2. EXECUTIVE SESSION
Mayor Rosen announced that the council would recess into executive session to discuss pending or
potential litigation per RCW 42.30.110(1)(i) until 7:00 p.m. At 6:57 pm, Mayor Rosen announced the
executive session would be extended until 7:10 pm. The executive session concluded at 7:10 pm.
3. COMMITTEE BUSINESS
1. City Budget Scenario Discussion
Mayor Rosen recapped the approaches he outlined for Budget Scenario 2.
Council questions and discussion focused on the following:
• Methodology of revenue estimates
• Level of Service under increased revenues scenario
• Potential capitalization of deferred maintenance
• Comparables
• Non-levy revenue sources (sales taxes, Esperance annexation, MFTE, B&O tax, license fees,
grants)
MEETING EXTENSION
AT 8:11 PM, COUNCILMEMBER PAINE MOVED TO EXTEND THE MEETING UNTIL 8:45.
MOTION CARRIED UNANIMOUSLY.
• Mitigating impacts of unfunded mandates
• Red light cameras and school speed zone cameras
• Benchmarks for decision-making
• Assessed values compared to other cities
• Median income as a percentage of levy rate
• Levy amount, type, and duration
8.2.a
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• Inflation as a levy factor
MEETING EXTENSION
AT 8:45 PM, COUNCILMEMBER OLSON MOVED TO EXTEND THE MEETING FIVE MINUTES.
MOTION CARRIED UNANIMOUSLY.
• Residents’ perspective on a levy lid lift
ADJOURNMENT
The meeting was adjourned at 8:47 pm.
8.2.a
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City Council Agenda Item
Meeting Date: 06/24/2025
Approval of Council Special Meeting Minutes June 6, 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:
2025-06-06 Council Special Minutes Draft
8.3
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Edmonds City Council Special Meeting Minutes
June 6, 2025
Page 1
EDMONDS CITY COUNCIL SPECIAL MEETING
ACTION MINUTES
June 6, 2025
ELECTED OFFICIALS PRESENT
Chris Eck, Councilmember
Will Chen, Councilmember
Neil Tibbott, Council President
Michelle Dotsch, Councilmember
Vivian Olson, Councilmember
Susan Paine, Councilmember
Jenna Nand, Councilmember
STAFF PRESENT
Jessica Neill Hoyson, HR Director
Scott Passey, City Clerk
1. CALL TO ORDER
The Edmonds City Council Special meeting was called to order virtually and in the Council
Conference Room of City Hall, 121 – 5th Avenue North, Edmonds, at 3:00 pm by Council
President Tibbott.
2. EXECUTIVE SESSION: TO EVALUATE THE QUALIFICATIONS OF
APPLICANTS FOR PUBLIC EMPLOYMENT
Council President Tibbott announced that the council would convene in executive session to
evaluate the qualifications of applicants for public employment per RCW 42.30.110(1)(g) until
6:20 pm. The meeting reconvened at 6:21 pm.
ADJOURNMENT
The meeting was adjourned at 6:22 pm.
8.3.a
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City Council Agenda Item
Meeting Date: 06/24/2025
Approval of Council Special Meeting Minutes June 10, 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:
2025-06-10 Council Special Minutes Draft
8.4
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Edmonds City Council Special Meeting Minutes
June 10, 2025
Page 1
EDMONDS CITY COUNCIL SPECIAL MEETING
ACTION MINUTES
June 10, 2025
ELECTED OFFICIALS PRESENT
Will Chen, Councilmember
Neil Tibbott, Council President
Michelle Dotsch, Councilmember
Vivian Olson, Councilmember
Mike Rosen, Mayor
STAFF PRESENT
Richard Gould, Finance Director
Debra Sharp, Staff Accountant
Scott Passey, City Clerk
1. CALL TO ORDER
The Edmonds City Council Special meeting was called to order virtually and in the Brackett
Room of City Hall, 121 – 5th Avenue North, Edmonds, at 3:06 pm by Mayor Rosen.
There were introductions around the table.
2. AUDIT EXIT CONFERENCE
1. 2023 CITY OF EDMONDS AUDIT EXIT REPORT - STATE AUDITOR'S
OFFICE
The State Auditor’s Office provided audit results in two focus areas: 1) Financial Statement; and
2) Federal Single Audit. It found no deficiencies in its Financial Statement but found deficiencies
in the City’s compliance with Federal Grant (Coronavirus State and Local Fiscal Recovery
Funds). Discussion focused on internal controls, significant deficiencies, material weaknesses,
corrective actions, financial condition, financial accounting resources, and best practices.
ADJOURNMENT
The meeting was adjourned at 3:48 pm.
8.4.a
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City Council Agenda Item
Meeting Date: 06/24/2025
Approval of Council Meeting Minutes June 10, 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:
2025-06-10 Council Minutes Draft
8.5
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Edmonds City Council Minutes
June 10, 2025
Page 1
EDMONDS CITY COUNCIL MEETING
ACTION MINUTES
June 10, 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 Nand read the City Council Land Acknowledgement Statement.
3. ROLL CALL
City Clerk Passey called the roll. All elected officials were present with the exception of
Councilmember Eck.
COUNCILMEMBER OLSON MOVED TO EXCUSE COUNCILMEMBER ECK.
MOTION CARRIED UNANIMOUSLY.
4. APPROVAL OF AGENDA
COUNCILMEMBER PAINE MOVED APPROVAL OF THE AGENDA. COUNCIL
PRESIDENT TIBBOTT MOVED TO AMEND THE AGENDA TO ADD RFA LIAISON
AS ITEM 10.3. MOTION CARRIED UNANIMOUSLY. MAIN MOTION TO APPROVE
THE AGENDA AS AMENDED CARRIED UNANIMOUSLY.
5. PRESENTATIONS
1. JUNETEENTH PROCLAMATION
8.5.a
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Edmonds City Council Minutes
June 10, 2025
Page 2
Mayor Rosen read the proclamation recognizing Juneteenth in the City of Edmonds and
presented it to Donnie Griffin and Patricia Valle of Lift Every Voice Legacy.
2. MAYOR’S FINANCE UPDATE
Mayor Rosen commented on finance and budget issues.
6. AUDIENCE COMMENTS
1. Dave Millette, Edmonds, spoke against the Medical District Expansion zone because it’s
a single-family zone.
2. Bill Krepick, Woodway, asked the city to consider his petition regarding the Regional
Fire Authority.
7. RECEIVED FOR FILING
1. CLAIM FOR DAMAGES
8. APPROVAL OF CONSENT AGENDA ITEMS
COUNCIL PRESIDENT TIBBOTT MOVED APPROVAL OF THE CONSENT
AGENDA. MOTION CARRIED UNANIMOUSLY. The agenda items approved are as
follows:
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
Brad Shipley, Senior Planner, and Mike Clugston, Acting Planning Director, gave a presentation
and timeline for adoption of the middle housing code update.
Mayor Rosen opened the public hearing.
1. Duane, Edmonds, outlined the challenges of building multi-family developments on
smaller lots.
2. Christine Ware, Edmonds, urged the city to remove all low-density residential walkable
(LDRW) overlays because they are dangerous and exceed state mandates.
8.5.a
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Edmonds City Council Minutes
June 10, 2025
Page 3
3. Mark , Edmonds, urged the city not to exceed state mandates such as changing lot
coverage from 35% to 45%.
4. Greg Brewer, Edmonds, urged the city to support the minimum standards required for
state compliance without increasing building heights and lot coverage.
5. Barbara Stellar, Edmonds, commented on the non-human needs of maintaining natural
habitat, biodiversity, and construction practices that preserve resources.
Mayor Rosen closed the public hearing.
2. PUBLIC HEARING ON INTERIM ORDINANCE TO PROHIBIT THE
REMOVAL OF CERTAIN LANDMARK TREES ON PRIVATE PROPERTY
Councilmember Paine made introductory remarks.
Mayor Rosen opened the public hearing.
1. Georgina Armstrong, Edmonds, said the interim ordinance helps prioritize meaningful
tree codes and a sustainable, low-carbon environment.
2. Ann Christiansen, Edmonds, said that trees are the single thing that improves the
environment for all Edmonds residents.
3. Debra Ashland, Edmonds, commented on the environmental and health benefits that trees
provide.
4. Gayle Shoemake, Edmonds, commented on the value of trees in protecting watersheds
and maintaining a healthy ecosystem.
5. Ron Eber, Edmonds, said the city code and application process must be clear in order to
cut a hazard tree.
6. Pam Power, Edmonds, urged the city to appoint tree board members to help work on a
tree map.
7. Lora Hein, Edmonds, thanked the council for its commitment to both the environment
and people with the interim tree ordinance.
8. Kathleen Sears, Edmonds, commented on the importance of trees and the proposed work
plan for arriving at permanent regulations.
9. Christine Ware, Edmonds, commented that she prefers the 24-inch standard to the 30-
inch standard for the tree code.
10. Kyl McIntire, Edmonds, commented on the environmental, habitat, and health benefits
that tree provide.
11. Nora Carlson, Edmonds, complimented the council for its commitment to save landmark
trees.
Mayor Rosen closed the public hearing.
10. COUNCIL BUSINESS
1. PUBLIC WORKS DIRECTOR – REQUEST TO CONSIDER TWO
CANDIDATES
8.5.a
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June 10, 2025
Page 4
Jessica Neill Hoyson, HR Director, outlined the proposal to consider two finalists to interview
for this position.
COUNCILMEMBER OLSON MOVED TO ACCEPT TWO FINALISTS FOR THE
PUBLIC WORKS DIRECTOR POSITION. MOTION CARRIED UNANIMOUSLY.
2. EMPLOYMENT AGREEMENT – EXECUTIVE ASSISTANT TO CITY
COUNCIL
Council President Tibbott outlined the recommendation to approve the employment agreement
for the Council Executive Assistant.
COUNCIL PRESIDENT TIBBOTT MOVED TO APPROVE THE EMPLOYMENT
AGREEMENT. MOTION CARRIED UNANIMOUSLY.
3. RFA LIAISON
Council President Tibbott outlined a resolution for the appointment of the city’s non-voting
representative to the South County Fire Governing Board.
COUNCILMEMBER NAND MOVED TO APPROVE THE RESOLUTION. MOTION
CARRIED UNANIMOUSLY.
COUNCIL PRESIDENT TIBBOTT MOVED TO CONFIRM THE MAYOR’S
APPOINTMENT OF EDMONDS POLICE OFFICER WILL MORRIS AS THE CITY’S
RFA REEPRESENTATIVE. MOTION CARRIED 5-1 WITH COUNCILMEMBER
DOTSCH DISSENTING.
4. 2026-2031 SIX-YEAR TRANSPORTATION IMPROVEMENT PROGRAM
Bertrand Hauss, Transportation Engineer, outlined the recommendation to approve the 2026-
2031 Transportation Improvement Program.
COUNCILMEMBER DOTSCH MOVED TO DESIGNATE PROJECT #22 AS A LOW
PRIORITY ITEM. MOTION FAILED 2-3-0 WITH COUNCIL PRESIDENT TIBBOT
AND COUNCILMEMBER DOTSCH VOTING IN FAVOR AND COUNCILMEMBER
OLSON ABSTAINING.
COUNCILMEMBER PAINE MOVED APPROVAL OF THE RESOLUTION
ADOPTING THE 2026-2031 TRANSPORTATION IMPROVEMENT PROGRAM.
MOTION CARRIED UNANIMOUSLY.
5. HIGHWAY 99 CORRIDOR SAFETY UPDATE
Bertrand Hauss, Transportation Engineer, and Phil Williams, Interim PW Director, outlined the
safety improvements achieved due to the Highway 99 Corridor Revitalization Project.
8.5.a
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June 10, 2025
Page 5
Council questions and feedback focused on Hwy 99 medians, Hawk signal, a red light camera at
220th , potential speed limit changes, traffic calming program, speed studies, and prioritization.
MEETING EXTENSION
AT 8:53 PM, COUNCILMEMBER OLSON MOVED TO EXTEND THE MEETING
UNTIL 10 PM. MOTION CARRIED 4-2 WITH COUNCIL PRESIDENT TIBBOTT AND
COUNCILMEMBER DOTSCH DISSENTING.
6. POTENTIAL ADOPTION OF DESIGN REVIEW CODE UPDATE
Brad Shipley, Senior Planner, presented the draft Design Review Code Update Ordinance for
council consideration and potential adoption.
COUNCILMEMBER PAINE MOVED TO ADOPT THE ORDINANCE AMENDING
THE EDMONDS COMMUNITY DEVELOPMENT CODE PROVISIONS RELATED TO
DESIGN REVIEW. MOTION CARRIED 5-1 WITH COUNCILMEMBER DOTSCH
DISSENTING.
7. CITY BUDGET SCENARIO DISCUSSION
Mayor Rosen opened the discussion with the intent to find consensus regarding non-levy revenue
sources and a property tax levy amount.
Council questions and feedback focused on the following issues:
• Utility taxes
• Annexation of Esperance
• Parking
• Code enforcement fees
• Pet licensing fees
• School speed zone enforcement
• Staff resources needed for non-levy revenue programs
• Law enforcement sales tax
• Cultural access tax
• B&O tax
• EDC process/recommendation
MEETING EXTENSION
AT 9:55 PM, COUNCILMEMBER OLSON MOVED TO EXTEND THE MEETING
UNTIL 10:10 PM. MOTION CARRIED 4-2 WITH COUNCIL PRESIDENT TIBBOTT
AND COUNCILMEMBER CHEN DISSENTING.
Mayor Rosen summarized council feedback and will bring back a structured proposal for next
steps.
8.5.a
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Edmonds City Council Minutes
June 10, 2025
Page 6
11. COUNCIL COMMENTS
Councilmembers commented on various issues.
12. MAYOR’S COMMENTS
Mayor Rosen provided comments.
ADJOURNMENT
The meeting was adjourned at 10:07 pm.
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City Council Agenda Item
Meeting Date: 06/24/2025
Approval of Council Special Meeting Minutes June 13, 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:
2025-06-13 Council Special Minutes Draft
8.6
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Edmonds City Council Special Meeting Minutes
June 13, 2025
Page 1
EDMONDS CITY COUNCIL SPECIAL MEETING
ACTION MINUTES
June 13, 2025
ELECTED OFFICIALS PRESENT
Chris Eck, Councilmember
Will Chen, Councilmember
Neil Tibbott, Council President
Michelle Dotsch, Councilmember
Vivian Olson, Councilmember
Susan Paine, Councilmember
Jenna Nand, Councilmember
STAFF PRESENT
Jessica Neill Hoyson, HR Director
Scott Passey, City Clerk
1. CALL TO ORDER
The Edmonds City Council Special meeting was called to order virtually and in the Brackett
Room of City Hall, 121 – 5th Avenue North, Edmonds, at 3:00 pm by Council President Tibbott.
2. EXECUTIVE SESSION: TO EVALUATE THE QUALIFICATIONS OF
APPLICANTS FOR PUBLIC EMPLOYMENT
Council President Tibbott announced that the council would convene in executive session to
evaluate the qualifications of applicants for public employment per RCW 42.30.110(1)(g) until
5:30 pm. The meeting reconvened at 5:30 pm.
ADJOURNMENT
The meeting was adjourned at 5:30 pm.
8.6.a
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City Council Agenda Item
Meeting Date: 06/24/2025
Approval of claim checks and wire payments.
Staff Lead: Richard Gould
Department: Administrative Services
Preparer: Nori Jacobson
Background/History
Approval of claim checks #267630 through #267732 dated June 11, 2025 for $909,222.52, claim checks
#267733 through #267800 dated June 18, 2025 for $572,174.16 and wire payments of $4,000.00 &
$24,475.72.
Staff Recommendation
Approval of claim checks and wire payments.
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 06-11-25 Agenda copy
Claim cks 06-18-25 Agenda copy
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Positive Pay Listing
City of Edmonds
apPosPay Page: 1
Document group:jacobson
Vendor Code & Name Check #Check Date Amount
079813 A VIABLE SOLUTION LLC 267630 5,392.426/11/2025
065052 AARD PEST CONTROL 267631 188.966/11/2025
000135 ABSCO ALARMS INC 267632 1,784.586/11/2025
074143 AFFORDABLE WA BACKFLOW TESTING 267633 2,303.326/11/2025
079537 AMERICAN TRAFFIC SOLUTIONS INC 267634 49,447.506/11/2025
073573 ANIXTER 267635 933.366/11/2025
025217 ARG INDUSTRIAL 267636 444.946/11/2025
064341 AT&T MOBILITY 267637 1,749.476/11/2025
070305 AUTOMATIC FUNDS TRANSFER 267638 1,169.366/11/2025
001527 AWWA 267639 2,592.006/11/2025
002100 BARNARD, EARL 267640 605.866/11/2025
075217 BASLER, ANTHONY C 267641 146.256/11/2025
077181 BOYER ELECTRIC CO INC 267642 285.096/11/2025
072005 BROCKMANN, KERRY 267643 2,262.656/11/2025
067570 C A CAREY CORPORATION 267644 441,477.106/11/2025
073029 CANON FINANCIAL SERVICES 267645 90.446/11/2025
071816 CARLSON, JESSICA 267646 1,111.116/11/2025
069813 CDW GOVERNMENT INC 267647 103.096/11/2025
003510 CENTRAL WELDING SUPPLY 267648 388.326/11/2025
063902 CITY OF EVERETT 267649 800.006/11/2025
064369 CODE PUBLISHING LLC 267650 292.506/11/2025
073135 COGENT COMMUNICATIONS LLC 267651 661.596/11/2025
070323 COMCAST BUSINESS 267652 54.776/11/2025
072786 CTS LANGUAGE LINK 267653 75.766/11/2025
006200 DAILY JOURNAL OF COMMERCE 267654 1,976.906/11/2025
077437 DASH MEDICAL GLOVES INC 267655 661.506/11/2025
074444 DATAQUEST LLC 267656 250.006/11/2025
073823 DAVID EVANS & ASSOC INC 267657 14,083.216/11/2025
047450 DEPT OF INFORMATION SERVICES 267658 285.006/11/2025
076319 DIAMOND MOWERS INC 267659 3,834.226/11/2025
079880 DOAN, MYCHI 267660 130.006/11/2025
071969 EDMONDS CENTER FOR THE ARTS 267661 200.006/11/2025
007775 EDMONDS CHAMBER OF COMMERCE 267662 7,231.006/11/2025
076610 EDMONDS HERO HARDWARE 267663 69.586/11/2025
075200 EDUARDO ZALDIBAR 267664 520.006/11/2025
008812 ELECTRONIC BUSINESS MACHINES 267665 299.366/11/2025
009350 EVERETT DAILY HERALD 267666 801.526/11/2025
075673 FARMER, MARIA 267667 130.006/11/2025
009815 FERGUSON ENTERPRISES INC 267668 180.486/11/2025
075538 GAMEZ, OMAR 267669 444.766/11/2025
074722 GUARDIAN SECURITY SYSTEMS 267670 1,100.736/11/2025
079800 GUPTA, PREMCHAND 267671 130.006/11/2025
078272 HARRINGTON, SHEILA ANNE 267672 130.006/11/2025
013500 HINGSON, ROBERT 267673 3,572.596/11/2025
076240 HM PACIFIC NORTHWEST INC 267674 328.346/11/2025
067862 HOME DEPOT CREDIT SERVICES 267675 371.396/11/2025
067862 HOME DEPOT CREDIT SERVICES 267676 229.606/11/2025
061013 HONEY BUCKET 267677 5,318.436/11/2025
069426 KATE CAUSBIE ENTERPRISES 267678 252.006/11/2025
079868 KAUR, GURPREET 267679 130.006/11/2025
079524 KIMLEY-HORN & ASSOCIATES INC 267680 22,500.106/11/2025
078946 KITCHENS, KYLEE 267681 436.806/11/2025
068677 KONECRANES AMERICA INC 267682 1,657.506/11/2025
Page: 1
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6/11/2025 10:40:34AM
Positive Pay Listing
City of Edmonds
apPosPay Page: 2
Document group:jacobson
Vendor Code & Name Check #Check Date Amount
016850 KUKER RANKEN INC 267683 78.106/11/2025
066522 LAKESIDE INDUSTRIES INC 267684 1,969.756/11/2025
073603 LIGHTHOUSE LAW GROUP PLLC 267685 76,768.406/11/2025
074263 LYNNWOOD WINSUPPLY CO 267686 507.716/11/2025
067235 MARYS TOWING INC 267687 328.196/11/2025
079686 MCGUIRE BEARING COMPANY 267688 280.376/11/2025
069053 MICRO COM SYSTEMS LTD 267689 3,275.626/11/2025
020900 MILLERS EQUIP & RENT ALL INC 267690 123.766/11/2025
072833 MVP 267691 497.256/11/2025
018950 NAPA AUTO PARTS 267692 638.396/11/2025
067834 NATIONAL CONSTRUCTION RENTALS 267693 39.786/11/2025
024302 NELSON-REISNER 267694 793.606/11/2025
070166 OFFICE OF THE STATE TREASURER 267695 12,716.486/11/2025
026200 OLYMPIC VIEW WATER DISTRICT 267696 452.286/11/2025
075735 PACIFIC SECURITY 267697 4,683.686/11/2025
074793 PETDATA INC 267698 96.606/11/2025
071783 PIGSKIN UNIFORMS 267699 654.866/11/2025
076909 POWER DMS INC 267700 3,985.266/11/2025
079020 PRECISION LANGUAGE SERVICES 267701 260.006/11/2025
079646 PROCOM LLC 267702 72.006/11/2025
062657 REGIONAL DISPOSAL COMPANY 267703 3,965.686/11/2025
061540 REPUBLIC SERVICES #197 267704 1,500.006/11/2025
064769 ROMAINE ELECTRIC 267705 140.576/11/2025
079763 SANDAG SOLUTIONS 267706 110.006/11/2025
066918 SEDOR, NORMAN 267707 7,000.006/11/2025
074997 SEITEL SYSTEMS, LLC 267708 1,292.856/11/2025
070495 SEPULVEDA, PABLO 267709 276.256/11/2025
036950 SIX ROBBLEES INC 267710 106.216/11/2025
037375 SNO CO PUD NO 1 267711 8,689.586/11/2025
038100 SNO-KING STAMP 267715 16.026/11/2025
072776 SNOHOMISH CONSERVATION DIST 267712 527.466/11/2025
076433 SNOHOMISH COUNTY 911 267713 49,847.256/11/2025
070167 SNOHOMISH COUNTY TREASURER 267714 159.786/11/2025
038300 SOUND DISPOSAL CO 267716 4,278.376/11/2025
079881 SUREK-CLARK, CLARISSA 267717 130.006/11/2025
040917 TACOMA SCREW PRODUCTS INC 267718 167.136/11/2025
040916 TC SPAN AMERICA 267719 1,307.096/11/2025
075587 THE UPS STORE #6392 267720 62.236/11/2025
038315 TK ELEVATOR CORPORATION 267721 584.886/11/2025
070774 ULINE INC 267722 191.636/11/2025
069751 VESTIS 267723 222.626/11/2025
079503 WAHI, SANTOSH 267724 130.006/11/2025
065035 WASHINGTON STATE PATROL 267725 213.006/11/2025
071359 WASSER TECHNOLOGIES INC 267726 269.626/11/2025
078314 WASTE MGMT DISPOSAL SVC OF OR 267727 118,855.406/11/2025
064800 WEHOP 267728 378.846/11/2025
075926 WESTERN EXTERMINATOR 267729 175.966/11/2025
079851 WHIRLWIND CLEAN AND GREEN 267730 17,128.946/11/2025
011900 ZIPLY FIBER 267731 1,527.636/11/2025
079705 ZUBELLI, CHRISTINA 267732 130.006/11/2025
Total count: 103
GrandTotal: 909,222.52
Page: 2
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6/18/2025 7:12:38AM
Positive Pay Listing
City of Edmonds
apPosPay Page: 1
Document group:jacobson
Vendor Code & Name Check #Check Date Amount
065052 AARD PEST CONTROL 267733 142.556/18/2025
061029 ABSOLUTE GRAPHIX 267734 313.936/18/2025
076969 ALAN WEBB AUTO GROUP 267735 26,206.896/18/2025
000850 ALDERWOOD WATER DISTRICT 267736 184,499.706/18/2025
074718 AQUATIC SPECIALTY SERVICES INC 267737 2,573.566/18/2025
070305 AUTOMATIC FUNDS TRANSFER 267738 2,738.006/18/2025
073041 BECK & ASSOCIATES PLLC 267739 420.006/18/2025
028050 BILL PIERRE FORD INC 267740 382.746/18/2025
066673 BILLS BLUEPRINT INC 267741 1,511.576/18/2025
003001 BUILDERS SAND & GRAVEL 267742 3,630.426/18/2025
073029 CANON FINANCIAL SERVICES 267743 292.506/18/2025
079882 CROSSFUNCTION SPORTS MASSAGE 267744 1,800.006/18/2025
065739 DTG RECYCLE 267745 115.006/18/2025
074674 ECOLUBE RECOVERY LLC 267746 323.006/18/2025
077425 ECOREMEDY LLC 267747 149,000.006/18/2025
076610 EDMONDS HERO HARDWARE 267748 127.036/18/2025
008705 EDMONDS WATER DIVISION 267749 9,039.696/18/2025
008812 ELECTRONIC BUSINESS MACHINES 267750 339.876/18/2025
009350 EVERETT DAILY HERALD 267751 89.446/18/2025
064088 EVERON LLC 267752 1,423.166/18/2025
009815 FERGUSON ENTERPRISES INC 267753 17,823.706/18/2025
079886 FILECLOUD 267754 3,315.006/18/2025
072493 FIRSTLINE COMMUNICATIONS INC 267755 292.836/18/2025
065023 FLUKE ELECTRONICS 267756 2,890.686/18/2025
068617 GLEISNER, BARBARA 267757 1,495.206/18/2025
079012 HARLOWE & FALK LLP 267758 280.006/18/2025
076240 HM PACIFIC NORTHWEST INC 267759 523.676/18/2025
067862 HOME DEPOT CREDIT SERVICES 267760 14.316/18/2025
060165 HWA GEOSCIENCES INC 267761 4,234.656/18/2025
079069 KISHA POST 267762 140.006/18/2025
016850 KUKER RANKEN INC 267763 81.156/18/2025
074263 LYNNWOOD WINSUPPLY CO 267764 53.436/18/2025
075716 MALLORY PAINT STORE INC 267765 300.296/18/2025
067235 MARYS TOWING INC 267766 656.386/18/2025
079878 MASCOTT EQUIPMENT CO 267767 869.016/18/2025
075266 MORGAN MECHANICAL INC 267768 1,966.906/18/2025
067834 NATIONAL CONSTRUCTION RENTALS 267769 192.276/18/2025
075542 NORTHWEST LANDSCAPE SUPPLY 267770 64.156/18/2025
064215 NORTHWEST PUMP & EQUIP CO 267771 230.646/18/2025
072739 O'REILLY AUTO PARTS 267773 180.276/18/2025
065720 OFFICE DEPOT 267772 273.566/18/2025
026830 PACIFIC PLUMBING SUPPLY 267774 34.246/18/2025
027060 PACIFIC TOPSOILS INC 267775 164.016/18/2025
029117 PORT OF EDMONDS 267776 4,567.656/18/2025
079884 POWERSCHOOL GROUP LLC 267777 4,757.036/18/2025
030780 QUIRING MONUMENTS INC 267778 500.006/18/2025
071702 RAILROAD MGMT CO III LLC 267779 417.056/18/2025
061540 REPUBLIC SERVICES #197 267780 1,979.836/18/2025
066964 SEATTLE AUTOMOTIVE DIST INC 267781 671.026/18/2025
075543 SNO CO PUBLIC DEFENDER ASSOC 267782 52,873.006/18/2025
037375 SNO CO PUD NO 1 267783 24,831.596/18/2025
066072 SNO CO SHERIFF & POLICE CHIEFS 267784 75.006/18/2025
006630 SNOHOMISH COUNTY 267785 1,059.006/18/2025
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6/18/2025 7:12:38AM
Positive Pay Listing
City of Edmonds
apPosPay Page: 2
Document group:jacobson
Vendor Code & Name Check #Check Date Amount
079883 SOUND HEALTH CONNECTS 267786 2,000.006/18/2025
039775 STATE AUDITOR'S OFFICE 267787 556.406/18/2025
079359 THE WALLS LAW FIRM INC 267788 36,281.656/18/2025
072649 THE WIDE FORMAT COMPANY 267789 254.156/18/2025
038315 TK ELEVATOR CORPORATION 267790 584.886/18/2025
068141 TRANSPO GROUP 267791 602.506/18/2025
063939 TYLER TECHNOLOGIES INC 267792 3,200.006/18/2025
044960 UTILITIES UNDERGROUND LOC CTR 267793 329.406/18/2025
069751 VESTIS 267794 156.316/18/2025
075635 WCP SOLUTIONS 267795 5,646.236/18/2025
064800 WEHOP 267796 106.086/18/2025
073552 WELCO SALES LLC 267797 338.836/18/2025
079851 WHIRLWIND CLEAN AND GREEN 267798 7,569.076/18/2025
077286 WSP USA INC 267799 797.596/18/2025
011900 ZIPLY FIBER 267800 974.516/18/2025
Total count: 68
GrandTotal: 572,174.16
Page: 2
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City Council Agenda Item
Meeting Date: 06/24/2025
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 #66243 dated June 20, 2025 for $413.94, direct deposit for $824,633.44,
benefit checks #66244 through #66251 and wire payments of $816,756.14 for the pay period of June 1,
2025 through June 15, 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:
06-01-2025 to 06-15-2025 payroll earnings report
06-01-2025 to 06-15-2025 benefit checks report
8.8
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Payroll Earnings Summary Report
City of Edmonds
Pay Period: 1,182 (06/01/2025 to 06/15/2025)
Hours AmountHour Type Hour Class Description
NO PAY NON HIREDABSENT112 80.00 0.00
SICK LEAVESICK121 427.75 25,058.96
VACATIONVACATION122 848.70 51,823.61
HOLIDAY HOURSHOLIDAY123 168.00 9,926.24
FLOATER HOLIDAYHOLIDAY124 47.00 2,319.37
COMPENSATORY TIMECOMP HOURS125 139.25 7,955.85
Holiday Bank WWTPHOLIDAY128 34.00 1,877.86
MILITARY LEAVEMILITARY131 38.00 2,307.27
BEREAVEMENTBEREAVEMENT141 24.00 1,655.10
Kelly Day UsedREGULAR HOURS150 156.00 10,141.17
COMPTIME BUY BACKCOMP HOURS152 12.65 567.17
COMPTIME AUTO PAYCOMP HOURS155 150.75 10,784.02
SICK LEAVE PAYOFFSICK157 401.50 37,848.24
VACATION PAYOFFVACATION158 506.05 41,054.52
MANAGEMENT LEAVEVACATION160 52.00 4,912.26
REGULAR HOURSREGULAR HOURS190 15,477.40 928,808.76
ADMINISTRATIVE LEAVEREGULAR HOURS195 80.00 7,545.50
OVERTIME-STRAIGHTOVERTIME HOURS210 5.00 240.13
WATER WATCH STANDBYOVERTIME HOURS215 36.00 2,709.45
STANDBY TREATMENT PLANTMISCELLANEOUS216 5.00 700.59
OVERTIME 1.5OVERTIME HOURS220 218.50 21,169.48
OVERTIME-DOUBLEOVERTIME HOURS225 37.75 4,198.12
MISC PAYMISCELLANEOUS400 0.00 154.35
Medical Opt OutMISCELLANEOUS404 0.00 300.00
WORKING OUT OF CLASSMISCELLANEOUS410 0.00 1,196.91
SHIFT DIFFERENTIALSHIFT DIFFERENTIAL411 0.00 2,643.73
RETROACTIVE PAYRETROACTIVE PAY600 0.00 820.05
ACCRUED COMP 1.0COMP HOURS602 43.00 0.00
ACCRUED COMP TIME 1.5COMP HOURS604 184.50 0.00
ACCRUED COMP 2.0COMP HOURS606 5.00 0.00
Commander Standy AccrualCOMP HOURS609 10.00 0.00
ACCREDITATION PAYMISCELLANEOUSacc 0.00 189.46
ACCRED/POLICE SUPPORTMISCELLANEOUSacs 0.00 228.46
Ancilary Duty PayREGULAR HOURSanc 0.00 283.98
06/17/2025 Page 1 of 3
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Payroll Earnings Summary Report
City of Edmonds
Pay Period: 1,182 (06/01/2025 to 06/15/2025)
Hours AmountHour Type Hour Class Description
Ancilary Duty PayREGULAR HOURSanc2 0.00 1,541.49
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 1,115.64
EDUCATION PAY 2%EDUCATION PAYed1 0.00 875.56
EDUCATION PAY 4%EDUCATION PAYed2 0.00 695.86
EDUCATION PAY 6%EDUCATION PAYed3 0.00 11,442.62
Furlough Day Non-RepresentedREGULAR HOURSfd1 96.50 7,448.35
FAMILY MEDICAL/NON PAIDABSENTfmla 80.00 0.00
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 3,362.94
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 1.5%LONGEVITYlg7 0.00 899.97
OUT OF CLASSMISCELLANEOUSooc 0.00 2,763.61
Paid Family Medical Unpaid/SupABSENTpfmp 79.00 0.00
Paid FAMILY MEDICAL/SICKSICKpfms 57.00 3,828.97
PHYSICAL FITNESS PAYMISCELLANEOUSphy 0.00 3,472.00
SPECIAL DUTY PAYMISCELLANEOUSsdp 0.00 -995.54
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 7.00 417.03
06/17/2025 Page 2 of 3
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Payroll Earnings Summary Report
City of Edmonds
Pay Period: 1,182 (06/01/2025 to 06/15/2025)
Hours AmountHour Type Hour Class Description
Total Net Pay:$825,047.38
$1,231,626.96 19,507.30
06/17/2025 Page 3 of 3
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Benefit Checks Summary Report
City of Edmonds
Pay Period: 1,182 - 06/01/2025 to 06/15/2025
Bank: usbank - US Bank
Direct DepositCheck AmtNamePayee #DateCheck #
66244 06/20/2025 bpas BPAS 7,671.66 0.00
66245 06/20/2025 epoa2 EPOA-POLICE 7,003.50 0.00
66246 06/20/2025 epoa3 EPOA-POLICE SUPPORT 1,290.00 0.00
66247 06/20/2025 icma MISSIONSQUARE PLAN SERVICES 5,991.79 0.00
66248 06/20/2025 flex NAVIA BENEFIT SOLUTIONS 7,530.56 0.00
66249 06/20/2025 teams TEAMSTERS LOCAL 763 7,092.50 0.00
66250 06/20/2025 teamcom TEAMSTERS LOCAL 763 615.00 0.00
66251 06/20/2025 tx TEXAS CHILD SUPPORT SDU 97.50 0.00
37,292.51 0.00
Bank: wire - US BANK
Direct DepositCheck AmtNamePayee #DateCheck #
3848 06/20/2025 awc AWC 407,806.34 0.00
3854 06/20/2025 us US BANK 172,865.73 0.00
3855 06/20/2025 mebt WTRISC FBO #N3177B1 149,895.87 0.00
3856 06/20/2025 pb NATIONWIDE RETIREMENT SOLUTION 7,868.53 0.00
3858 06/20/2025 wadc WASHINGTON STATE TREASURER 40,247.16 0.00
3860 06/20/2025 oe OFFICE OF SUPPORT ENFORCEMENT 780.00 0.00
779,463.63 0.00
816,756.14 0.00Grand Totals:
Page 1 of 16/17/2025
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City Council Agenda Item
Meeting Date: 06/24/2025
Interlocal Agreement with WSDOT for Highway 99 Revitalization Project - Stage 3
Staff Lead: Mike De Lilla/Bertrand Hauss
Department: Engineering
Preparer: Emiko Rodarte
Background/History
On May 20, 2025, staff presented this item to Committee B and it was forwarded to the consent agenda.
Staff Recommendation
Approve ILA agreement.
Narrative
The goal of the Highway 99 Revitalization project is to extend the successful transformation of Highway
99 in Shoreline through Edmonds from 244th St. SW to 210th St. SW. Due to the high cost of completing
all the other proposed improvements along the corridor, the 2.25 mile stretch was divided into 7
segments. The scope of the Stage 3 segment, from 244th St. SW to 238th St. SW, includes capacity
improvements at 238th St. SW with the addition of a second left turn lane for the northbound
movement. It also includes a planter strip, bike lane, new sidewalk, new street and pedestrian lighting
on both sides of the street, an overlay, and the completion of various utility improvements, including
conversion of overhead utility lines to underground.
The overlay of this segment of Highway 99 is established as a WSDOT responsibility and was identified in
their near-term overlay schedule. In 2022, the Washington State Legislature added a Complete Streets
requirement in RCW 47.04.035. This directs WSDOT that "in order to improve the safety, mobility and
accessibility of state highways, it is the intent of the Legislature that the department must incorporate
the principles of complete streets with facilities that provide street access with all users in mind,
including pedestrians, bicyclists and public transportation users" and "integrate the state route into the
local network" for "state transportation projects starting design on or after July 1, 2022 and that are
$500,000 or more.” WSDOT and the City of Edmonds are completing an Interlocal Agreement since the
design and right-of-way costs related to the overlay and Complete Streets elements, not included in
initial project scope of work, will be paid by WSDOT.
Based on that, the following items will be paid by WSDOT:
· Overlay of Hwy 99 from 244th St. SW to 238th St. SW (100% WDOT-funded)
· Overlay of SR-104 Ramps (100% WSDOT-funded)
· Bike lane addition on both sides of the segment (100% WSDOT-funded)
· Grading of driveways due to bike lane addition (50% WDOT-funded)
· Regrading of 238th St. SW and 240th St. SW on the east side of Hwy 99 due to the bike lane
addition (50% WSDOT-funded)
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The City will submit monthly invoices to WSDOT to cover the work performed during this period. The
current total cost for the design and right-of-way of this work is $1,292,899. If the actual direct and
related indirect costs of the work by the City are anticipated to exceed this amount, WSDOT and the City of
Edmonds will negotiate and agree to a written amendment. The WSDOT funding contribution for the
construction phase of these elements will be established once the design phase nears completion and a
more accurate cost estimate is known. The total cost of the design phase is currently $4 million.
Attachments:
Attachment 1 - Agreement
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GCC 1120 Page 1 of 6
GCC 1120
Agreement between the Washington State Department of Transportation
and the City of Edmonds
Preliminary Engineering and Right of Way
SR 99 and SR 104
This Agreement is made and entered into between the Washington State Department of
Transportation (“WSDOT”) and the City of Edmonds, a political subdivision of the State of
Washington (“City”), collectively the “Parties” and individually the “Party.”
RECITALS
1. The City will perform work on WSDOT’s right of way as part of the City’s Highway 99
Revitalization Stage 3 Project (“Project”). The Project includes, but is not limited to,
design and construction of wider replacement sidewalks, bike lanes, new street lighting,
crosswalks, landscaping, and other improvements. The approximate Project limits are
238th Street SW to 244th Street SW along SR 99 and include the SR 104 interchange, as
shown in Exhibit A.
2. WSDOT wishes to add the paving of SR 99 and the SR 104 ramps to the City’s Project.
This paving will generate additional Complete Streets elements. In 2022, the
Washington State Legislature added a Complete Streets requirement in RCW
47.04.035. This directs WSDOT that “in order to improve the safety, mobility and
accessibility of state highways, it is the intent of the Legislature that the department must
incorporate the principles of complete streets with facilities that provide street access
with all users in mind, including pedestrians, bicyclists and public transportation users”
and "integrate the state route into the local network" for “state transportation projects
starting design on or after July 1, 2022 and that are $500,000 or more.”
3. At WSDOT’s sole cost and expense, the City has agreed to perform the Preliminary
Engineering (PE) and Right of Way work for the design development needed for the
future Project paving of SR 99 and the SR 104 ramps and related additional Complete
Streets elements, collectively the “Work.”
4. This Agreement will set forth the terms of the City’s Work and WSDOT’s reimbursement
of the City for the Work. Subsequent to execution of this Agreement and after further
design development, the Parties intend to enter into a separate construction agreement
to add work to the Project contract.
NOW THEREFORE, pursuant to RCW 47.28.140, the above recitals that are incorporated
herein as if fully set forth below, and in consideration of the terms, covenants, conditions, and
performances contained herein, and the attached Exhibit A and Exhibit B, that are incorporated
herein by this reference,
IT IS MUTUALLY AGREED AS FOLLOWS:
1. WORK BY CITY
1.1 The City, at WSDOT’s sole cost and expense, will carry out the “Work,” as shown in
Exhibit B and as further specified in this Agreement. The Work includes, but is not
limited to, review and revisions of Project Plans, Specifications and Estimate (PS&E)
associated with the paving of SR 99 and the SR 104 ramps and related additional
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Complete Streets elements, and right of way, as shown in Exhibit B. The City will
conduct Project reviews at 60%, 90%, 100%, and Proof Copy milestones. Each review
conducted by the City will consist of the following sequence:
1.1.1 The City will compile and prepare the PS&E consistent with Exhibit B and the
terms of this Agreement.
1.1.2 The City will provide WSDOT with an electronic copy of the PS&E for each
submittal requesting review and comment. The City will give WSDOT as much
advance notice of upcoming submittals as reasonably possible.
1.1.3 WSDOT will review each submittal and return comments to the City within a
maximum of twenty-eight (28) calendar days after receipt of each submittal.
1.1.4 The City will compile all City comments related to the submittal and submit to
WSDOT for review. WSDOT will provide approval or rejection of the comments
within twenty (20) calendar days.
1.1.5 WSDOT agrees to meet with the City within ten (10) calendar days from receipt
of rejection to resolve any rejected comments.
1.2 The City may utilize contractors and/or consultants to fulfill part of the City’s Work
obligation but the City remains responsible for performance of the Work pursuant to this
Agreement.
1.3 WSDOT will provide, at its sole expense, a WSDOT staff representative at coordination
meetings with the City staff during the design development phase of the Project.
Coordination meetings between the City and WSDOT will be held at least once a month.
Meetings can be held virtually or in person as means and availabilities require. When
appropriate, WSDOT will provide representative(s) to advise in design decisions, plan
revisions, and/or right of way questions that require WSDOT approval.
2. REIMBURSEMENT BY WSDOT
2.1 WSDOT, in consideration of the faithful performance of the Work performed by the City,
will reimburse the City for the actual direct and related indirect costs of the Work, up to
the amount of One Million Two Hundred Ninety Two Thousand Eight Hundred Ninety
Nine Dollars ($1,292,899), as shown in Exhibit B. The total estimated amount of
$1,292,899 is the sum of Preliminary Engineering for Paving ($288,681) and Complete
Streets ($440,466), and Right of Way ($563,752). Reimbursement will be made in
accordance with the terms of Section 3 below.
2.2 In the event that the actual direct and related indirect costs of the Work by the City are
anticipated to exceed $1,292,899, the Parties may, if they mutually agree, negotiate a
written Amendment to this Agreement pursuant to Section 6.1 to address said increase.
3. PAYMENT
3.1 The City will, not more than once per month, submit an invoice to WSDOT for Work
performed under the Agreement. Upon receipt of the invoice, WSDOT will pay the City
within thirty (30) calendar days.
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3.2 If WSDOT objects to all or any portion of an invoice, WSDOT will notify the City within
twenty (20) calendar days from the date of receipt and will pay only that portion of the
invoice not in dispute. WSDOT and the City will make every effort to settle the disputed
portion and, if necessary, utilize dispute resolution as provided for in Section 6.5 of this
Agreement.
4. PARTY REPRESENTATIVES
4.1 For all communications under this Agreement the Parties designate the following
representatives:
City of Edmonds Washington State
Department of Transportation
Bertrand Hauss, P.E.
Transportation Engineer
Engineering Division
City of Edmonds
121 5th Ave North
Edmonds, WA 98020
425.754.5325
bertrand.hauss@edmondswa.gov
Cameron Kukes
Assistant Regional Administrator
Program Management
Washington State Dept. of Transportation
15700 Dayton Avenue North
PO Box 330310
Seattle, WA 98133
206.440.4548
cameron.kukes@wsdot.wa.gov
4.2 A Party may designate an alternative representative and in this event shall notify the
other Party in writing.
4.3 All communications made “in writing” or “written” for this Agreement shall be carried out
through U.S. Mail, nationally recognized courier, or electronic mail.
5. RIGHT OF ENTRY
5.1 WSDOT hereby grants to the City and its authorized agents, contractors, subcontractors,
and employees a right of entry upon WSDOT property for the purpose of fulfilling the
City’s responsibilities under this Agreement, subject to prior written notice to WSDOT
from the City Party Representative, or designee, and any required permitting
necessitated by the Work. This right of entry shall not be exclusive of WSDOT’s right to
enter the property.
5.2 The City hereby grants to WSDOT and its authorized agents, contractors,
subcontractors, and employees a right of entry upon City property for the purpose of
fulfilling WSDOT’s responsibilities under this Agreement, subject to prior written notice to
the City from the WSDOT Party Representative, or designee, and any required
permitting necessitated by the Work. This right of entry shall not be exclusive of the
City’s right to enter the property.
6. GENERAL PROVISIONS
6.1 Amendment: This Agreement may be amended or modified only by the mutual
agreement of the Parties. Such amendments or modifications shall not be binding
unless they are in writing and signed by persons authorized to bind each of the Parties.
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6.2 Term of Agreement: Unless otherwise provided herein, the term of this Agreement shall
commence as of April 1, 2024 and shall continue until the date this Agreement is
terminated pursuant to Section 6.3.
6.3 Termination:
6.3.1 This Agreement may be terminated if both Parties agree, in writing, to terminate
the Agreement by those authorized to bind each Party.
6.3.2 This Agreement shall be terminated upon (a) completion of the Work by the City,
(b) WSDOT final payment to the City for the City’s Work, and (c) final payment, if
any, for costs and/or fees as otherwise provided in this Agreement.
6.3.3 This Agreement may be terminated by either Party upon thirty (30) calendar
days’ advanced written notice to the other Party. WSDOT shall reimburse the
City for all hours worked by the City under the terms of this Agreement prior to
the date of termination. Each Party agrees to hold harmless the other Party for
any hours worked after the date of termination of this Agreement, even if that
work is directly related to the Project.
6.3.4 The termination of this Agreement shall not prejudice any rights or obligations
accrued to the Parties prior to termination.
6.4 Indemnification and Waiver: Each of the Parties shall protect, defend, indemnify, and
hold harmless the other Party and its officers, officials, employees, contractors,
subcontractors, consultants, and/or authorized agents, while acting within the scope of
their employment as such, from any and all costs, claims, judgements, and/or awards of
damages (both to persons and/or property), arising out of, or in any way resulting from,
that Party’s obligations performed or to be performed pursuant to the provisions of this
Agreement. No Party shall be required to indemnify, defend, or hold harmless the other
Party if the claim, suit, or action for injuries, death, or damages (both to persons and/or
property) is caused by the sole negligence of the other Party. Where such claims, suits,
or actions result from the concurrent negligence of the Parties, their officers, officials,
employees, contractors, subcontractors, consultants, and/or authorized agents, and/or
involve those actions covered by RCW 4.24.115, the indemnity provisions provided
herein shall be valid and enforceable only to the extent of the negligence of the
indemnifying Party, its officers, officials, employees, contractors, subcontractors,
consultants, and/or authorized agents. The Parties agree that their obligations under
this section extend to any claim, demand, and/or cause of action brought by, or on
behalf of, any of their officers, officials, employees, contractors, subcontractors,
consultants, and/or authorized agents. For this purpose only, the Parties, by mutual
negotiation, hereby waive, with respect to each other only, any immunity that would
otherwise be available against such claims under the Industrial Insurance provisions of
Title 51 RCW. This indemnification and waiver shall survive the termination of this
Agreement.
6.5 Disputes: In the event that issues arise out of, or related to, this Agreement, the Parties
agree to work collaboratively to resolve disputes promptly and at the lowest
organizational level. To this end, following the dispute resolution process in Sections
6.5.1 through 6.5.3 shall be a prerequisite to the filing of litigation concerning any dispute
between the Parties:
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6.5.1 The Representatives designated in this Agreement shall jointly cooperate to
informally resolve any disputes as quickly and efficiently as possible.
6.5.2 In the event the Representatives cannot resolve the dispute, the City’s Mayor
and WSDOT’s Northwest Regional Administrator, or their respective designees,
shall meet and engage in good faith negotiations to resolve the dispute.
6.5.3 In the event the City’s Mayor and WSDOT’s Northwest Regional Administrator, or
their respective designees, cannot resolve the dispute, the City and WSDOT
shall each appoint a member to a dispute board. These two members shall then
select a third member not affiliated with either Party. The three member board
shall conduct a dispute resolution hearing that shall be informal and unrecorded.
All expenses for the third member of the dispute board shall be shared equally by
both Parties; however, each Party shall be responsible for its own costs and fees.
6.6 Venue: In the event that the disputes resolution process outlined in Section 6.5 above
does not resolve a dispute, which shall be considered a condition precedent to filing a
lawsuit, if either Party deems it necessary to institute legal action or proceedings to
enforce any right or obligation under this Agreement, the Parties agree that any such
action or proceedings shall be brought in Thurston County Superior Court. Further, the
Parties agree that each shall be solely responsible for payment of its own attorney’s
fees, witness fees, and costs.
6.7 Assurances: All activity pursuant to this Agreement shall be in accordance with
applicable Federal, State, and local laws, rules, and regulations, including
nondiscrimination, as they currently exist or as amended, and the Parties agree to
require the same of all contractors providing services or performing any work under this
Agreement.
6.8 Records and Audit: All records for work done pursuant to this Agreement shall be held
and kept available for inspection and audit by WSDOT, the City, and the Federal
government for six (6) years from the date of termination of this Agreement or any final
payment authorized under this Agreement, whichever is later. Each Party shall have full
access to and right to examine said records, during normal business hours and as often
as it deems necessary. Should a Party require copies of any records from the other
Party, the requesting Party agrees to pay the reasonable costs thereof. In the event of
litigation or claim arising from the performance of this Agreement, the City and WSDOT
agree to maintain the records and accounts until such litigation, appeal, or claims are
finally resolved. This section shall survive the termination of this Agreement.
6.9 Calendar Day: Calendar day means any day on the calendar including Saturday,
Sunday, or a Washington State holiday as defined in RCW 1.16.050, or a City holiday as
defined by local ordinance.
6.10 Independent Contractor: Each Party shall be deemed an independent contractor for all
purposes, and the employees of each Party or any of its contractors, subcontractors,
consultants, and the employees thereof, shall not in any manner be deemed to be
employees of the other Party.
6.11 Assignment: Except as otherwise provided herein, a Party to this Agreement shall not
assign, delegate, or transfer this Agreement or the obligations incurred hereunder, in
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whole or in part, by operation of law or otherwise, or subcontract for the management or
operation of their respective responsibilities, or parts thereof, without the prior written
consent of the other Party to this Agreement, which approval shall not be unreasonably
withheld.
6.12 Severability: Should any section, term or provision of this Agreement be determined to
be invalid for any reason, the remainder of this Agreement shall not be affected and the
same shall continue in full force and effect.
7. COUNTERPART AND ELECTRONIC SIGNATURE
7.1 This Agreement may be signed in multiple counterparts, each of which constitutes an
original and all of which taken together constitute one and the same agreement.
Electronic signatures or signatures transmitted via e-mail in a "PDF" may be used in
place of original signatures on this Agreement. Each Party intends to be bound by its
electronic or "PDF" signature on this Agreement, is aware that the other Parties are
relying on its electronic or "PDF" signature, and waives any defenses to the enforcement
of this Agreement based upon the form of signature.
IN WITNESS WHEREOF, the Parties hereto have executed this Agreement as of the Party’s
date last signed below.
City of Edmonds Washington State
Department of Transportation
Sign and Date:
Sign and Date:
Mike Rosen
Mayor
City of Edmonds
Cameron Kukes
Assistant Regional Administrator
Program Management
Approved as to Form
City of Edmonds
Approved as to Form
Washington State
Department of Transportation
Sign and Date:
Sign and Date:
Attorney for City of Edmonds
Guy Bowman
Assistant Attorney General
8.9.a
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OVERLAY ESTIMATE
Phase Amount Inflated Notes
PE $280,000 $288,681 per WSDOT inflation rate
Construction $2,400,000 $2,505,600 per WSDOT inflation rate
TOTAL $2,680,000 $2,794,281
COMPLETE STREETS ADDITIONS ESTIMATE
Phase Amount Inflated amount Notes
Permitting (PE Phase)$106,806
Design (PE Phase)$256,333
City PM / Admin (PE Phase)$64,084
TOTAL PE $427,223 $440,466 per WSDOT inflation rate
RW $512,500 $563,752 per WSDOT inflation rate
Construction Subtotal $1,410,000 $1,472,040
Design Contingency $282,000 $294,408 per WSDOT inflation rate
Construction Management $320,407 $334,505 per WSDOT inflation rate
Management Reserve $213,612 $223,011 per WSDOT inflation rate
Construction Total $2,226,019 $2,323,964
TOTAL $3,165,742 $3,328,182
TOTAL PROJECT
PE $729,147
ROW $563,752
Construction $4,829,564
TOTAL $6,122,463
Exhibit B
8.9.a
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City Council Agenda Item
Meeting Date: 06/24/2025
Community Engagement Vehicle Donation (Lynnwood Honda)
Staff Lead: Commander Shane Hawley
Department: Police Services
Preparer: Alexandra Ehlert
Background/History
In 2021, the police department added a “new” position. The Community Engagement Officer position
was added to the budget and was a re-imagination of a long-standing Crime Prevention Officer position
from many years ago. The position focuses on engaging with the community through social media, in
person meetings and hosting community events (block watch groups). This is a high visibility position
within the department.
When the position was created, there was no vehicle assigned to the position. Due to continued
budgetary issues, there is no plan to add a vehicle dedicated to this position.
In 2023, we reached out to Lynnwood Honda and they agreed to partner with the police department by
providing a new Honda CRV for the position. This was done by Council resolution as an accepted
donation. Lynnwood Honda carried the lease on the vehicle for two years, which expires August 1,
2025. They have agreed to extend the lease agreement for an additional year.
At the end of the added year, the vehicle will be returned to Lynnwood Honda. The city may also
purchase the remaining lease at that time for the vehicle (a possible replacement for another staff car,
due to rotate out in that time frame).
Because this is a continuation of a donation with a value over $10,000, it requires council approval
under municipal code 3.45.
Staff Recommendation
Accept the additional year donation from Lynnwood Honda of a new CRV to be used by the Community
Engagement Officer. Please approve this on the consent agenda.
Narrative
<Type or insert text here>
Attachments:
Attachment A-Lease Agreement (Unsigned effective 8-1-2025)
Attachment B-Amended Courtesy Vehicle Agreement 5-22-2025
2025-05-20 Resolution to Accept Lynnwood Honda Donation
8.10
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RESOLUTION NO. _____
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
EDMONDS, WASHINGTON, TO ACCEPT A DONATION IN
THE FORM OF A ONE YEAR VEHICLE LEASE EXTENSION
FROM LYNNWOOD HONDA FOR USE BY THE EDMONDS
POLICE DEPARTMENT.
WHEREAS, in 2023, the City of Edmonds approved a resolution accepting the donation
of a new Honda vehicle to the Edmonds Police Department for the use of the Community
Engagement Officer for a period of two years; and
WHEREAS, that two-year lease is set to expire within the year; and
WHEREAS, the City of Edmonds has received notice that Lynnwood Honda desires to
extend its lease of that Honda vehicle to the Edmonds Police Department for another year; and
WHEREAS, the vehicle and the terms of the one-year lease extension are described in the
Closed End Motor Vehicle Lease (“Lease”) attached hereto as Attachment A; and
WHEREAS, the intent of the parties regarding responsibility for the lease payments and
other conditions of the lease extension are described in the Courtesy Vehicle Donation Agreement
(“Agreement”) attached hereto as Attachment B; and
WHEREAS, Chapter 3.45 of the Edmonds city code regulates the acceptance of donations
to the City; and
WHEREAS, ECC 3.45.030 provides that “[a]ll monetary and nonmonetary donations
with a current value of up to $10,000 may be approved and accepted for the city by the mayor.
All donations with a value greater than $10,000 must be approved by the city council before
acceptance”; and
WHEREAS, Lynnwood Honda would like to provide the city with a donation in the form
of a one-year vehicle lease extension valued at Twenty-Three Thousand, One Hundred and Eight
Dollars ($23,108.80); and
WHEREAS, the City Council, after review and discussion, has determined that it is in the
best interests of the city to approve the acceptance of the donation on behalf of the city;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF EDMONDS,
WASHINGTON, HEREBY RESOLVES AS FOLLOWS:
Section 1. Recitals. The recitals set forth above are hereby incorporated by reference as if
set forth fully herein.
8.10.c
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Section 2. Acceptance of Donation. The acceptance of the donation from Lynnwood
Honda in the form of the one-year vehicle lease extension set forth in Attachment A
with a value of $23,108.80, which lease is to be undertaken in accordance with the
Agreement set forth in Attachment B, is approved and such donation will, to the extent
reasonably feasible, be used consistent with the donor’s desired use. The mayor is hereby
authorized to sign the Lease and the Agreement.
Section 3. Severability. If any one or more sections, subsections, or sentences of this
Resolution are held to be unconstitutional or invalid, such decision shall not affect the
validity of the remaining portion of this Resolution and the same shall remain in full force
and effect.
RESOLVED this _____ day of June, 2025.
APPROVED:
____________________________
MAYOR MICHAEL ROSEN
ATTEST/AUTHENTICATED:
CITY CLERK, SCOTT PASSEY
FILED WITH THE CITY CLERK:
PASSED BY THE CITY COUNCIL:
RESOLUTION NO. ____
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City Council Agenda Item
Meeting Date: 06/24/2025
Teamsters Grievance Settlement - Kenneth Johnson
Staff Lead: Jessica Neill Hoyson
Department: Human Resources
Preparer: Jessica Neill Hoyson
Background/History
See attached grievance settlement
Staff Recommendation
Approve grievance settlement
Narrative
See attached grievance settlement
Attachments:
Johnson, Kenneth Grievance Settlement
8.11
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City Council Agenda Item
Meeting Date: 06/24/2025
Approval of the 2025-2029 Commute Trip Reduction Plan
Staff Lead: Mike De Lilla/Bertrand Hauss
Department: Engineering
Preparer: Emiko Rodarte
Background/History
On June 17, 2025, this item was presented to Committee B and forwarded to the consent agenda for
approval.
Staff Recommendation
Approve CTR Plan.
Narrative
Commute Trip Reduction (CTR) requires employers in the most congested areas of Washington to
encourage employees to reduce the number and length of drive-alone commute trips made to their
worksite. The CTR Law (RCW 70.94.521-551) was adopted in 1991 as part of the Washington Clean Air
Act. As the current plan expires in 2025, the City of Edmonds is partnering with Community Transit and
other jurisdictions in Snohomish County to update their 2025-2029 CTR Plan.
The plan includes strategies to reduce traffic congestion, air pollution, and fuel consumption by
encouraging alternative transportation options for commuters from 2025 through 2031. Congestion and
traffic affect more than just vehicles on the road; they impact our entire community, and increased
traffic leads to higher air pollution and carbon emissions, posing risks to people and the environment.
The plan has gone through an extensive public outreach process, including multiple online open house
meetings. The plan has been approved at the Regional Level by Puget Sound Regional Council (PSRC)
and at the state level by Washington State Department of Transportation (WSDOT).
As part of the SEPA Checklist, a Determination of Non-Significance (DNS) has been issued for this non-
project proposal. No public comments were received during this process.
Attachments:
FINAL 2025-2029 CTR Plan June 2025
8.12
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City of Edmonds Commute Trip Reduction
Four-Year Plan Update: 2025–2029
June 18, 2025
8.12.a
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Contents
Abbreviations ............................................................................................................................................... iv
Benefits of CTR ............................................................................................................................................. 1
1. Local Land Use and Transportation Context and Objectives .................................................... 1
2. How the CTR Program Will Help Achieve City of Edmonds’ Land Use and Transportation
Objectives ..................................................................................................................................... 2
3. How the CTR Program Will Help Achieve Edmonds’ Environmental Objectives ...................... 3
4. How the CTR Program Will Help Achieve Regional and State Objectives................................. 3
Performance Targets ................................................................................................................................... 5
5. CTR Performance Targets ........................................................................................................... 5
6. Base Values for Each Performance Target ................................................................................ 5
7. Method Used to Determine the Base Value for Each Target .................................................... 5
8. How Edmonds Will Measure Progress Toward Each Target ..................................................... 5
9. CTR-Affected Worksites in Edmonds .......................................................................................... 5
10. Performance Targets for Each CTR-Affected Worksite .............................................................. 5
11. List the Base Value for Each Site ................................................................................................ 6
Services and Strategies ............................................................................................................................... 7
12. Services and Strategies Edmonds Will Use to Achieve CTR Targets ........................................ 7
13. How Edmonds’ Services and Strategies Will Support CTR-Affected Employers ...................... 8
14. Barriers Edmonds Must Address to Achieve CTR Targets ......................................................... 9
15. The Transportation Demand Management Technologies Edmonds Plans to Use to Deliver
CTR Services and Strategies .................................................................................................... 10
16. Edmonds’ Local CTR Ordinance .............................................................................................. 10
17. Edmonds’ Financial Plan .......................................................................................................... 10
18. Edmonds’ Implementation Structure ...................................................................................... 11
19. Edmonds’ Implementation Schedule ...................................................................................... 11
20. CTR Plan for Edmonds Employees .......................................................................................... 12
21. How the CTR Plan for Edmonds Employees Contributes to the Success of the Overall Plan
................................................................................................................................................... 12
Alignment with Plans ................................................................................................................................ 13
22. Transit Agencies That Provide Service in Edmonds ............................................................... 13
23. Transit Plans Reviewed While Developing this Plan ............................................................... 13
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City of Edmonds Commute Trip Reduction Four-Year Plan Update: 2025–2029 Contents (Continued)
\\Edmsvr-Deptfs\Engineering\Staff\Bertrand\Projects\CTR\2024 CTR Plan\FINAL CTR Plan June
2025.Docx Page iii
24. How This CTR Plan Supports the Transit Plan(s) .................................................................... 13
25. Comprehensive Plan Updates Needed and When They Will Be Made .................................. 13
26. Describe stakeholder engagement. ........................................................................................ 14
27. Describe vulnerable populations considered. ........................................................................ 22
28. Describe engagement focused on vulnerable populations. .................................................. 22
29. List employers’ suggestions to make CTR more effective. .................................................... 25
30. Describe results of engagement focused on vulnerable populations that will be provided for
use in comprehensive plan and transit plan updates. ........................................................... 26
Regional Transportation Planning Organization CTR Plan Review ........................................................ 27
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Abbreviations
ACS American Community Survey
Census U.S. Census Bureau
City City of Edmonds
Comprehensive Plan City of Edmonds Comprehensive Plan
County Snohomish County
CTR commute trip reduction
ETC Employee Transportation Coordinator
PSRC Puget Sound Regional Council
RCW Revised Code of Washington
RTPO regional transportation planning organizations
WAC Washington Administrative Code
WSDOT Washington State Department of Transportation
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City of Edmonds Commute Trip Reduction Four-Year Plan Update: 2025–2029
Page v
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Benefits of CTR
1. Local Land Use and Transportation Context and Objectives
a. Setting In City of Edmonds as it is Today or Will Be in the Near Future
Transit services are currently provided by Community Transit and Sound Transit. These two services
combined provide a comprehensive service to the City of Edmonds. There are a number of future changes
that will impact Edmonds commuters, including an updated bus network from Community Transit with new
routes going to Lynnwood and Silver Fir. The Swift Orange Line recently added a new route to McCollum
Park. Sound Transit is also be making enhancements to Edmonds Stations parking and access in the future.
b. Features of Land Use and Transportation Facilities and Services that Affect
Commuters
Lack of affordable housing near transit and worksites continues to impact commuters as the further away
they live, the more inaccessible transit becomes. A lack of density along transit corridors means that transit
is not as accessible as it could be for many. Transit facilities and land use features also impact ridership,
specifically lack of safe, accessible sidewalks (particularly for riders who rely on mobility devices) or well-
lit, sheltered bus stops. Many areas lack sheltered bus stops or adequate sidewalk space / bike
connections, particularly in less urban areas that are outside the main transit corridors to larger population
centers. In 2024, the City of Edmonds is updating their Transportation Plan (Element of Comprehensive
Plan) where the projected land use growth until 2044 is being evaluated. The proposed active transportation
facilities are also being developed in order to create new safer and more efficient connections between the
transit stations / bus stops throughout the City and most locations / the future land use growth areas.
c. Whether and How Commuting Patterns Have Changed in the Past Few Years
The COVID-19 pandemic greatly impacted commuting patterns, changing ridership significantly across the
County. However, Edmonds was one of two Snohomish County jurisdictions to see unique changes in drive-
alone rates and active transit during the pandemic. While most of the County experienced higher drive-
alone rates and decreases in ridership, Edmonds experienced the opposite. For example, Edmonds’ drive-
alone rate decreased from 86.4% in 2007/2008 to 72.5% in 2021/2022. Additionally, commuting by transit,
walking, and biking increased in Edmonds between 2007/2008 and 2019/2020 from 5.4% to 8.9%.
Interestingly, the last recorded ridership rates for transit in Edmonds were around 1.6% in 2021/2022 with
transit agencies across the County reporting ridership increases.
d. The Most Important Land Use and Transportation Objectives from Plans that
Commute Trip Reduction Most Directly Affects
Most employer representatives who attended the employer workshop on May 14 th, 2024 reported that
telework increased during the COVID-19 pandemic and continues to be at a higher rate now than before the
pandemic. Some employers noted a decline in vanpool use during the pandemic but shared that demand is
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increasing now. Some employers noted that driving alone has been steady and popular over the last five
years.
e. Critical Aspects of Land Use and Transportation that Should Be Sustained and
Key Changes that Should Be Considered to Improve Commute Trip Reduction’s
Contribution to the Land Use and Transportation Objectives Referenced
Critical Aspects of Land Use and Transportation that Should Be Sustained
The goal consists of building a transportation system that enhances the City’s land use vision. A
healthy and active community should be supported. The creation of a complete and connected
transportation system for all the modes of transportation is crucial in order to offer efficient
transportation options to the different users. Considering existing / proposed land use and key
missing active transportation links, new active transportation projects need to be identified in the
Transportation Plan Update in order to create safer conditions and better connections for those
users. Those projects would help increase the number of active transportation users and increase
participation in the CTR program. The City of Edmonds has been holding an CTR Incentive Program
over the last nine years, whereas employees using an alternate mode of transportation at least 8
times during the month receive $20 added to their paycheck (on applicable month). Bike
accessibility is provided at the various worksite throughout the City with the multiple bike racks
provided.
Key Changes that Should Be Considered
The creation of more options for active transportation users to reach their worksite instead of having
to drive to work needs to be considered. This goal would be achieved by completing projects
identified in the Transportation Plan Update, funded through secured grant to be applied for and / or
local funds. The proposed transit service would also help achieve that. The City of Edmonds could
also look into increasing their monthly incentive amount in their CTR program in order to increase
participating in their program. Maintaining CTR card for all their employees also needs to be
considered. Other worksites could also look into implementing similar programs.
2. How the CTR Program Will Help Achieve City of Edmonds’ Land Use
and Transportation Objectives
a. How and to What Extent the CTR Program Will Help City of Edmonds Achieve
the Land Use and Transportation Objectives Referenced in Question 1
The identified objectives will be achieved by working with transit agencies to ensure existing and
planned transit creates connections to existing and future land use growth areas. The
implementation of future active transportation projects will provide the users with the different
transportation options.
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3. How the CTR Program Will Help Achieve Edmonds’ Environmental
Objectives
a. How the CTR Program Will Support Edmonds’ Greenhouse Gas Emission
Reduction Efforts
The CTR program supports Edmonds’ Greenhouse Gas Emission Reduction Efforts by encouraging all
employees to use alternate modes of transportation from driving alone to work.
b. How the CTR Program Will Support Edmonds’ Environmental Objectives in
Addition to Greenhouse Gas Emission Reductions
The CTR program will help users live a more active lifestyle and help users choose active modes of
transportation in order to reach their destination (instead of driving alone). The increase in such uses
will then help support of the City’s main environmental objectives. This change would further help
reduce congestion, intersection delay, and improve traffic flows along various corridors (throughout
the City and connecting to adjacent jurisdictions).
4. How the CTR Program Will Help Achieve Regional and State
Objectives
a. The Local, Regional, and State Benefits that Would Be Gained If Edmonds
Achieves the CTR Targets
Local benefits
Reduce traffic congestion, greenhouse gas emissions, and energy consumption, which will
improve the shared air quality, public health, and environmental sustainability of our region
and state.
Furthermore, develop a business and individual culture of sustainable and active
transportation, the program encourages healthy lifestyles, reduced vehicle miles traveled
and parking demand, and increased equity and efficiency in the transportation systems that
extend beyond the borders of Edmonds.
Regional Benefits
Reduce traffic congestion, greenhouse gas emissions, and energy consumption, which will
improve the shared air quality, public health, and environmental sustainability of our region
and state (consistent with Regional Transportation Plan and Vision 2050 objectives.
State Benefits
Reduce traffic congestion, greenhouse gas emissions, and energy consumption, which will
improve the shared air quality, public health, and environmental sustainability of our region
and state.
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b. Adjacent CTR-Affected Cities and Counties.
City of Mountlake Terrace, City of Lynnwood, and City of Shoreline
c. The Top Few Cross-Border and Regional Transportation Issues that Affect
Edmonds.
Community Transit’s Transit Changes in 2024 and Beyond plan significantly impacts
Edmonds by enhancing bus service throughout the county. The plan adds 32% more service
hours than 2023 with connections between Edmonds and regional high-capacity transit.
Sound Transit’s Link Light Rail opening in adjacent Lynnwood with 1-Line service to Seattle,
SeaTac, and beyond; and 2-Line service to Seattle, Bellevue, and Redmond.
As our population grows, we need to address transportation needs holistically. Projects and
ongoing adaptations should align with the evolving need to consider efficient, sustainable,
and high-capacity travel options.
d. The Strategies Edmonds, Adjacent Cities and Counties, and the Region Have
Agreed to Use to Address the Top Issues Described in Section 4c
The City of Edmonds coordinates proactively with Community Transit, Sound Transit, and adjacent
jurisdictions across a variety of planning and regional collaboration forums to create a robust and
sustainable transportation network for Edmonds residents and the surrounding communities. As the
population grows, we will continue working together to prioritize sustainability, resilience, equity, and
reduced environmental impact.
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Performance Targets
5. CTR Performance Targets
a. Performance Targets that Reflect Only CTR-Affected Worksites
Weighted average DAR of 15.5 percent below, or less, of the jurisdiction's census performance in
2019 for CTR-affected worksites at the jurisdictional level. Based on the 2023-2025 WSDOT CTR
Plan, WSDOT aims for less than 62% drive-alone rate on average for all CTR-affected jurisdictions by
2029.
b. Additional Performance Targets
n/a
6. Base Values for Each Performance Target
a. The Baseline Number
Performance targets will be tied to the CTR survey. We will establish a base value during the 2023-
2025 survey cycle and measure progress using 2025-2027 survey results.
7. Method Used to Determine the Base Value for Each Target
a. The Source for Each Base Value Listed
Performance targets will be tied to the CTR survey. We will establish a base value during the 2023-
2025 survey cycle and measure progress using 2025-2027 survey results.
8. How Edmonds Will Measure Progress Toward Each Target
a. The Method Used to Measure Progress for Each Target
Performance targets will be tied to the CTR survey. We will establish a base value during the 2023-
2025 survey cycle and measure progress using 2025-2027 survey results.
9. CTR-Affected Worksites in Edmonds
a. List of CTR-Affected Worksites
City of Edmonds, Swedish Hospital, and Edmonds Family Medicine Clinic
10. Performance Targets for Each CTR-Affected Worksite
a. Performance Targets Established during the 2023–2025 Survey Cycle
Performance targets will be tied to the CTR survey. We will establish a base value during the 2023-
2025 survey cycle and measure progress using 2025-2027 survey results.
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11. List the Base Value for Each Site
a. Base Values Established during the 2023–2025 Survey Cycle
A base value will be established during the 2023-2025 survey cycle.
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Services and Strategies
12. Services and Strategies Edmonds Will Use to Achieve CTR Targets
To help achieve the goals and targets of the CTR plan, Edmonds will revise the CTR ordinance to
require affected employers to implement additional measures designed to increase the percentage
of employees using some or all of the following modes: transit; vanpool; carpool; bicycle or walking;
telework, compressed work week, or flexibly work schedule; and other non-single occupant vehicle
modes. The revised ordinance will require affected employers to choose at least five of the following
measures including one from each category. Alternative measures may be submitted by the
employer to Community Transit for review and approval.
Category A, Employee Info & Worksite Amenities:
Allow flexible work schedules.
Provide an employee telework program.
Provide bicycle parking facilities, lockers, changing areas and showers.
Establish a program to permit employees to work part- or full-time at home or at an alternative
work site closer to their homes.
Establish a program of alternative work schedules such as a 4/40 or 9/80 compressed
workweek schedule.
Reduce barriers to use of high-occupancy vehicles by offering on-site day care facilities and
emergency taxi service.
Conduct educational campaigns to raise awareness about alternative transportation options,
environmental impacts, and the benefits of sustainable commuting.
Category B, Subsidies & Multimodal Support:
Provide a commuter ride matching service.
Provide subsidies or passes for transit fares.
Provide vans for vanpools.
Provide subsidies for carpooling or vanpooling.
Offer employees the opportunity to make pre-tax payroll deductions for transit or vanpool
expenses.
Permit the use of employer vehicles for carpooling or vanpooling.
Implement a transportation incentive programs that offers rewards for avoiding single-occupancy
commuting.
Cooperate with transportation providers to provide additional regular or express service to the
work site.
Category C, Parking Management:
Institute or increase parking charges for single occupancy vehicles. Omit any parking subsidy
from the employee benefits package and use the onboarding processes and regular information
sharing to discourage driving to and parking at an employment site.
Provide parking at a daily rather than monthly rate.
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Offer preferential parking and/or reduced parking charges for high-occupancy vehicles, bicycles,
and other forms of emerging micro-mobility.
Offer a parking cashout program that pays cash to employees who do not use the employer’s
parking facilities.
Provide parking space for carshare vehicles or company-owned cars for employee use.
13. How Edmonds’ Services and Strategies Will Support CTR-Affected
Employers
Community Transit Services and Strategies
Through agreements between the City of Edmonds and the Washington State Department of
Transportation (WSDOT), Community Transit is responsible for employer outreach, education and
training, technical assistance, marketing incentives, program review, and administration of the
employer data collection process. Community Transit acts as the liaison between the City of
Edmonds and major affected employers and assists with preparation of CTR notification
documentation and enforcement recommendations.
Community Transit also manages and implements complimentary and mutually reinforcing
transportation demand management programs, including partnerships with multifamily
communities, youth focused partnerships with schools and youth-serving organizations, and field
marketing at neighborhood events.
Through long-term agreements with each CTR-affected jurisdiction and WSDOT, Community Transit
works with CTR-affected and voluntary employers to develop and successfully implement CTR
programs. This assistance includes:
Employee Transportation Coordinator (ETC) Development and Support - The ETC is an integral
part of the trip reduction program. Their job duties should include coordination of annual fairs,
conducting promotions, distributing information, notifying the City of Edmonds about program
changes, and the collection and reporting of data. Community Transit provides training courses,
networking meetings, and other assistance to the ETC designed to help meet the requirements
of the program and increase the success of this key person.
Program and Strategy Development – Community Transit provides consultation with employers
to help worksites design and develop appropriate trip reduction strategies. Strategies may
include carpool and vanpool programs, parking management, incentives programs, bicycling and
walking programs, alternative work schedules, and telework programs.
Promotions – Community Transit works with employers to design and conduct promotions, on-
site transportation fairs, and other special events to increase awareness and use of commute
alternatives. Assistance includes design and provision of materials, promotional items, staffing
information booths and on-site ride matching.
Incentives – Community Transit provides incentives to employees at affected worksite, such as
the quarterly Smart Commuter Rewards program, to encourage the use of non-drive alone
commute modes.
Guaranteed Ride Home – Through an agreement with the employer, Community Transit offers
emergency transportation to employees who choose an alternative to driving alone.
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Transit Pass Programs – Community Transit can work with employers to help identify appropriate
ORCA Business Account programs for worksites.
Affordable Transportation Alternatives – Community Transit provides affordable transportation
alternatives to single occupancy vehicle commuting.
Vanpool Services – Community Transit operates one of the largest vanpool programs in the
nation. Vans are provided to groups of 5-15 commuters who pay a monthly fare based on travel
distance and number of passengers.
Transit Services – Community Transit, Everett Transit and Sound Transit provide bus and
commuter rail service within Snohomish County. Community Transit staff assists ETCs with
identifying potential riders, planning individual trips and marketing specific routes. Transit
schedules and on-site transit pass programs are also available.
Edmonds Services and Strategies
Since the City of Edmonds is the largest employers in the City of Edmonds, their ETC will attend all
the CTR training sessions and discuss those items will the ETC’s of the other employers within the
City of Edmonds.
14. Barriers Edmonds Must Address to Achieve CTR Targets
a. How Edmonds Will Address the Barriers
General: Snotrac shared a report during the CBO interviews: "Progress of Commute Trip Reduction
Efforts in Snohomish County 2007-2022." The report identifies potential barriers to CTR:
Size discrepancy: CTR worksites are by their nature larger than non-CTR sites. As a result, their
facilities are more likely to be located on larger lots farther away from dense urban centers,
surrounded by free parking. In addition, larger companies have yielded more political power to shape
transportation infrastructure to their benefit, increasing roadway capacity to their facilities. As a
result, it's only natural that workers at large companies would tend to drive more than workers at
small companies.
Insufficient accountability: Without any fear that jurisdictions will penalize employers for failure to
comply with the CTR law, employers may be insufficiently motivated to conduct surveys, create CTR
plans, and provide CTR programs and services to their employees.
Suburban built environment: The land use patterns and transportation systems of Snohomish County
favor driving to such a strong degree that CTR strategies are ineffective.
How addressing: discussions with those larger companies to look into creating a CTR
incentive programs to promote the program and increase participation.
Non-motorized access incomplete: Many of the CTR affected work sites, including in the regional
growth center, have limited access for non-motorized modes due to gaps in the non-motorized
infrastructure networks (sidewalks, trails, bikeways, safe crossings.)
How addressing: identify new missing links within the Comprehensive Plan in order to create
new opportunities to connect to transit service or to reach their specific destination points
with active transportation.
High employee transportation coordinator turnover and lack of worksite support: Designation of an
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employee transportation coordinator is the responsibility of the CTR-affected employer. Often these
duties are tacked onto a wholly unrelated job with no internal support.
How addressing: establish a minimum numbers of hours per month for which the ETC needs
to devote to working on CTR-related items.
Employer and ETC Investment: Lack of major employer cooperation and investment in CTR worksite
programs and lack of support for their appointed employee transportation coordinators is a frequent
and universal CTR barrier. The employer and ETC are the backbone of CTR programs. But at many
sites the ETC is not given the opportunity to succeed because of lack of time and resources.
How addressing: The city will designate a CTR coordinator to collaborate proactively with
Community Transit to identify and notify CTR affected worksites of requirements, and to
determine that employers are demonstrating a good faith effort to achieve targets. As
appropriate, the city will implement enforcement actions as outlined under Section 17.95 of
the Edmonds City Code (Ordinance 4058).
15. The Transportation Demand Management Technologies Edmonds
Plans to Use to Deliver CTR Services and Strategies
Rideshare Online: Employee transportation coordinators use the Rideshareonline.com platform to
join and form carpools and vanpools, and for trip logging in support of non-drive alone incentives.
WSDOT CTR survey tool: The CTR RideAmigos tool is used for data collection purposes including biennial
CTR surveys and worksite program reports.
16. Edmonds’ Local CTR Ordinance
The Edmonds CTR Ordinance is Ordinance 4058, included in Section 17.95 of the Edmonds City
Code.
17. Edmonds’ Financial Plan
a. The Estimated Average Annual Costs
Table: Estimated Average Annual Costs
Edmonds
Activity Estamated average annual cost
Employer engagement* $ 7,043
Commute Trip Reduction 4-year plan $ 2,348
Performance reporting** $ 1,565
Administration*** $ 4,695
CTR for city employees**** $ 12,000
Total $ 27,650
* Includes identifying worksites and employee transportation coordinators, conducting training,
providing technical assistance, and reviewing employer CTR plans.
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** Includes worksite surveys, program reports, and periodic request for information from WSDOT,
jurisdictions, and stakeholders.
*** Includes financial and program management; jurisdiction coordination with Community Transit,
involvement in interagency implementation meetings, WSDOT coordination, TDM Technical
Committee coordination, and transit service planning.
**** Includes unlimited transit pass and transportation incentive programs for city employees
b. Likely Funding Sources, Public and Private, to Implement the Plan
Table: Estimated Average Annual Revenue
Edmonds
Source of Revenue Estimated average annual revenue
Edmonds $ 12,000
WSDOT $ 15,650
CMAQ $ -
Total $ 27,650
18. Edmonds’ Implementation Structure
a. Who Will Conduct the Activities Listed in the Plan
Edmonds has contracted with Community Transit to administer and implement this plan.
b. Who Will Monitor Progress on the Plan
Job Title Name Department
Transportation Engineer /
ETC Bertrand Hauss Public Works Department (Engineering
Division)
Bertrand Hauss is the CTR program coordinator for the City of Edmonds. He will coordinate with
Community Transit routinely on behalf of the City of Edmonds
19. Edmonds’ Implementation Schedule
a. Timeline for Anticipated Projects and Actions
Project Name Start End
CTR Incentives Program January 1st / runs on
monthly basis
December 31st
ORCA Card May 1st April 30th
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20. CTR Plan for Edmonds Employees
a. Services, Programs, Information, and Other Actions Edmonds Put in Place to
Help Employees Reduce Their Drive Alone Commute Trips
o On-going monthly CTR Incentives Program: employees using an alternate mode of
transportation at least (8) times per month. $20 is added to their paycheck on
monthly basis.
o ORCA card: from April 2019 through April 2025, the City of Edmonds has been
providing their employees with a free ORCA card. This card allows employees to ride
transit at no cost throughout the County / connecting to King County. In addition,
vanpools are provided at no cost.
21. How the CTR Plan for Edmonds Employees Contributes to the
Success of the Overall Plan
a. How the Plan for Edmonds Employees Reinforces the Success of the
Jurisdiction Plan
The goal of the CTR plan is to increase the participation in the number of employees using alternate
modes of transportation (as commute option), in order to improve our transportation system as well
as promote a more active and healthy lifestyle.
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Alignment with Plans
22. Transit Agencies That Provide Service in Edmonds
Transit Agencies:
Community Transit
Sound Transit
23. Transit Plans Reviewed While Developing this Plan
Information Sources:
Community Transit 2023-2028 Transit Development Plan
Journey 2050 Community Transit Long Range Plan
Transit Changes in 2024 & Beyond (Community Transit)
Homage 2022 Annual Report
Sound Transit Development Plan 2023-2028
Sound Transit’s System Performance Tracker
24. How This CTR Plan Supports the Transit Plan(s)
The CTR Plan support the Transit Plans with the following:
Safety – To provide for and improve the safety and security of transportation customers and the
transportation system.
Mobility – improve the predictable movement of goods and people throughout Washington State.
Environment – enhance Washington’s quality of life through transportation investments that
promote energy conservation, enhance healthy communities, and protect the environment.
Stewardship – To continuously improve the quality, effectiveness, and efficiency of the
transportation system
Gas emissions - Focus on reducing such emissions.
25. Comprehensive Plan Updates Needed and When They Will Be
Made
The City of Edmonds updated the 2024 Transportation Plan (Element of the Comprehensive Plan)
and the Comprehensive Plan was adopted by Council in December 2024.
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Engagement
26. Describe stakeholder engagement.
Community Transit along with local jurisdictions organized a series of stakeholder engagement
activities on CTR topics throughout the development of this CTR Plan. City of Edmonds collaborated
with Community Transit by promoting and participating in stakeholder engagement activities. CTR
engagement activities included:
Online open house and surveys for two public comment periods:
CTR concepts public comment period (April 18 to May 18, 2024)
Draft CTR Plan public comment period (July 1 to July 31, 2024)
Tabling events
Community-based organization interviews
Transit agency interviews
CTR-affected employer workshops
Notifications and other digital distribution
a. Who did you talk to?
Community Members
Community Transit and Snohomish County-area jurisdictions reached out to community members
through a two-phase online open house engagement period. The first phase conveyed information
about commute trip reduction, the CTR plan update process, and invited visitors to participate in a
survey. The second phase of the online open house sought feedback on jurisdiction’s draft CTR plans
and allowed the visitor to select which plan they commented on based on the jurisdictions in which
they live and/or work.
During the first phase of the online open house, 2,137 people visited the open house website, and
144 responded to the survey. City of Edmonds had 14 residents and 16 workers respond to the
survey. During the second phase of the open house, 908 visitors to the website reviewed draft CTR
plans and 20 submitted comments. 4 residents provided comments in City of Edmonds.
Community Transit attended six community events around Snohomish County to discuss transit
services and upcoming services changes, CTR initiatives, and to provide attendees an opportunity to
comment on the jurisdictional draft CTR Plans. Tabling events included the following:
Arlington Farmers Market (engaged with 90 people)
Everett Public Library Drop-In (engaged with 43 people)
Marysville Farmers Market (engaged with 107 people)
Everett Farmers Market (engaged with 165 people)
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Marysville Public Library Drop-In (engaged with 32 people)
Latino Educational Training Institute (LETI) Expo (160 people)
Community-based organizations
Community Transit interviewed representatives from a variety of community-based organizations in
Snohomish County. Each community-based organization also received an engagement toolkit
including social media posts and newsletter copy allowing them to easily engage community
members in their networks with the CTR Plan update project. The community organizations
interviewed as part of the CTR Plan update project include the following:
Hopelink
Community Health Centers
Snohomish County Transportation Coalition (Snotrac)
Homage
North Sound Bicycle Advocacy Group
BIKES Club / Sharing Wheels Community Bike Shop
CTR-affected employers
Community Transit hosted a virtual workshop May 14, 2024, for ETCs and management staff from
CTR-affected businesses in Snohomish County to discuss the draft CTR plans, provide feedback on
increasing local CTR ordinance requirements for employers, and to make suggestions for improving
CTR programs. Community Transit also provided CTR-affected employers with information about the
CTR online open house and survey in the CTR newsletter and provided related outreach materials for
ETCs to share with their employees.
Thirty-eight individuals representing 30 Snohomish county-area, CTR-affected employers attended a
virtual workshop. Employers represented in the virtual workshop are listed in table below.
Employer Workshop Participation
Employer Name Worksite Location
City of Arlington Arlington
Skagit Regional Health/Cascade Valley Hospital Arlington
DSHS Arlington/ Unincorporated
Snohomish County
City of Bothell Bothell
Nelson Nygaard (Transportation Consultant) Bothell
AGC Biologics Bothell
AT&T (and Move Redmond) Bothell
GE Digital / Vernova Bothell
Leviton Network Solutions / Wellington Hills Bothell Park Bothell
Pfizer Bothell
T-Mobile Bothell
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University of Washington Bothell/Cascadia College Bothell
City of Edmonds Edmonds
Edmonds College Lynnwood
City of Lynnwood Lynnwood
City of Marysville Marysville
The Everett Clinic Marysville
City of Monroe Monroe
Canyon Creek Cabinet Company Monroe
Natural Factors Monroe
City of Mountlake Terrace Mountlake Terrace
Premera Blue Cross Mountlake Terrace Mountlake Terrace
City of Mukilteo Mukilteo
Novanta Mukilteo
Snohomish County Snohomish County
Boeing Unincorporated Snohomish County
Korry Electronics Unincorporated Snohomish County
Partner Therapeutics Unincorporated Snohomish County
Reid Middleton Unincorporated Snohomish County
Transit Agency Interviews
Community Transit and MFA interviewed transit agencies to help inform the CTR plans and invite
feedback on the drafts. The interview questions related to the Alignment with Plans section of the
CTR Plan (#22-25) and #1c, “whether and how commuting patterns have changed in the past few
years.” Transit agencies also received email invitations to comment on the draft CTR plans. The
transit agencies interviewed include the following:
Snow Goose Transit
Community Transit
Everett Transit
Homage
King County Metro
Sound Transit
b. When did you talk to them?
Community members engagement activities
Online open house and survey: April 18-May 18, 2024
Online open house and draft plan public comment period: July 1-31, 2024.
Community events
Arlington Farmers Market: July 13, 2024
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Everett Public Library Drop-In: July 15, 2024
Marysville Farmers Market: July 19, 2024
Everett Farmers Market: July 21, 2024
Marysville Public Library Drop-In: July 24, 2024
LETI Expo: July 27, 2024
Community-based organization interviews
Hopelink: April 23, 2024
Community Health Centers: April 25, 2024
Snotrac: May 1, 2024
Homage: May 8, 2024
North Sound Bicycle Advocacy Group: May 14, 2024
BIKES Club and Sharing Wheels Community Bike Shop: May 14, 2024
CTR-affected employer workshops
Employer workshop: May 14, 2024
Additionally, Community Transit reached out to CTR-affected employers to provide information
and outreach materials:
CTR newsletter article (April Issue) about Phase 1 of the online open house and survey: April
2, 2024
Email with outreach materials reminding ETCs to share the Phase 1 online open house and
survey: April 24, 2024
CTR newsletter article (July Issue) about Phase 2 of the online open house and survey: July 2,
2024
Email with outreach materials encouraging ETS to share Phase 2 of the online open house
and draft CTR plans: July 11 and July 19, 2024
Transit agencies interviews
Email and phone interviews: April 2024
Invitation to provide draft plan comments: July 2024
c. What did they have to say?
Community Members
Visitors to the online open house who completed surveys, noted the following:
Transportation Modes/Work from Home: By far, the most common transportation mode
mentioned is driving alone in a car, followed by riding the bus, and working from home. A few
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respondents mentioned bicycling or walking, carpooling/vanpooling, or working a compressed
schedule.
Commute patterns: Nearly every respondent mentioned that increased traffic, especially on area
highways, was a noticeable change. A few mentioned that shifts in jobs and lack of employer
support for work-from-home options required them to change their commute.
Convenience of single-occupancy vehicle trips: Nearly every survey participant affirmed that it
would be difficult to get around without a personal vehicle because of long commute times,
transit stops that are not convenient to their home or workplace, transit routes that require too
many transfers, and transit commute times that are up to three times longer than single-
occupancy vehicle commutes.
Safety Concerns: Most cited safety concerns as reasons they do not choose to take transit or
other alternative transportation modes. Respondents noted high vehicle speeds and the lack of
sidewalks and bike lanes deter them from walking or biking as part of their commute. Some
respondents fear crime where transit stops lack amenities like lighting.
Benefits of CTR: Respondents commonly recognized that CTR programs have the potential to
reduce traffic congestion, improve road safety, reduce traffic noise, and improve air quality.
Suggestions: Many respondents indicated a desire for more frequent transit services, more
convenient transit stop locations, infrastructure improvements for biking and walking safety, and
flexible work schedules that allow employees the option to work from home.
Visitors to the second phase of the online open house had an opportunity to review the draft CTR
plans. Comments received on City of Edmonds draft CTR plan include the following:
Expand on transit accessibility (bus connections with light rail)
Identify additional ways / strategies to encourage the use of alternate modes of transportation.
Visitors to community events (listed in #26a above) engaged with Community Transit staff about CTR
and other public transit-related topics. The feedback received related to CTR falls under three major
themes: service area, service times, and barriers. Key feedback includes the following:
Service Area
Several visitors asked when the light rail would reach Everett.
Several visitors expressed their enthusiasm for the opening of a new light rail line.
A visitor requested bus routes near the Hibulb Cultural Center and casinos in Everett.
A visitor asked for bus service in Marysville on 67th Street.
A visitor said they would love to see frequent commuter times and routes that connect to
Arlington Business Center.
A visitor asked about nearby bus routes that pass by the Everett Farmers Market.
A visitor commented they were excited about Route 106 having weekend service so DART
would be back in that area.
A couple visitors did not know the light rail would have a stop in Shoreline.
A visitor requested bus service from 67th to 100th street to connect to Cascade High School.
A visitor identified a need for bus stops near Arlington High School.
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A visitor asked if buses can go directly to the new Everett Stadium in the future.
A visitor mentioned how they would like bus service at an additional exit in Arlington to Island
Crossing and downtown Arlington.
Service Times
A visitor shared they don’t ride transit from Marysville through Everett to Lynnwood in the
morning as the buses don’t pass frequently enough.
A few visitors commented that they look forward to increased service frequency in
Snohomish County after service changes will be implemented in September 2024.
Barriers to Commute Trip Reduction
A few visitors noted they don’t use transit because they have a car.
A visitor expressed concern about safety on buses and the drug usage on them.
Several visitors needed trip planning information. Some asked how to get to certain
destinations and one inquired if there are parking fees at park and rides.
Several visitors asked about where to obtain free ORCA cards.
Community-based organizations
Community-based organizations noted the following:
Limited transit service area: Many interviewees identified the barrier of limited transit service in
most of Snohomish County. Transportation service providers such as Homage and Hopelink
shared that their organizations are flooded by demand and can only offer highly essential trips,
such as getting to work and accessing medical services. Other commonly needed trips, such as
going to the grocery store, accessing childcare, or going to the park, do not qualify for these
transportation services.
Limited service hours: Multiple interviewees shared that even when transit is available in their
area, it may not be an option for employees with nontraditional hours, such as those working in
healthcare. This could be due to gaps in service during non-peak hours or employees’ feeling of
safety using public transit during darker hours. Multiple people shared that offering shuttles or
Dial-a-Ride Transportation (DART) were helpful measures to bridge these gaps.
Time and flexibility: Saving time and the ability to make multiple stops are important
considerations when choosing travel modes. Families who need to make multiple stops on their
way to work for school or childcare may find ride sharing or taking transit more challenging.
Multiple interviewees shared that effectively marketing the time savings of riding in the carpool
lane and other perks of non-drive-alone modes could help address this. People who need to get
to medical appointments are more likely to choose door-to-door service offered through DART or
other services, because this provides a simpler solution, although the pickup services are not
consistently on time.
ADA Services: Interviewees acknowledged that ADA-compliant pickups must be offered with any
fixed route and that demand for fixed-route service may not be as high in rural locations. They
suggested that jurisdictions might direct more resources to organizations such as Homage or
Hopelink to provide additional pickup services in areas where fixed-route public transit may not
be a practical option. This could provide cost savings in addition to significant community
benefits.
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Land Use Planning: The importance of affordable, transit-accessible housing was reiterated by
many. Multiple interviewees shared that workers are commuting very long distances that are
often outside the reach of transit, because it’s too expensive to live closer to where they work.
This creates barriers that can limit people from accessing employment if they would need a car
to get to and from work or prevent them from using transit if the commute is too long. Multiple
interviewees shared that affordable housing along transit corridors should be a high priority for
jurisdictions, and that housing should be considered alongside transportation planning and not
as two separate issues.
Criminal Activity: Many cited fears of criminal activity on public transit as a deterrent to taking
public transit. Even if the risk of crime is relatively low, perceptions of safety can be very
negative. Installing lighting and other security measures as well as holding discussions on safety
concerns can help address some of these barriers.
Amenities and Infrastructure: Additional barriers to transit include the lack of safe, accessible
sidewalks (particularly for riders who rely on mobility devices) and well-lit, sheltered bus stops.
Many areas lack sheltered bus stops or adequate sidewalk space, particularly in more rural
areas that are outside the main transit corridors. Devoting resources to increasing and improving
these structures could go a long way in encouraging greater ridership.
Outreach and Education: Multiple interviewees shared that enhanced education and marketing
could encourage more workers to try alternatives to single-occupancy vehicles for their commute
trips. Interviewees noted that employees and community members in general may have limited
awareness of the programs and benefits available to them. Transit agencies and local
jurisdictions could address this by working to increase awareness of transit routes, vanpool
options, reduced-fare programs, and convenience of the multimodal ORCA transit card. Housing
developments, shopping centers, and healthcare waiting rooms, as well as transit agencies and
jurisdictions, could all promote these available options for employees and for the broader
community.
Transit agencies interviews
Transit agencies interviewees discussed recent changes in commute patterns and noted planned
service expansions.
Changes in commute patterns: Community Transit, Everett Transit, King County Metro, Sound
Transit indicated that post-pandemic ridership numbers are rising but have not returned to pre-
pandemic levels. Everett Transit noted that they are at 82 percent of their pre-pandemic
ridership levels and that peak commute hour trips are still below pre-pandemic levels. King
County Metro indicated that peak-only routes (routes that only run during peak commuting hours)
continue to underperform and thus, they are prioritizing increasing service on all-day and all-
week routes. Sound Transit indicated that service levels have bounced back from the pandemic
faster on light rail, commuter rail, and express buses.
Service expansions: Sound Transit and Community Transit indicated that there is a planned light
rail service extension to Lynnwood Center and bus service expansion along the light rail line. In
response to recent community surveys, Community Transit is planning to increase mid-day,
evening and weekend service and direct resources toward providing more local routes and
enhancing access to the light rail for regional travel.
CTR-affected employers
Employers noted the following:
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Local CTR ordinances: Employers noted that providing CTR information and worksite amenities is
easier than offering transit pass subsidies and incentives, increasing vanpool and transit
services, and facilitating parking management programs.
Smaller employers noted that offering vanpool vehicles, onsite daycare, and other services is
more difficult given their smaller size.
Making information about commuting options and resources accessible and easy to find is key.
Not everyone knows about the pre-tax CTR incentive, so it is not always offered or well marketed.
Parking benefits have room for exploration; managing programs and monitoring parking spaces
are the biggest barriers. Challenges to parking management include the sunk costs of parking
spaces and employee expectations of "convenient" parking.
Incentives and promotions are preferable to deterrents, such as charging for parking that was
previously free.
d. How did what they said influence the plan?
Many users indicated that the safety of the transportation system (lack of lighting during night-time
hours and / or missing active transportation infrastructure) is the main reason why they don’t use transit
/ active transportation to reach their destination. The City of Edmonds updated the 2024 Transportation
Plan (Element of Comprehensive Plan) in December 2024, identifying projects such as missing active
transportation links / proposed projects. Once included in the plan, future State / Federal grant
applications can be submitted for them and making those projects a reality once grant funds are
secured.
City of Edmonds plans to revise the CTR ordinance as detailed in Section #12 above to require
affected employers to implement a choice of measures to increase the percentage of employees
using commuting alternatives to driving alone. The list of pre-approved implementation measures
relates to feedback received from employers, community members, and community-based
organizations on barriers to using commute trip options other than driving alone. Examples of this
include:
Providing free or discounted ORCA cards (suggested by community members)
Improving outreach and education about reducing drive-alone trips (suggested by employers,
community-based organizations)
Providing bicycle storage and amenities onsite (suggested by employers)
Encouraging pre-tax deductions for commuting options to driving alone (suggested by employers)
Providing trip planning support for using alternative commute options (suggested by community
members)
City o Edmonds also plans to continue partnering with Community Transit to support CTR-Affected
employers by providing ETC training, commute trip reduction outreach and incentives, discounted
ORCA pass programs, and trip planning support as detailed in Section #13 above.
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27. Describe vulnerable populations considered.
As part of a concerted effort to ensure the interests of vulnerable and highly impacted communities
were represented in each jurisdiction’s draft CTR Plan, Community Transit engaged representatives
from a variety of community-based organizations in Snohomish County that serve vulnerable
populations including people who are low-income, disabled, unhoused, or speak English as a second
language, as well as youth and the elderly. Additionally, several of the community events that
Community Transit tabled at were held at libraries that serve vulnerable populations. Community
Transit also provided an information table at the Latino Educational Training Institute (LETI) Expo at
Edmonds College. In addition, these events created opportunities to meet people where they are at,
removing barriers to participation.
28. Describe engagement focused on vulnerable populations.
a. Who did you talk to?
Hopelink: serves homeless and low-income families, children, seniors, and people with
disabilities in King and Snohomish counties by providing a network of critical social services
through programs for housing, transportation, family development, financial assistance,
employment programs, adult education, financial literacy training, and five food banks.
Community Health Centers: a nonprofit provider which offers affordable primary healthcare
services, including medical, medical walk-in, dental, physical therapy, and pharmacy.
Snohomish County Transportation Coalition (Snotrac): advocates for improvement in
transportation service and solutions for people in Snohomish County with specialized
transportation needs through community engagement, coordination of resources, and strategic
partnerships.
Homage: The largest provider of services for older adults and people with disabilities in
Snohomish County, with programs in food and nutrition, health and wellness, home repair, social
services, and transportation.
North Sound Bicycle Advocacy Group: works with local jurisdictions and transportation
departments to raise safety awareness for cyclists and pedestrians and find workable solutions
related to intermodal transportation, public safety, clean air, and quality of life for local
communities.
Sharing Wheels Community Bike Shop: is a nonprofit bike shop located in Everett providing
refurbished, used bicycles to thousands of adults and children as well as offering programs and
resources for bike repair and upkeep.
BIKES Club: is a recreational club which hosts rides and events year-round, in addition to
advocating and fundraising for bike-related grants.
Community Transit also provided information tables at community events held at the Marysville
Library, Everett Library, and the Latino Expo (LETI) at Edmonds College.
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b. When did you talk to them?
Community-based organizations
Hopelink: April 23, 2024
Community Health Centers: April 25, 2024
Snotrac: May 1, 2024
Homage: May 8, 2024
North Sound Bicycle Advocacy Group: May 14, 2024
BIKES Club and Sharing Wheels Community Bike Shop: May 14, 2024
Community events
Everett Public Library Drop-In: July 15, 2024
Marysville Public Library Drop-In: July 24, 2024
LETI Expo: July 27, 2024
c. What did they have to say?
Community-based organizations
Community-based organizations serving vulnerable populations noted the following:
Limited transit service area: Many interviewees identified the barrier of limited transit service in
most of Snohomish County. Transportation service providers such as Homage and Hopelink
shared that their organizations are flooded by demand and can only offer highly essential trips,
such as getting to work and accessing medical services. Other commonly needed trips, such as
going to the grocery store, accessing childcare, or going to the park, do not qualify for these
transportation services.
Limited service hours: Multiple interviewees shared that even when transit is available in their
area, it may not be an option for employees with nontraditional hours, such as those working in
healthcare. This could be due to gaps in service during non-peak hours or employees’ feeling of
safety using public transit during darker hours. Multiple people shared that offering shuttles or
Dial-a-Ride Transportation (DART) were helpful measures to bridge these gaps.
Time and flexibility: Saving time and the ability to make multiple stops are important
considerations when choosing travel modes. Families who need to make multiple stops on their
way to work for school or childcare may find ride sharing or taking transit more challenging.
Multiple interviewees shared that effectively marketing the time savings of riding in the carpool
lane and other perks of non-drive-alone modes could help address this. People who need to get
to medical appointments are more likely to choose door-to-door service offered through DART or
other services, because this provides a simpler solution, although the pickup services are not
consistently on time.
ADA Services: Interviewees acknowledged that ADA-compliant pickups must be offered with any
fixed route and that demand for fixed-route service may not be as high in rural locations. They
suggested that jurisdictions might direct more resources to organizations such as Homage or
Hopelink to provide additional pickup services in areas where fixed-route public transit may not
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be a practical option. This could provide cost savings in addition to significant community
benefits.
Land Use Planning: The importance of affordable, transit-accessible housing was reiterated by
many. Multiple interviewees shared that workers are commuting very long distances that are
often outside the reach of transit, because it’s too expensive to live closer to where they work.
This creates barriers that can limit people from accessing employment if they would need a car
to get to and from work or prevent them from using transit if the commute is too long. Multiple
interviewees shared that affordable housing along transit corridors should be a high priority for
jurisdictions, and that housing should be considered alongside transportation planning and not
as two separate issues.
Criminal Activity: Many cited fears of criminal activity on public transit as a deterrent to taking
public transit. Even if the risk of crime is relatively low, perceptions of safety can be very
negative. Installing lighting and other security measures as well as holding discussions on safety
concerns can help address some of these barriers.
Amenities and Infrastructure: Additional barriers to transit include the lack of safe, accessible
sidewalks (particularly for riders who rely on mobility devices) and well-lit, sheltered bus stops.
Many areas lack sheltered bus stops or adequate sidewalk space, particularly in more rural
areas that are outside the main transit corridors. Devoting resources to increasing and improving
these structures could go a long way in encouraging greater ridership.
Outreach and Education: Multiple interviewees shared that enhanced education and marketing
could encourage more workers to try alternatives to single-occupancy vehicles for their commute
trips. Interviewees noted that employees and community members in general may have limited
awareness of the programs and benefits available to them. Transit agencies and local
jurisdictions could address this by working to increase awareness of transit routes, vanpool
options, reduced-fare programs, and convenience of the multimodal ORCA transit card. Housing
developments, shopping centers, and healthcare waiting rooms, as well as transit agencies and
jurisdictions, could all promote these available options for employees and for the broader
community.
Visitors to community events (listed in #26a above) engaged with Community Transit staff about CTR
and other public transit-related topics. The feedback received related to CTR falls under three major
themes: service area, service times, and barriers. Key feedback includes the following:
Service Area
Several visitors asked when the light rail would reach Everett.
Several visitors expressed their enthusiasm for the opening of a new light rail line.
A visitor requested bus routes near the Hibulb Cultural Center and casinos in Everett.
A visitor asked for bus service in Marysville on 67th Street.
Would love to see frequent commuter times and routes that connect to Arlington Business
Center.
A visitor asked about nearby bus routes that pass by the Everett Farmers Market.
A visitor commented they were excited about Route 106 having weekend service so DART
would be back in that area.
A couple visitors did not know the light rail would have a stop in Shoreline.
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A visitor requested bus service from 67th to 100th street to connect to Cascade High School.
A visitor identified a need for bus stops near Arlington High School.
A visitor asked if buses can go directly to the new Everett Stadium in the future.
A visitor mentioned how they would like bus service at an additional exit in Arlington to Island
Crossing and downtown Arlington.
Service Times
A visitor shared they don’t ride transit from Marysville through Everett to Lynnwood in the
morning as the buses don’t pass frequently enough.
A few visitors commented that they look forward to increased service frequency in
Snohomish County after service changes will be implemented in September, 2024.
Barriers to Commute Trip Reduction
A few visitors noted they don’t use transit because they have a car.
A visitor expressed concern about safety on buses and the drug usage on them.
Several visitors needed trip planning information. Some asked how to get to certain
destinations and one inquired if there are parking fees at park and rides.
Several visitors asked about where to obtain free ORCA cards.
d. How did what they said influence the plan?
City of Edmonds plans to continue partnering with Community Transit to support CTR-Affected
employers by providing ETC training, commute trip reduction outreach and incentives, discounted
ORCA pass programs, and trip planning support as detailed in Section #13 above. A few examples of
comments received that are incorporated into the plan are:
Providing free or discounted ORCA cards (suggested by community members)
Improving outreach and education about reducing drive-alone trips (suggested by community-
based organizations)
Providing trip planning support for using alternative commute options (suggested by community
members)
29. List employers’ suggestions to make CTR more effective.
Employers made the following suggestions during the Employer Workshop:
Make information about commuting options and resources easier to find. Use newsletters and
other forms of engagement sent directly to employees along with campaign posters and bulletin
board notices.
Increase awareness about pre-tax transit passes.
Offer resources for managing parking programs and parking benefits.
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Focus on incentives for commute trip reductions rather than deterrents like charging for parking.
Hold yearly wellness fairs featuring commute trip reduction options.
Provide vanpool programs for employee work trips during the day.
Implement parking programs aimed to reduce parking tension with surrounding neighborhoods.
Offer internal shuttles for campuses and businesses with multiple locations.
Improve safety and reduce crime around transit stops.
Focus on “last mile” connections where transit stops are not convenient to the business’
location.
Provide more grant funding and incentives for employers’ CTR programs.
Help widely promote CTR programs and options.
Increase bus routes, service hours, and public transportation options.
30. Describe results of engagement focused on vulnerable populations
that will be provided for use in comprehensive plan and transit plan
updates.
The vulnerable population depends on a safe transportation system in order to access various
destinations. The lack of lighting and / or active transportation infrastructure doesn’t meet this
requirement. The City of Edmonds updated the 2024 Transportation Plan (Element of
Comprehensive Plan) in December 2024, identifying all the missing links / proposed projects that
need to be completed in the next 20-year horizon. Once included in the plan, future State / Federal
grant applications can be submitted for them and making those projects a reality once grant funds
are secured. Reference to this plan will also be added to the Comprehensive Plan since both plans
have consistent goals.
In addition, comments and suggestions from vulnerable populations and other groups will be
considered as part of Community Transit’s future transit planning processes. Community Transit is
currently implementing its Transit Changes in 2024 and Beyond service plan. Many suggestions
about increased frequency and new service areas will be implemented as part of the service plan
update process which will continue through 2026.
Community Transit makes changes to bus service up to four times per year. When considering
changes, the Planning team considers many factors including input from the public.
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Regional Transportation Planning Organization
CTR Plan Review
City of Edmonds provided the 2025-2029 CTR Plan to Puget Sound Regional Council (PSRC) for
review on September 20, 2024.
PSRC Comments:
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City Council Agenda Item
Meeting Date: 06/24/2025
Public Hearing on Extension of Neighborhood Centers and Hubs Interim Ordinance
Staff Lead: Mike Clugston
Department: Planning Division
Preparer: Michael Clugston
Background/History
City Council adopted the existing interim zoning code for Neighborhood Centers and Hubs on January
14, 2025 (Ordinance 4382 attached). The required public hearing for the interim code was held on
January 28, 2025, with no comments received.
Since that time, staff has been working with stakeholders to create permanent code for the
Neighborhood Center and Hub (NCH) areas with the goal of adopting those permanent codes before the
interim ordinance was set to expire on July 21, 2025. Unfortunately, due to limited resources and the
need to juggle multiple competing code update deadlines, the NCH code schedule had to be pushed out
slightly.
Staff Recommendation
Take public testimony on the proposed extension. Council could adopt the extension ordinance on June
24 following the public hearing or on a subsequent consent agenda.
Narrative
The following touches have occurred or are tentatively scheduled for the Planning Board and City
Council to complete this code update:
Planning Board
May 28 - Continued discussion of draft NCH zoning code
June 11 - Public hearing and discussion
June 25 - Additional discussion/revisions
July 9 - Recommendation to Council
City Council
July 8 - Reintroduction to the Centers and Hubs concept
July 15 - Discussion of Planning Board recommendation and draft code
July 22 - Public hearing
August 4 - Additional discussion/revisions
August 12 - Proposed adoption of permanent NCH code
August 19 - (if needed)
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This set of meetings will allow sufficient time to conduct thorough reviews of the proposed zoning code,
take public testimony, and adopt a permanent ordinance for Neighborhood Centers and Hubs that
replaces the interim code in Ordinance 4382 prior to summer break in late August.
Attachments:
Ordinance 4382 - Interim Neighborhood Center and Hubs Code
2025-05-28 interim ordinance extension for centers and hubs
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ORDINANCE NO.
AN ORDINANCE OF THE CITY OF EDMONDS,
WASHINGTON, EXTENDING FOR ANOTHER 60 DAYS THE
INTERIM DEVELOPMENT STANDARDS FOR
NEIGHBORHOOD CENTERS AND HUBS THAT WERE
ADOPTED WITH ORDINANCE 4382.
WHEREAS, on January 14, 2025, the Edmonds city council adopted Ordinance 4382,
which adopted interim regulations for neighborhood centers and hubs and codified those interim
regulations in chapter 16.120 ECDC; and
WHEREAS, Ordinance 4382 is scheduled to expire on July 21, 2025; and
WHEREAS, due to the large number of items required to be considered by the city’s
planning board this year, and also due to short staffing in the planning and development
department, additional time will be needed before the city is able to replace the interim
regulations with permanent regulations; and
WHEREAS, city staff has proposed a sixty (60) day extension of Ordinance 4382; and
WHEREAS, a public hearing on the proposed extension was held on June 24, 2025; and
WHEREAS, the city council finds that an additional sixty (60) would give the planning
board and the council adequate time to review and consider the permanent regulations on this
subject; NOW, THEREFORE,
THE CITY COUNCIL OF THE CITY OF EDMONDS, WASHINGTON, DO ORDAIN
AS FOLLOWS:
Section 1. The above recitals are hereby adopted as the city council’s findings of fact to
justify the extension of Ordinance 4382.
Section 2. The effective period for Ordinance 4382 shall be extended for sixty (60) days
beyond the original sunset date.
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Section 3. 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 4. 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:
PUBLISHED:
EFFECTIVE DATE:
ORDINANCE NO.
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3
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, EXTENDING FOR ANOTHER 60
DAYS THE INTERIM DEVELOPMENT STANDARDS
FOR NEIGHBORHOOD CENTERS AND HUBS THAT
WERE ADOPTED WITH ORDINANCE 4382.
.
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
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City Council Agenda Item
Meeting Date: 06/24/2025
Public Hearing - Residential Parking Code Update (AMD2025-0005)
Staff Lead: Mike Clugston
Department: Planning Division
Preparer: Michael Clugston
Background/History
The Legislature passed several bills recently which amended the Growth Management Act (GMA) and
municipal code requirements for residential parking. The laws require local governments like Edmonds
to update parking requirements for ADUs, multifamily residential, and related standards to facilitate
housing construction. Excessive off-street parking requirements create unnecessary expense and
consume valuable land that could otherwise be devoted to the development of dwelling units.
The Planning Board reviewed the proposed updates to the City’s Off-Street Parking Regulations in
Chapter 17.50 of the Edmonds Community Development Code (ECDC) on March 26, May 7 and May 14.
The Board unanimously approved the proposed language in Attachment 1 on May 14 after considering
several public comments that had been received during their review process (Attachment 2). The draft
language in Attachment 1 is focused on previous bills and does not include any changes consistent with
SB 5184, which was signed into law in May 2025.
City Council heard an introduction about the parking code update on May 6. There were some questions
about whether to include more in this update regarding pavement or impervious surface limits from a
design or stormwater perspective. While good topics for future discussions, this code update is focused
on codifying residential parking standards to achieve compliance with state legislation.
Staff Recommendation
No action is requested. Take public testimony regarding the proposed changes to the residential parking
codes. Possible adoption of the revised parking ordinance is tentatively scheduled for July 1 but the
ordinance could also be placed on the consent agenda at a subsequent meeting (July 8).
Narrative
1. SB 6617 (2020) prohibited cities from requiring parking for ADUs within 0.25 miles of a major transit
stop. This was extended to 0.50 miles through HB 1337 (RCW 36.70A.681). Edmonds has been
complying with the latter requirement since 2023 but is now codifying the language in the Edmonds
Community Development Code. The definition of “major transit stop” from RCW 36.70A.030(25)
would be added to ECDC Title 21 (Definitions).
2. HB 2343 (2020) contains limits on parking for affordable, senior, and market rate multifamily
housing for units constructed after July 1, 2019.
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Some minor changes to the multifamily parking requirements in ECDC 17.50.020 are included to
implement these requirements. Definitions for “affordable housing”, “low income household”, “very
low income household”, and “extremely low-income household” from RCW 36.70A.030 would also
be added to ECDC Title 21 - Definitions.
Based on initial research, the regular Community Transit bus routes through Edmonds make at least
two stops per hour. The BRT stops along Highway 99 make at least four stops per hour. Each of
those stops is in the process of being mapped and added to the City’s GIS for reference, particularly
during permitting so that the appropriate parking requirements can be determined.
3. SB 6015 (2024) requires the City’s parking regulations to be analyzed for consistency with some
additional dimensional and materials standards (Attachment 3). In preparing the draft
redline/strikeout code for Planning Board review in Attachment 2, staff found that the code changes
needed to implement SB 6015 would only be needed in Chapter 18.95 - Parking Lot Construction.
Because the code language in Title 18 does not require Planning Board analysis, Engineering staff
reviewed ECDC 18.95 and has proposed revisions to address the new requirements for Council.
The redline/strike out language in Attachment 4 addresses the dimensional and materials
requirements of SB 6015 in Chapter 18.95 ECDC. In addition, there are two figures in ECDC 18.95
that are proposed to be removed from the code for cleanup. The first (Figure 18-1) is a parking lot
design drawing that is proposed to be removed from the code and added to Public Works’
transportation standard details (Attachment 5). The draft figure is included here for reference only
as transportation standard details are approved by the City Engineer. Figure 18-2 was used by the
former Edmonds Fire Department but is no longer needed since Edmonds joined South County Fire.
South County Fire now manages those requirements.
4. On May 7, 2025, SB 5184 was signed into law (Attachment 6). SB 5184 will require various changes
to the parking code in Edmonds by May 2028. These changes include:
ü Requiring no more than 0.5 parking spaces per multifamily dwelling unit
ü Requiring no more than 1 parking space per single-family home
ü Requiring no more than 2 parking spaces per 1000 square feet of commercial space (1 space per
500 sq. ft)
ü In addition, a city cannot require any minimum parking requirements for the following uses:
• existing buildings undergoing change of use from a nonresidential to a residential use or a
change of use for a commercial use
• residences under 1200 square feet
• commercial spaces under 3000 square feet
• affordable housing
• senior housing
• child-care facilities
• ground-level nonresidential spaces in mixed-use buildings
Decision Item
Staff presented these new parking mandates to the Planning Board and City Council in May. Neither
group was in favor of adopting all of the elements of SB 5184 at this time. However, given the
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shortage of affordable housing, senior housing, and multifamily units generally, staff would like
additional feedback from Council on whether those three elements could be adopted with this
residential parking code update.
Adopting the flat 0.5 stall per multifamily dwelling unit requirement and the prohibitions on parking
for affordable and senior units would eliminate the need to adopt the changes that are proposed for
consistency with HB 2343 described in #2 above. Further, adopting these restrictions now would
make it less expensive to develop multifamily units, whether affordable, senior, or market rate and
would further streamline residential parking requirements. If Council is in favor of this approach,
staff would revise the draft code accordingly for review on July 1.
Attachments:
Attachment 1 - Draft 17.50 Parking Code Changes PB recommended
Attachment 2 - Public comments on parking code amendment May 14
Attachment 3 - SB 6015 - Residential parking bill summary
Attachment 4 - DRAFT Chapter 18.95 ECDC
Attachment 5 - DRAFT TR-568 - Minimum Parking Lot Requirements detail
Attachment 6 - SB 5184 - Parking requirements bIll summary
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ECDC 16.20.050, Site development standards – Accessory dwelling units Page 1 of 3
The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025.
Chapter 16.20
RS – SINGLE-FAMILY RESIDENTIAL
16.20.050 Site development standards – Accessory dwelling units.
A. General. Accessory dwelling units must meet all of the standards of Chapter 16.20 ECDC
except as specifically provided in this section. Detached accessory dwelling units are prohibited
in critical aquifer recharge areas as defined in ECDC 23.40.005 until six months after the
jurisdiction’s next periodic comprehensive plan update required under RCW 36.70A.130 or June
30, 2025, whichever occurs first.
B. Number of Units. A principal dwelling unit may have two accessory dwelling units in one of
the following configurations: one attached and one detached accessory dwelling units, two
attached accessory dwelling units, or two detached accessory dwelling units.
C. Table of ADU Development Standards.
Sub District
Maximum ADU
Gross Floor
Area (Sq. Ft.)
Minimum DADU
Rear Setback1,2
Maximum
DADU Height
Minimum
Parking Spaces5
RS-20 1,200 25' 24' 04
RS-12 1,200 25' 24' 04
RS-10 1,200 20' 24' 04
RS-8 1,000 10'3 24' 04
RS-6 1,000 10'3 24' 04
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ECDC 16.20.050, Site development standards – Accessory dwelling units Page 2 of 3
The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025.
1 No rear setbacks are required for detached accessory dwelling units from the rear lot line if that lot line
abuts a public alley, regardless of detached accessory dwelling unit size; provided, that separation from
overhead electrical facilities and vehicular sight distance requirements can be met.
2 Standard street and side setbacks per ECDC 16.20.030 apply.
3 The normally required rear setback may be reduced to a minimum of five feet for a detached accessory
dwelling unit 15 feet in height or less.
4 The first accessory dwelling unit on a lot does not require an additional parking space. A second accessory
dwelling unit on a lot requires one additional off-street parking space.
5 No parking is required for ADUs located within 0.50 miles of a major transit stop.
D. Types of Building. A manufactured or modular dwelling unit may be used as an accessory
dwelling unit. Detached accessory dwelling units are allowed to be created in existing legally
permitted buildings, including detached garages. Legal nonconforming buildings converted for
use as an accessory dwelling unit must meet the requirements of ECDC 17.40.020(D).
E. Driveways. Access to the principal unit and any residential units shall comply with city codes
and policies as established by ECDC Title 18.
F. Utilities.
1. Utility Access. Occupants of accessory dwelling units and the primary unit must have
unrestricted access to utility controls for systems (including water, electricity, and gas) in
each respective unit or in a common area.
2. Water. Only one domestic water service and meter is allowed per parcel to serve the
principal unit and each accessory dwelling unit. Private submetering on the property is
allowed, but the city is not involved with installing or reading the submeter.
3. Sewer. Only one sewer lateral is allowed per parcel to serve the principal unit and each
accessory dwelling unit. Separate connections to the main trunk line will not be permitted.
4. Septic System. Refer to Chapter 18.20 ECDC.
5. Storm. Refer to Chapter 18.30 ECDC.
6. Other Utilities. All new or extended utilities must be undergrounded in accordance with
ECDC 18.05.010.
Commented [MC1]: Consistent with SB 6617 (2021), as
subsequently amended in RCW 36.70A.681
9.2.a
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ECDC 16.20.050, Site development standards – Accessory dwelling units Page 3 of 3
The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025.
7. Mailboxes. Additional mailboxes may be added for each permitted unit as approved by
the U.S. Postal Service.
G. Health and Safety. Accessory dwelling units must comply with all the applicable
requirements of the current building codes adopted by ECDC Title 19 and must comply in all
respects with the provisions of the Edmonds Community Development Code. Accessory
dwelling units will be required to have separate ingress/egress from the principal dwelling unit.
H. Previously Approved Accessory Dwelling Units. ADUs that were previously approved by the
city of Edmonds may continue and are not subject to the standards of this section. If expansion
or modification to an approved unit is proposed, the ADU must come into full compliance with
the requirements of this section. [Ord. 4360 § 3 (Exh. A), 2024].
The Edmonds Community Development Code is current through Ordinance 4379, passed
January 14, 2025.
Disclaimer: The city clerk’s office has the official version of the Edmonds Community
Development Code. Users should contact the city clerk’s office for ordinances passed
subsequent to the ordinance cited above.
City Website: www.edmondswa.gov
Hosted by General Code.
9.2.a
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Chapter 17.50 ECDC, Off-Street Parking Regulations Page 1 of 5
The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025.
Chapter 17.50
OFF-STREET PARKING REGULATIONS
Sections:
17.50.000 Purposes.
17.50.010 Off-street parking required.
17.50.020 Parking space requirements.
17.50.030 Calculations.
17.50.040 Location.
17.50.050 Standards.
17.50.060 Joint use.
17.50.070 Downtown business area parking requirements.
17.50.075 Parking requirements for sexually oriented businesses.
17.50.090 Temporary parking lots.
17.50.100 Commercial vehicle regulations.
17.50.020 Parking space requirements.
(Refer to ECDC 17.50.010(C) and 17.50.070 for standards relating to the downtown business
area.)
A. Residential.
1. Single-family and multifamily.
a. Single-family dwellings: two spaces per principal dwelling unit, except:
b. Multiple residential according to the following table:
Type of multiple
dwelling unit
Required parking
spaces per dwelling
unit
9.2.a
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Chapter 17.50 ECDC, Off-Street Parking Regulations Page 2 of 5
The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025.
Type of multiple
dwelling unit
Required parking
spaces per dwelling
unit
Studio 1.2
1 bedroom 1.5
2 bedrooms 1.8
3 or more
bedrooms
2.0
Unless one or more of the following exceptions applies:
1) For affordable housing units that are affordable to very low-income or
extremely low-income individuals and located within 0.25 miles of a transit
stop receiving transit service at least two times per hour for 12 or more hours
per day, minimum residential parking requirements may be no greater than
one parking space per bedroom or 0.75 spaces per unit. The City requires a
covenant that prohibits rental to anyone other than the qualified tenants.
2) For housing units specifically for seniors or people with disabilities that are
located within 0.25 miles of a transit stop that receives transit service at least
four times per hour for 12 or more hours per day, minimum residential
parking requirements may not be imposed, with exceptions. The City requires
a covenant that prohibits rental to anyone other than the qualified tenants.
3) For market rate multifamily housing units that are located within 0.25 miles of
a transit stop that receives transit service from at least one route that
provides service at least four times per hour for 12 or more hours per day,
minimum residential parking requirements may be no greater than one
parking space per bedroom or 0.75 space per unit.
Commented [MC1]: Consistent with HB 2343 (2020)
and RCW 36.70A.620
9.2.a
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Chapter 17.50 ECDC, Off-Street Parking Regulations Page 3 of 5
The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025.
2. Boarding house: one space per bed.
3. Rest home, nursing home, convalescent home, residential social welfare facilities: one
space per three beds.
B. Business.
1. Retail stores, including art galleries, convenience stores, department stores, discount
stores, drug stores, grocery stores, supermarkets: one space per 300 square feet;
2. Furniture, appliances, and hardware stores: one space per 600 square feet;
3. Services uses, including barber shops, beauty shops, dry cleaners, laundries, repair
shops: one space per 600 square feet;
4. Medical, dental and veterinarian offices, banks and clinics: one space per 200 square
feet;
5. Business and professional offices with on-site customer service: one space per 400
square feet;
6. Offices not providing on-site customer service: one space per 800 square feet;
7. Bowling alley: four spaces per bowling lane;
8. Commercial recreation: one space per 500 square feet, or one space for each customer
allowed by the maximum permitted occupant load;
9. Car repair, commercial garage: one space per 200 square feet;
10. Drive-in restaurants, automobile service station, car dealer, used car lot: one space per
500 square feet of lot area;
11. Restaurant, tavern, cocktail lounge: if less than 4,000 square feet floor area, one per
200 square feet gross floor area; if over 4,000 square feet floor area, 20 plus one per 100
square feet gross floor area in excess of 4,000 square feet;
12. Plant nurseries (outdoor retail area): one space per 500 square feet of outdoor retail
area;
13. Motels and hotels: one space per room or unit;
9.2.a
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Chapter 17.50 ECDC, Off-Street Parking Regulations Page 4 of 5
The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025.
14. Retail warehouse, building materials yard: one space per 1,000 square feet of lot area
or one per three employees;
15. Manufacturing, laboratories, printing, research, automobile wrecking yards, kennels:
one space per two employees on largest shift;
16. Mortuary: one space per four fixed seats or per 400 square feet of assembly area,
whichever is greater;
17. Marina: to be determined by the hearing examiner, using information provided by the
applicant, and the following criteria:
a. The type of storage facility (moorage, dry storage, trailer parking) and intended use
(sailboats, fishing boats, leisure boats),
b. The need to accommodate overflow peak parking demand from other uses
accessory to the marina,
c. The availability and use of public transit;
18. Storage warehouse: one space per employee;
19. Wholesale warehouse: one space per employee;
20. Adult retail store: one space per 300 square feet;
21. Sexually oriented business (except adult retail store): one space for each customer
allowed by the maximum permitted occupant load.
C. Community Facilities.
1. Outdoor places of public assembly, including stadiums and arenas: one space per eight
fixed seats, or per 100 square feet of assembly area, whichever is greater;
2. Theaters: one space per five seats;
3. Indoor places of public assembly, including churches, auditoriums: one space per four
seats or one space per 40 square feet of assembly area, whichever is greater;
4. Primary and secondary schools: see ECDC 17.100.050(M) for parking standards relating
to primary and secondary schools;
9.2.a
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Chapter 17.50 ECDC, Off-Street Parking Regulations Page 5 of 5
The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025.
5. Residential colleges and universities: six spaces per classroom, or one space per
daytime employee, whichever is greater;
6. Nonresidential colleges and universities: one space per daytime employee;
7. Museums, libraries, art galleries: one space per 250 square feet;
8. Day care centers and preschools: one space per 300 square feet, or one per employee,
plus one per five students, whichever is larger;
9. Hospitals: three spaces per bed;
10. Maintenance yard (public or public utility): one space per two employees.
D. Electric Vehicle (EV) Charging Infrastructure Parking Standards. See Chapter 17.115 ECDC
for parking standards relating to electric vehicle (EV) charging infrastructure. [Ord. 4360 § 6 (Exh.
A), 2024; Ord. 4333 § 15 (Exh. A), 2023; Ord. 4314 § 57 (Exh. A), 2023; Ord. 4251 § 2 (Exh. A), 2022; Ord. 3496 § 2,
2004].
9.2.a
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ECDC Title 21, Definitions Page 1 of 4
The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025.
Chapter 21.05
“A” TERMS
Sections:
21.05.005 Repealed.
21.05.010 Accessory buildings.
21.05.015 Accessory dwelling unit.
21.05.020 Accessory use.
21.05.021 Adult definitions.
21.05.022 Repealed.
21.05.023 Repealed.
21.05.024 Affordable housing.
21.05.025 Alley.
21.05.030 Animal hospital.
21.05.035 Repealed.
21.05.040 Alteration(s).
21.05.050 Repealed.
21.05.055 Repealed.
21.05.060 Auto wrecking.
9.2.a
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ECDC Title 21, Definitions Page 2 of 4
The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025.
21.05.024 Affordable housing.
Consistent with RCW 36.70A.030(5), as amended, affordable housing means residential
housing whose monthly costs, including utilities other than telephone, do not exceed thirty
percent of the monthly income of a household whose income is: (a) For rental housing,
sixty percent (60%) of the median household income adjusted for household size, for the
county where the household is located, as reported by the United States department of
housing and urban development; or (b) For owner-occupied housing, eighty percent (80%)
of the median household income adjusted for household size, for the county where the
household is located, as reported by the United States department of housing and urban
development.
Chapter 21.25
“E” TERMS
Sections:
21.25.010 Easement.
21.25.020 Equipment shelter or cabinet.
21.25.100 Expressive dance.
21.25.110 Extremely low-income housing.
21.25.110 Extremely low-income housing.
Consistent with RCW 36.70A.030(17), as amended, extremely low-income household
means a single person, family, or unrelated persons living together whose adjusted
income is at or below thirty percent (30%) of the median household income adjusted
for household size, for the county where the household is located, as reported by the
United States department of housing and urban development.
9.2.a
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ECDC Title 21, Definitions Page 3 of 4
The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025.
Chapter 21.55
“L” TERMS
Sections:
21.55.005 Repealed.
21.55.007 Local public facilities.
21.55.010 Lot.
21.55.015 Lot of record.
21.55.020 Lot area.
21.55.030 Lot depth.
21.55.040 Lot line.
21.55.050 Lot width.
21.55.060 Landslide hazard area and earth subsidence.
21.55.070 Low impact development (LID).
21.55.080 Lot income household.
21.55.080 Low income household.
Consistent with RCW 36.70A.030(24), as amended, low-income household means a
single person, family, or unrelated persons living together whose adjusted income
is at or below eighty percent (80%) of the median household income adjusted for
household size, for the county where the household is located, as reported by the
United States department of housing and urban development.
Chapter 21.60
“M” TERMS
Sections:
21.60.002 Repealed.
21.60.004 Repealed.
21.60.006 Repealed.
21.60.008 Major transit stop.
9.2.a
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ECDC Title 21, Definitions Page 4 of 4
The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025.
21.60.010 Mobile home.
21.60.020 Mobile home park.
21.60.030 Moorage.
21.60.040 Motel.
21.60.045 Repealed.
21.60.046 Repealed.
21.60.050 Multiple dwelling.
21.60.060 Multiple dwelling units.
21.60.008 Major transit stop.
Consistent with RCW 36.70A.030(24), as amended, major transit stop means: (a) a stop on a
high capacity transportation system funded or expanded under the provisions of chapter
81.104 RCW; (b) commuter rail stops; (c) stops on rail or fixed guideway systems; or (d) stops on
bus rapid transit routes, including those stops that are under construction.
Chapter 21.110
“V” TERMS
Sections:
21.110.010 Vacation.
21.110.020 Very low income household.
21.110.020 Very low income household.
Consistent with RCW 36.70A.030(46), as amended, very low-income household means a single
person, family, or unrelated persons living together whose adjusted income is at or below fifty
percent (50%) of the median household income adjusted for household size, for the county
where the household is located, as reported by the United States department of housing and
urban development.
9.2.a
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1
Clugston, Michael
From:Mo <mjeude@gmail.com>
Sent:Tuesday, May 13, 2025 10:29 AM
To:Planning
Subject:Don’t rush parking decisions
1
Clugston, Michael
From:CC Dery <dery.cd@gmail.com>
Sent:Tuesday, May 13, 2025 11:30 AM
To:Planning
Subject:New Parking Regulations
1
Clugston, Michael
From:Karen Haase Herrick <karenherrick@msn.com>
Sent:Tuesday, May 13, 2025 3:41 PM
To:Planning
Subject:Parking code Update
Chair Hankins and members of the Planning Board -
I will not be at the 5/14 Planning Board meeting because of other obligations but wish to share my thoughts
about the new parking requirements passed by the legislature and signed into law.
ESSB 5184 stipulates new minimum parking requirements that cities are allowed to place in code. Section 3 of
this law enumerates circumstances in which cities may stipulate higher minimums by seeking a variance to the
law. The process does require empirical studies so a cost in involved.
When Mike Clugston presented the fact of this law's passage during the 5/7 Planning Board meeting, he did
not make you all aware of the variance option. He simply stated that the changes were passed, would need to
be included in the city code, and was seeking approval to include these 2025 law changes in the current code
update. It is my experience that when legislators include a variance option in a law, they do so because they
are aware that, in some circumstances, the provisions of the law may not be feasible or may harm public
safety and welfare. They make an allowance for that with a variance option.
So, I feel the wise course of action is to not update code immediately to conform to the new minimums as per
ESSB 5184 but to discuss the new law, the stated reasons for seeking a variance and those reasons'
applicability to the realities of parking in Edmonds and then recommend to Council a course of action. If
studies are needed, and monies are required to secure the empirical justification, the rationale for spending
those tax dollars would have to be for the safety of the public not because public feedback is against the law's
new minimums. Public safety is one of the few reasons why Edmonds, in this time of fiscal shortfall, should
even consider expending extra monies outside the approved budget.
I personally think there are many areas in Edmonds where moving parking out streets will not be the ideal but
will work. But I also think that many of our narrow streets without sidewalks and our cul-de-sac
subdevelopments with very close-together curb cuts just could not accommodate more or any street parking. I
also think that moving parking to streets on some of our side streets and narrow streets will preclude
emergency vehicles from accessing homes to attend to fires and health emergencies. All of these issues need
to be looked at carefully before blanketly implementing the new law without careful consideration.
I do understand the cost concerns behind wanting to lessen the off-street parking requirements. I also
understand the desire to get us driving less, walking more and riding transit. But even my family and friends
who switched to transit commuting for work kept their vehicles for weekends, for travel, or simply because
they wanted to have a car "in case". I think we have to acknowledge this behavior as a reality for the near
future - like it or not.
So, please, proceed intentionally and thoughtfully with the implementing the minimums of ESSB 5184. Thank
you for your time in reading this.
9.2.b
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Karen Haase Herrick
Edmonds Resident
9.2.b
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1
Clugston, Michael
From:Gary Holton <garyh01@yahoo.com>
Sent:Wednesday, May 14, 2025 1:42 PM
To:Planning
Subject:Planning Board parking requirements
1
Clugston, Michael
From:ROBERT A LINDER <onlinderpond@comcast.net>
Sent:Tuesday, May 13, 2025 3:01 PM
To:Planning
Subject:Pause button on RCW5184
Greetings,
It has come to my attention via letters to the editor on the MyEdmondsNews.com website that a
proposed zoning plan for parking in metro areas will greatly impact the street congestion in Edmonds.
As a resident of the Edmonds Bowl, I want to voice my concern about this proposal and ask the
Edmonds Planning Department to give very thoughtful consideration of this zoning ruling.
Thank you,
Robert Linder
811 Alder Street
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9.2.b
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Clugston, Michael
From:Judy McCoid <mccoidjudy@gmail.com>
Sent:Tuesday, May 13, 2025 10:12 AM
To:Planning
Subject:Housing plans
Dear Planning Commission,
Thank you for doing such a difficult, probably thankless, job. I realize it must be frustrating trying to
incorporate the new state standards and neighborhood concerns. I agree that we should be planning for
increased density. However, I think Edmonds should implement the parking law after a thorough traffic
assessment to find those areas where the new minimums would risk safety for pedestrians, bicyclists,
and drivers. We can meet the three-year time limit but also be intentional about the welfare of our
residents in the process.
I aldo think we should only meet what is required by law and see how that level of development
affects our city.
Thank you,
Judy McCoid
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9.2.b
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FINAL BILL REPORT
SSB 6015
C 274 L 24
Synopsis as Enacted
Brief Description: Concerning residential parking configurations.
Sponsors: Senate Committee on Local Government, Land Use & Tribal Affairs (originally
sponsored by Senators Shewmake, Kuderer and Liias).
Senate Committee on Local Government, Land Use & Tribal Affairs
House Committee on Local Government
Background: Growth Management Act. The Growth Management Act (GMA) is the
comprehensive land use planning framework for counties and cities in Washington. The
GMA establishes land-use designation and environmental protection requirements for all
Washington counties and cities. The GMA also establishes a significantly wider array of
planning duties for 28 counties, and the cities within those counties, obligated to satisfy all
planning requirements of the GMA. These jurisdictions are sometimes said to be fully
planning under the GMA.
The GMA also directs fully planning jurisdictions to adopt internally consistent
comprehensive land use plans. Comprehensive plans are implemented through locally
adopted development regulations, and both the plans and the local regulations are subject to
review and revision requirements prescribed in the GMA. A comprehensive plan must be
reviewed and, if necessary, revised every ten years to ensure that it complies with the GMA.
When developing their comprehensive plans, counties and cities must consider various
goals set forth in statute.
Minimum Residential Parking Requirements. Minimum residential parking requirements
mandated by municipal zoning ordinances of cities and counties planning under the GMA
are subject to the following requirements:
for affordable housing units that are affordable to very low-income or extremely low-
income individuals and located within one-quarter mile of a transit stop receiving
transit service at least two times per hour for 12 or more hours a day, minimum
residential parking requirements may be no greater than one parking space per
•
This analysis was prepared by non-partisan legislative staff for the use of legislative
members in their deliberations. This analysis is not part of the legislation nor does it
constitute a statement of legislative intent.
SSB 6015- 1 -Senate Bill Report
9.2.c
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bedroom or a three-quarter space per unit;
for housing units specifically for seniors or people with disabilities and located within
one-quarter mile of a transit stop receiving transit service at least four times per hour
for 12 or more hours a day, a city may not impose minimum residential parking
requirements for the residents of such housing units;
a city may require a developer to record a covenant that prohibits the rental of a
unit subject to this parking restriction for any purpose other than providing
housing for seniors or people with disabilities; and
1.
•
for market rate multifamily housing units located within one-quarter mile of a transit
stop that receives transit service from at least one route that provides service at least
four times per hour for 12 or more hours per day, minimum residential parking
requirements may be no greater than one parking space per bedroom or a three-
quarter space per unit.
•
A city may establish a requirement for the provision of additional parking space per
bedroom or per unit if the jurisdiction has determined a particular housing unit to be in an
area with a lack of access to street parking capacity, physical space impediments, or other
reasons supported by evidence that would make on-street parking infeasible for the unit.
Minimum Parking Standards for Middle Housing Types. Cities that are required or choose
to plan under the GMA may not:
require off-street parking as a condition of permitting development of middle housing
within one-half mile walking distance of a major transit stop;
•
require more than one off-street parking space per unit as a condition of permitting
development of middle housing on lots smaller than 6000 square feet; and
•
require more than two off-street parking spaces per unit as a condition of permitting
development of middle housing on lots greater than 6000 square feet.
•
These minimum parking standards do not apply:
if a local government submits to the Department of Commerce an empirical study that
clearly demonstrates the application of the parking limitations will be significantly
less safe for vehicle drivers or passengers, pedestrians, or bicycles; or
•
to portions of cities within a one-mile radius of a commercial airport in Washington
with at least 9 million enplanements.
•
Cities and counties that are required or choose to plan under the GMA are subject to the
same off-street parking standards when permitting the development of accessory dwelling
units (ADUs). A city may not require the provision of off-street parking for ADUs within
one-quarter mile of a major transit stop unless the city has determined the ADU is in an area
with a lack of access to street parking capacity, physical space impediments, or other
reasons supported by evidence that would make on-street parking infeasible for the ADU.
Summary: Cities and counties must enforce the following land use regulations for
residential development:
SSB 6015- 2 -Senate Bill Report
9.2.c
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garages and carports may not be required as a way to meet minimum parking
requirements for residential development;
•
parking spaces that count towards minimum parking requirements may be enclosed or
unenclosed;
•
parking spaces in tandem count towards meeting minimum parking requirements at a
rate of one space for every 20 linear feet, with any necessary provisions for turning
radius;
•
the existence of non-conforming gravel surfacing in existing designated parking areas
may not be a reason for prohibiting the use of existing space in the parking area to
meet local parking standards;
•
parking spaces may not be required to exceed 8 feet by 20 feet, except for required
parking for people with disabilities; and
•
parking spaces that consist of grass block pavers may count towards minimum
parking regulations.
•
Existing parking spaces that do not conform to these requirements are not required to be
modified or resized, except for compliance with the Americans with Disabilities Act.
Existing paved parking lots are not required to change the size of existing parking paces
during resurfacing if doing so will be more costly or require significant reconfiguration of
the parking space locations.
Any county planning under the GMA, and any city within the county with a population
greater than 6,000, may not require off-street parking as a condition of permitting a
residential project if compliance with tree retention would otherwise make a proposed
residential development or redevelopment infeasible.
Portions of cities within a one-mile radius of a commercial airport with at least 9 million
annual enplanments are exempt from the requirements of this act.
Votes on Final Passage:
Senate 30 19
House 95 1 (House amended)
Senate 28 21 (Senate concurred)
Final Passage Votes
Effective:June 6, 2024
SSB 6015- 3 -Senate Bill Report
9.2.c
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Chapter 18.95 ECDC, Parking Lot Construction Page 1 of 9
The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025.
Chapter 18.95
PARKING LOT CONSTRUCTION
Sections:
18.95.000 Permit required.
18.95.010 Application.
18.95.020 Requirements.
18.95.030 Tandem parking prohibited.
18.95.000 Permit required.
No person shall construct, modify and/or expand a parking lot without first obtaining approval
from the city engineer and a building permit. Except for parking areas intended for not more
than four vehicles and accessory to a single-family dwelling, all plans and specifications first be
approved by the architectural design board before a permit be issued. [Ord. 2428 § 1, 1984].
18.95.010 Application.
A. Filing. An application shall be filed with the building official, along with the plans for
the building or use which the parking lot will serve. In the event that the parking lot is not being
constructed for use in conjunction with a building, a site plan shall be submitted which provides
the following. shows any and all existing buildings on the lot on which the parking lot is to be
constructed as well as all structures within 15 feet of the boundary line of the lot.
B. Required Information. The plan shall be drawn on a scale of 1" = 20' and shall include the
following:
1. North point and scale;
2. All adjacent streets, alleys, sidewalks and curbs;
3. Existing and proposed landscaping improvements. Existing trees over one foot
diameter, in or near the parking lot;
4. Entire ownership of lot or parcel being developed;
9.2.d
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Chapter 18.95 ECDC, Parking Lot Construction Page 2 of 9
The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025.
5. The outline location of all existing and proposed structures, including points of
ingress and egress;
6. Dimensions and height of building in number of stories or feet and total floor area,
existing and proposed;
7. Completely dimensioned parking layouts, clearly showing all spaces and drive aisles;
8. Existing and proposed land contours;
9. Existing and proposed Provisions for stormwater management facilities.drainage
control. [Ord. 2471, 1984; Ord. 2428 § 2, 1984].
18.95.020 Requirements.
A. Dimensions. Parking lot layout shall comply with construction standards as set forth by the
Public Works Director.
1. Cars. The applicant must provide an aggregate parking area of sufficient size to provide
all the required parking spaces at the full width dimensions. If the applicant satisfies this
condition, the applicant has the following two choices for meeting the minimum standards
for off-street parking dimensions within this aggregate area: a) all at full width method, or
b) mixture of full width/reduced width method.
a. All at Full Width Method. The A full width parking space shall be no less than eight and
one-half feet in width and 16-1/2 feet in length. Minimum standards for off-street parking
space dimensions shall not be less than as shown on Figure 18-1, Minimum Parking Lot
Requirements for One- and Two-Way Traffic.
b. Mixture of Full Width and Reduced Width Method.
1. The applicant must be able to demonstrate that sufficient parking area is available
to provide all required parking spaces at the full width dimensions as defined in
subsection (b)(2) below.
2. Full Width Parking Stall Size. The full width parking space shall be eight and one-half
feet in width and 16-1/2 feet in length. Minimum standards for off-street parking space
9.2.d
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Chapter 18.95 ECDC, Parking Lot Construction Page 3 of 9
The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025.
dimensions shall not be less than as shown on Figure 18-1, Minimum Parking Lot
Requirements for One- and Two-Way Traffic.
3. If the conditions of subsections (b)(1) and (b)(2) above have been satisfied, and
the applicant selects this methodology, a maximum of fifty percent of the total
provided parking spaces may be sized at reduced width per the parking space
dimensions specified in subsection (b)(4) below.
4. Reduced Width Parking Stall Size. The reduced width parking space shall be
eight feet in width and 16-1/2 feet in length. Minimum standards for off-street
parking space dimensions shall not be less than as shown on Figure 18-1,
Minimum Parking Lot Requirements for One- and Two-Way Traffic.
2. Trucks. Parking areas for vehicles with a gross vehicle weight exceeding 8,000 pounds
shall be designed to meet sound, commonly accepted specifications necessary for parking
such vehicles as designated by the city engineer.
3. Drive aisles.
a. One-Way. Minimum width shall not be less than 12-ft.
b. Two-Way. Minimum width shall not be less than 24-ft.
a.c. Additional width may be required as established by the Fire Department to comply
with fire fighting or rescue operations.
B. Control Devices. Hard-surfaced parking lots shall use painted stripes to designate spaces.
Gravel parking lots shall use durable raised rails and wheelstops and signs to designate spaces.
Pedestrian walks shall be distinguished through striping or other means approved by the city
engineer. in parking lots shall be protected by curbs or raised rails.
C. Pavement. Parking lots shall be hard-surfaced.
a. The city engineer may allow gravel parking lots for temporary parking lots, or where
parking is primarily long term.
b. Driveway approaches for gravel parking lots shall be hard-surfaced from the edge of the
existing street a distance of 20 feet or to the edge of the property line, whichever is
greater.
9.2.d
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Chapter 18.95 ECDC, Parking Lot Construction Page 4 of 9
The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025.
a.c. The existence of legally nonconforming gravel surfacing in existing designated parking
areas may not be a reason for prohibiting utilization of existing space in the parking
area to meet parking standards, up to a maximum of six parking spaces.
D. Grades. Maximum parking slopes shall be six percent; minimum slope shall be one percent.
The city engineer may waive the maximum slope requirement, up to a maximum of 14 percent,
if the applicant can demonstrate that an increase in the slope maximum will not result in
conditions that may pose a hazard or otherwise endanger the public’s health, safety or welfare.
1. The city engineer shall consider the following criteria, where applicable, in reviewing an
application for waiver:
a. The waiver request is not made for the sole purpose of circumventing other
requirements of the community development code, general convenience, or to reduce
routine construction cost compared to similar projects.
b. Site conditions or other city requirements necessitate the request. Site conditions
may include but are not limited to the protection of streams, trees and vegetation;
addressing storm drainage and ground water concerns; minimizing impacts on
adjacent properties; and avoidance of excessive grading or retaining walls.
c. Mitigating safety measures as proposed or required by the city engineer can be
included in the design and realistically constructed as designed.
d. The public welfare will be enhanced. Examples include the enhancement of the
aesthetic environment, reduction in potential pollutants, noise, dust or odor, public
convenience, and/or the general safety of the public during construction.
e. Utilization of existing parking lots with similar profiles to the proposed lots can be
shown to operate safely and efficiently.
f. The request complies with barrier free design standards and other handicap
accessibility related laws, requirements and standards.
g. The waiver decision would not be otherwise detrimental to the city.
2. If a waiver is granted, the city engineer will place in the appropriate city file a signed,
written statement of findings, reasons and conditions for authorizing the waiver of the
parking slip requirement.
9.2.d
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Chapter 18.95 ECDC, Parking Lot Construction Page 5 of 9
The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025.
E. 3. Driveways and curb cut requirements and aisles shall conform to the standards of ECDC
18.80.060. [Ord. 4085 § 8 (Exh. A), 2017; Ord. 3585 § 1, 2006; Ord. 3121 § 1, 1996; Ord. 2737 § 1, 1989; Ord.
2428 § 3, 1984].
18.95.030 Tandem parking prohibited.
Any required off-street parking space, whether by the requirements of ECDC Title 18 or any
other provision of the code, shall be individually accessible.. Tandem or stacked parking may
not be utilized to provide any required parking space; except that tandem parking may be
permitted in the following instances:
A. Tandem spaces may be provided outside of residential development Wwhere an applicant
proposes to provide additional parking spaces for the benefit of visitors and residents in
addition to those required by the code. , the staff may approve the use of tandem or stacked
parking where such tandem parking will not block or impede access to any required space, or
present a safety hazard. In no event shall tandem or stacked parking be permitted where its
use would increase the permitted density of development.
B. On a residentially zoned single-family (RS-zoned) lot, one tandem spaces may be provided in
order to meet the minimum required parking on the property.
C. Requirements.
a. Parking spaces in tandem apply at a rate of one space for every 20 linear feet.
b. Provisions for turning radius shall be accounted for.
c. Tandem parking shall not block or impede access to any other required spaces, or
present a safety hazard
An application to provide additional parking spaces as set forth above shall be processed in
accordance with the provisions of ECDC 18.00.020. [Ord. 3788 § 14, 2010; Ord. 3344 § 1, 2001; Ord.
2794 § 1, 1990].
Figure 18-1.
9.2.d
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Chapter 18.95 ECDC, Parking Lot Construction Page 6 of 9
The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025.
FIGURE 18-1 REMOVED FROM CODE AND REPLACED WITH UPDATED CITY STANDARD DETAIL
9.2.d
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Chapter 18.95 ECDC, Parking Lot Construction Page 7 of 9
The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025.
Figure 18-2.
9.2.d
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Chapter 18.95 ECDC, Parking Lot Construction Page 8 of 9
The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025.
FIGURE 18-2 REMOVED FROM CODE – FIRE MANAGES THESE REQUIREMENTS
9.2.d
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Chapter 18.95 ECDC, Parking Lot Construction Page 9 of 9
The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025.
The Edmonds Community Development Code is current through Ordinance 4379, passed
January 14, 2025.
Disclaimer: The city clerk’s office has the official version of the Edmonds Community
Development Code. Users should contact the city clerk’s office for ordinances passed
subsequent to the ordinance cited above.
City Website: www.edmondswa.gov
Hosted by General Code.
9.2.d
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9.2.e
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FINAL BILL REPORT
ESSB 5184
Brief Description: Concerning minimum parking requirements.
Sponsors: Senate Committee on Housing (originally sponsored by Senators Bateman, Trudeau,
Frame, Krishnadasan, Liias, Nobles, Pedersen, Salomon, Shewmake and Stanford).
Senate Committee on Housing
House Committee on Local Government
Background: Growth Management Act. The Growth Management Act (GMA) is the
comprehensive land use planning framework for counties and cities in Washington. The
GMA also establishes a significantly wider array of planning duties for 28 counties, and the
cities within those counties, that are obligated to satisfy all planning requirements of the
GMA. These jurisdictions are sometimes said to be fully planning under the GMA.
The GMA also directs fully planning jurisdictions to adopt internally consistent
comprehensive land use plans. Comprehensive plans are implemented through locally
adopted development regulations, and both the plans and the local regulations are subject to
review and revision requirements prescribed in the GMA. A comprehensive plan must be
reviewed and, if necessary, revised every ten years to ensure that it complies with the GMA.
Minimum Residential Parking Requirements. In counties and cities fully planning under
the GMA, minimum residential parking requirements mandated by municipal zoning
ordinances are subject to certain requirements. Requirements are dependent upon:
whether the housing units are offered as affordable to very low-income people or
extremely low-income people, are specifically for seniors or people with disabilities,
or are market rate multifamily housing units; and
•
the proximity of the housing units to a transit stop that receives a certain frequency of
transit service.
•
Limits on Minimum Residential Parking Requirements. For affordable housing units that
are affordable to very low-income or extremely low-income individuals and located within
0.25 miles of a transit stop receiving transit service at least two times per hour for twelve or
more hours a day, minimum residential parking requirements may be no greater than one
parking space per bedroom or 0.75 space per unit.
This analysis was prepared by non-partisan legislative staff for the use of legislative
members in their deliberations. This analysis is not part of the legislation nor does it
constitute a statement of legislative intent.
ESSB 5184- 1 -Senate Bill Report
9.2.f
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For housing units that are specifically for seniors or people with disabilities and located
within 0.25 miles of a transit stop receiving transit service at least four times per hour for
twelve or more hours a day, a city may not impose minimum residential parking
requirements for the residents of such housing units. A city may require a developer to
record a covenant that prohibits the rental of a unit subject to this parking restriction for any
purpose other than providing housing for seniors or people with disabilities.
For market rate multifamily housing units that are located within 0.25 miles of a transit stop
that receives transit service from at least one route that provides service at least four times
per hour for twelve or more hours per day, minimum residential parking requirements may
be no greater than one parking space per bedroom or 0.75 space per unit.
A city may establish a requirement for the provision of additional parking space per
bedroom or per unit if the jurisdiction has determined particular housing unit to be in an
area with a lack of access to street parking capacity, physical space impediments, or other
reasons supported by evidence that would make on-street parking infeasible for the unit.
A city that is required or chooses to plan under the GMA may not:
require off-street parking as a condition of permitting development of middle housing
within one-half mile walking distance of a major transit stop;
•
require more than one off-street parking space per unit as a condition of permitting
development of middle housing on lots smaller than 6000 square feet; and
•
require more than two off-street parking spaces per unit as a condition of permitting
development of middle housing on lots greater than 6000 square feet.
•
State Building Code Council. The State Building Code (SBC) provides a set of statewide
standards and requirements related to building construction. The SBC is comprised of
various international model codes, including building, residential, fire, and plumbing codes
(model codes) adopted by reference by the Legislature. The model codes are promulgated
by the International Code Council.
The State Building Code Council (SBCC) is responsible for adopting, amending, and
maintaining the SBC. The SBCC must regularly review updated versions of the model
codes and adopt a process for reviewing proposed statewide and local amendments.
Summary: A city, including code cities, or county may not require more than 0.5 parking
space per multifamily dwelling unit or more than one parking space per single-family
home.
A city or county may not require more than two parking spaces per 1000 square feet of
commercial space.
A city or county may not require any minimum parking requirements for:
ESSB 5184- 2 -Senate Bill Report
9.2.f
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existing buildings undergoing change of use from a nonresidential to a residential use
or a change of use for a commercial use;
•
residences under 1200 square feet;•
commercial spaces under 3000 square feet;•
affordable housing;•
senior housing;•
child care facilities; and•
ground-level nonresidential spaces in mixed-use buildings.•
Cities and counties with a population between 30,000 and 50,000 must implement the
requirements within three years of the effective date of the bill. Cities and counties with a
population of 50,000 or greater must implement the requirements of this act within 18
months of the effective date of the bill.
Exceptions. Parking restrictions do not apply to the following:
accessible parking spaces in compliance with the Americans with Disabilities Act
(ADA);
•
portions of cities and counties within a one-mile radius of a commercial airport in
Washington with at least 9 million annual enplanements;
•
cities or code cities with a population of 30,000 or less.•
The parking limitations also do not apply if a city or county submits to the Department of
Commerce (Commerce) an empirical study prepared by a credentialed transportation or
land use planning expert that clearly demonstrates, and Commerce finds and certifies, that
the application of the parking limitations will be significantly less safe for vehicle drivers or
passengers, pedestrians, or bicyclists than the jurisdiction's current parking requirements.
A city or county may require parking in excess of these limitations for religious
organizations and parking requirements for carpools.
A city or county that has adopted substantially similar policies to these requirements may
apply to Commerce for a determination of compliance.
Jurisdictions may submit a request for a variance from the limitations and prohibitions on
parking to Commerce if compliance with the requirements would be hazardous to the life,
health, and safety of residents as confirmed by a building official or fire marshal, or their
designees.
A city or county may also submit a request for a variance from the prohibitions and
limitations on minimum parking requirements to require additional parking spaces
permanently marked for the exclusive use of individuals with disabilities beyond those
required for compliance with the ADA based on the planned or likely population, location,
or safety of a building, using objective standards
ESSB 5184- 3 -Senate Bill Report
9.2.f
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Cities or counties are not prohibited from requiring temporary or time-restricted parking.
Cities and counties are encouraged to consider the adequacy of drop-off space, waiting
space, and accessibility in the design review process when considering the limitations on
parking requirements.
Counties may require off-street parking if the county's roads are not developed to the
standards for streets and roads adopted by the cities within that county.
Other Provisions. Current minimum residential parking requirements for cities planning
under the GMA are repealed.
SBCC shall research, and if necessary, adopt by rule updated accessible parking space
requirements in the SBC to align with current research on disability rates among drivers.
Votes on Final Passage:
Senate 40 8
House 64 31 (House amended)
Senate 36 13 (Senate concurred)
Final Passage Votes
Effective:Ninety days after adjournment of session in which bill is passed.
ESSB 5184- 4 -Senate Bill Report
9.2.f
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City Council Agenda Item
Meeting Date: 06/24/2025
Reclassification - City Engineer
Staff Lead: Jessica Neill Hoyson
Department: Human Resources
Preparer: Jessica Neill Hoyson
Background/History
The City Engineer position has recently been vacated due to resignation. The Administration has
reviewed the functions of the position and determined that the City Engineer functions essentially as the
Deputy Director of Public Works & Utilities. Prior to recruiting for the position, the Administration
wishes to correctly capture the functions of the position. It is believed that this will also assist in
recruiting quality candidates for this position. HR has reviewed the compensation and is not
recommending any changes to the City Engineer compensation for this change. This update will simply
correctly capture how the City Engineer currently functions. The proposed job description has been
reviewed by HR and the Acting Public Works Director.
Staff Recommendation
Approve reclassification of the City Engineer position to Deputy PW & Utilities Director/City Engineer.
Narrative
See attached job description.
Attachments:
Deputy Director PW Utilities - City Engineer (Clean)
10.1
Packet Pg. 174
Deputy Director Public Works & Utilities/City Engineer Last Reviewed 6/10/25
Last Revised: 6/10/25
City of
EDMONDS
Washington
Deputy Director Public Works & Utilities /CITY ENGINEER
Department: Public Works- Engineering Pay Grade: NR-43
Bargaining Unit: Non-Represented FLSA Status: Exempt
Revised Date: June 2025 Reports To: Public Works/Utilities
Director
POSITION PURPOSE: Under the general direction of the Public Works & Utilities Director, oversees,
facilitates, and project manages the engineering functions and programs for the City, including capital
improvement programs, construction and transportation and manages the Engineering Division staff.
Manages the design, construction and administration of capital improvement projects; oversees the plan
review and inspection of private development improvements, permits and other matters relatin g to the
compliance with City codes, oversees standards and technical practices of utilities, streets, sidewalks and
other civil work; develops, prepares and manages the Division budget and project budgets for capital
improvements. Assists Director with development of department budget. Evaluates progress of engineering
projects and recommends changes as needed and evaluates the efficacy of completed projects. Serves as
the City’s registered professional Engineer to review and sign engineering drawings o n behalf of the City.
Provides a substantial amount of management, administrative and supervisory functions, managing and
directing assigned sections of department and providing direction to staff. Serves as the acting Director in
the director’s absence; makes decisions and provides information as necessary.
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 representativ e 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.
Manages, coordinates and reviews the work of assigned staff. Manages the Engineering Division staff,
instructs and trains staff, monitors work and evaluates performance. Analyzes workload trends and
implements staffing and assignment adjustments; meets regularly with staff; monitors operations to
identify and resolve problems.
Develops and manages of budget for the Engineering Division and monitors and controls expenditures.
Assists the Public Works Director in development of the Departmental budget, makes
recommendations for necessary amendments, monitors expenditures and identifies needs, reviews
and approves budget reports, purchases and payments according to established policies and practices.
Makes recommendations and forecasts for future funds needed for staffing, equipment, materials and
supplies.
Develops and prepares the budget for the capital improvement program.
10.1.a
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JOB DESCRIPTION
Deputy Director PW & Utilities /City Engineer
Deputy Director Public Works & Utilities/City Engineer Last Reviewed 6/10/25
Last Revised: 6/10/25
Monitors and tracks project expenditures and capital project revenues from utilities, grants, gas tax,
REET, impact fees, bonds, and inter-local agreements; analyzes and reviews budgetary and financial
data and controls.
Plans, organizes, controls and directs the Engineering activities of the City related to streets, storm
drainage, sanitary sewers, water utility, transportation/traffic engineering and public information.
Oversees the administration of public works design and construction contracts on capital improvement
projects for city utilities, streets, And provides technical support on some projects in being managed by
Parks and Facilities.
Reviews and approves design plans, specifications and bid documents and advertises for bids and
recommends award of construction contracts.
Negotiates, prepares and recommends change orders for approval; reviews and approves payments to
consultants and contractors.
Organizes, prepares and approves agenda memos and exhibits for City Council review and approval.
Provides technical advice and assistance to staff members, Directors, Mayor, City Council, and other
agencies. May represent the Division and/or the City by providing technical engineering expertise
during Council or public meetings or hearings.
Oversees the review of private development plans, application for permits, subdivisions, rezones,
Architectural Design Board approvals of utilities, streets, sidewalks and other civil work as well as
variances and other matters relating to compliance with codes, standards, planning and technical
practices.
Applies and implements engineering provisions related to City Code and recommends new ordinances
and standards as appropriate; organizes and directs field inspections on construction of private
development improvements and utilities within the public right-of-way.
Oversees and coordinates updates to a variety of long-term plans including storm water, water,
sanitary sewer and transportation comprehensive plans.
Provides engineering support to functional managers in developing the capital improvement program
and capital budget and in preparing and updating comprehensive plans for the City’s roads, utilities
and other public facilities.
Prepares applications for and administers federal and state grants for capital improvement programs.
Directs the preparation and maintenance of a variety of narrative and statistical reports, records and
files related to assigned activities and personnel.
Prepares technical standards, administrative procedures and technical reports; communicates with
other administrators, personnel and outside agencies to coordinate activities and programs; resolves
issues and conflicts and exchange information and assumes the duties and responsibilities of the Public
Works/Utilities Director in his or her absence.
Provides operational leadership to assure standards are met for productivity, efficiency, continuous
quality improvement, customer satisfaction and teamwork.
Monitors assigned operations and assures compliance with federal, state, and local regulations and
policies; interprets policies and procedures and assures the consistent application of rules and
regulations.
Serves as staff on a variety of boards, commissions and committees and prepares and presents staff
reports and other necessary correspondence.
Maintains awareness of new trends and developments in the fields related to his/her area of
responsibility; incorporates new developments as appropriate. Remains current on legislative changes
that affect Public Works Engineering.
10.1.a
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JOB DESCRIPTION
Deputy Director PW & Utilities /City Engineer
Deputy Director Public Works & Utilities/City Engineer Last Reviewed 6/10/25
Last Revised: 6/10/25
Required Knowledge of:
Planning, organization and direction of Engineering functions and operations.
Civil engineering techniques and design.
State and federal funding procedures for Public Works projects.
Applicable federal, state and local laws, codes, regulations, policies and procedures related to water,
wastewater and sanitary sewer systems, streets and other assigned areas.
Interpersonal skills using tact, patience and courtesy.
Health and safety standards, rules and regulations.
Principles and practices of long-range strategic planning.
Structure, organization and interrelationships of city departments, agencies and related governmental
agencies and offices affecting assigned functions.
Effective oral and written communication principles and practices to include public relations and public
speaking.
Contract negotiation and administration.
Research methods and report preparation and presentation.
Modern office procedures, methods, and equipment including computers and computer applications
such as: word processing, spreadsheets, and statistical databases.
Principles and practices of governmental budget preparation and administration.
Supervisory and training principles, methods, best management practices and techniques.
Required Skill in:
Planning, organizing, controlling and directing the Engineering activities and operations.
Serving as the city representative on local and regional Engineering issues.
Supervising design and construction, contracts.
Conducting design reviews.
Developing and administering procurement and consultant contracts as necessary.
Creating and producing effective grant requests.
Interpreting, applying and explaining rules, regulations, policies and procedures.
Planning and implementing long-term strategies, including capital construction project planning and
oversight.
Utilizing personal computer software programs and other relevant software affecting assigned work
and in compiling and preparing spreadsheets.
Establishing and maintaining effective working relationships with staff, management, vendors, outside
agencies, community groups and the general public.
Analyzing situations accurately and adopting an effective course of action.
Maintaining confidentiality and communicating with tact and diplomacy.
Effectively applying program/project management techniques and principles.
Directing the maintenance of a variety of reports and files and preparing, maintaining and reviewing
comprehensive narratives and statistical reports.
10.1.a
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JOB DESCRIPTION
Deputy Director PW & Utilities /City Engineer
Deputy Director Public Works & Utilities/City Engineer Last Reviewed 6/10/25
Last Revised: 6/10/25
Developing and monitoring departmental, capital improvement, and program/project operating
budgets, costs and schedules.
Communicating effectively, both verbally and in writing, including public relations and public speaking.
Supervising, leading, coaching and using best management practices to improve staff performance;
delegating tasks and workload assignments.
Performs related duties as assigned that are within the scope of the position classification.
MINIMUM QUALIFICATIONS:
Education and Experience:
Bachelor’s Degree in Civil Engineering or related field; and six years of increasingly responsible civil engineering
design and construction experience in a municipal, State, or related environment that includes three years of
staff supervisory, budgetary, and management responsibility; OR an equivalent combination of education,
training and experience that will allow the incumbent to successfully perform the essential functions of the
position.
Required Licenses or Certifications:
Current Washington State Professional Civil Engineer (PE) license.
A criminal background check is required following a verbal offer of employment. Criminal history is
not an automatic employment disqualifier. Results are reviewed on a case-by case basis.
A valid Driver's License at time of hire and a driving record that is acceptable to the City’s insurance
requirements. Out of state candidates must obtain their WA State Driver's License within 30 days
after moving to WA https://www.dol.wa.gov/driverslicense/moving.html
WORKING CONDITIONS:
Environment:
Indoor and outdoor work environment.
Driving a vehicle to conduct work.
Physical Abilities:
Hearing, speaking or otherwise communicating to exchange information in person or on the
telephone.
Operating a computer keyboard and drafting materials.
Reading and understanding a variety of materials.
Sitting, standing or otherwise remaining in a stationary position for extended periods of time.
Ascending/descending from ladders and working from heights or depths.
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 moderately heavy objects up to 40 lbs.
Ability to wear appropriate personal protective equipment based on required City Policy.
10.1.a
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JOB DESCRIPTION
Deputy Director PW & Utilities /City Engineer
Deputy Director Public Works & Utilities/City Engineer Last Reviewed 6/10/25
Last Revised: 6/10/25
Hazards:
Contact with angry and/or dissatisfied customers.
Occasional exposure to dangerous machinery.
Occasional extreme weather conditions.
Potential physical harm and hazardous chemicals when working in the field, conducting
inspections and working around construction equipment and worksites.
Incumbent Signature: ____________________________________ Date: ________________________
Department Head: _______________________________________ Date: ________________________
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City Council Agenda Item
Meeting Date: 06/24/2025
Middle Housing Code Update: Ordinance Adoption
Staff Lead: Brad Shipley
Department: Planning Division
Preparer: Brad Shipley
Background
The City of Edmonds is in the final stages of updating its zoning regulations to comply with HB 1110,
which requires cities of Edmonds’ size to allow middle housing in areas historically zoned for single-
family use. The legislation aims to increase housing supply, improve affordability, and support greater
housing diversity across Washington.
Over the past several months, staff have collaborated with the Planning Board and community members
to develop code provisions that meet state requirements while aligning with Edmonds’ local values and
priorities.
The Planning Board transmitted its formal recommendation to City Council on May 21, 2025, following
six months of deliberation, review of state guidance, and input from more than 200 community
members. Council has since reviewed the draft and made additional amendments, which are reflected in
the current version under consideration.
Staff Recommendation
Review draft and adopt draft ordinance after making any final amendments.
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 Amendments (June 3)
· 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.
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Council also requested language allowing cottage housing density to scale with lot size and additional
design standards to address concerns about townhouse design. These changes are included in the
updated draft.
Summary of Changes since June 17 Council Meeting
· Impact Fees. Per council discussion, we simplified language so all middle housing types (except
cottage housing) are treated like multi-family units. This is a temporary fix until Parks and Public
Works can complete their process. See table in 3.36.125 ECC.
· Cottage Housing. Modified the required parking for cottage housing from two per unit to one
per unit. Cottage Housing is limited in size and should have lower parking requirements. This
change increases the feasibility of cottage housing. See 16.20.045(B)(4).
· Frontage Types. Modified illustration so building does not project into setback. See 16.20.045(C).
For consistency, changed the language in 16.20.030(E)(2) and (3) to refer to the applicable
frontage type.
· Access. Added reference to Engineering standards for driveways. See 16.20.040(7)(c)(1) ECDC.
Key Decisions Remaining for City Council:
· Frontage Types. A limited set of private frontage standards (e.g., porches, building orientation)
remain in draft form for Council consideration. These are intended to enhance compatibility and
walkability but require further refinement. The Planning Board supported the concept but did
not fully review the draft standards (see the Additional Considerations Section of Planning
Board’s Recommendation in Attachment 1).
· Staffing to Support Affordability Component. To implement and manage the affordability
provisions, additional staffing is needed. Ongoing compliance (50+ years) will require dedicated
resources. Preliminary duties are outlined in Attachment 5.
· Design Standards for Townhouse-style Buildings (new). New provisions have been added to
improve design quality and neighborhood fit. Modeled after the Side Court illustration.
· Design Review Flexibility (new). A new provision allows departures from design standards when
applicants demonstrate equal or better compliance with the intent. Staff would be required to
document their rationale in the project record.
· Cottage Housing Density (new). Language was added to allow cottage housing density to scale
with lot size, enabling more cohesive development on larger lots without requiring subdivision.
Next Steps:
· June 24 - Ordinance adoption with code and zoning map
Attachments:
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Attachment 1: Draft Middle Housing Ordinance
Attachment 2: Middle Housing Draft Code Redline
Attachment 3: Zoning Map - Existing
Attachment 4: Proposed Zoning Map - Draft
10.2
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ORDINANCE NO.
AN ORDINANCE OF THE CITY OF EDMONDS,
WASHINGTON, ADOPTING AMENDMENTS TO THE CITY’S
DEVELOPMENT REGULATIONS RELATED TO THE
STATE’S MIDDLE HOUSING LAWS AND
CORRESPONDING REVISIONS TO THE CITY’S ZONING
MAP.
WHEREAS, HB 1110 requires cities of Edmonds’ size to allow middle housing in areas
traditionally limited to single-family development; and
WHEREAS, this legislation supports statewide goals for increasing housing supply,
expanding affordability, and promoting housing diversity; and
WHEREAS, 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; and
WHEREAS, the planning board formally transmitted its recommendation to city council
on May 21, 2025; and
WHEREAS, 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; and
WHEREAS, 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 feasible; and
WHEREAS, on June 3 and June 17 2025, the city council voted on amendments to the
recommendation; and
WHEREAS, these amendments resulted in the attached proposal; and
WHEREAS, the city council directed modifications to the reduced rear setback allowed
for single-story ADUs; and
10.2.a
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WHEREAS, the city council directed that lot coverage be reduced from 45% to 35% for
all lots, regardless of density; and
WHEREAS, the city council held a public hearing on the middle housing amendments on
June 10, 2025, which included the changes directed on June 3, 2025; NOW, THEREFORE,
THE CITY COUNCIL OF THE CITY OF EDMONDS, WASHINGTON, DO ORDAIN
AS FOLLOWS:
Section 1. The City’s zoning map is hereby amended to change all RS single-family
zones to one of the City’s new LDR low density residential zones, as reflected in Exhibit A,
which is attached hereto and incorporated herein by this reference as if set forth in full.
Section 2. Title 16 of the Edmonds Community Development Code, entitled “Zone
Districts,” is hereby amended to revise the following chapters to read as set forth in Exhibit B,
which is attached hereto and incorporated herein by this reference as if set forth in full (new text
is show in underline; deleted text is shown in strikethrough):
16.00 Zone Districts – Preface and Purpose
16.10 Residential Zones – Purposes
16.20 RS – Single-Family LDR – Low Density Residential
16.30 RM – Multiple Residential
16.40 Business and Commercial Zones – Purposes
16.43 BD – Downtown Business
16.45 BN – Neighborhood Business
16.50 BC – Community Business
16.53 BP – Planned Business
16.55 CW – Commercial Waterfront
16.60 CG – General Commercial Zone
16.62 MU – Medical Use Zone
10.2.a
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Section 3. Chapter 20.60 of the Edmonds Community Development Code, entitled
“Signs,” is hereby amended to read as set forth in Exhibit B, which is attached hereto and
incorporated herein by this reference as if set forth in full (new text is show in underline; deleted
text is shown in strikethrough).
Section 4. Chapter 20.75 of the Edmonds Community Development Code, entitled
“Subdivisions,” is hereby amended to read as set forth in Exhibit B, which is attached hereto and
incorporated herein by this reference as if set forth in full (new text is show in underline; deleted
text is shown in strikethrough).
Section 5. Chapter 3.36 of the Edmonds City Code, entitled “Impact Fees,” is hereby
amended to read as set forth in Exhibit B, which is attached hereto and incorporated herein by
this reference as if set forth in full (new text is show in underline; deleted text is shown in
strikethrough).
Section 6. Title 21 of the Edmonds Community Development Code, entitled
“Definitions,” is hereby amended to read as set forth in Exhibit B, which is attached hereto and
incorporated herein by this reference as if set forth in full (new text is show in underline; deleted
text is shown in strikethrough).
Section 7. 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 8. 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:
10.2.a
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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:
PUBLISHED:
EFFECTIVE DATE:
ORDINANCE NO.
10.2.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, ADOPTING AMENDMENTS TO THE
CITY’S DEVELOPMENT REGULATIONS RELATED
TO THE STATE’S MIDDLE HOUSING LAWS AND
CORRESPONDING REVISIONS TO THE CITY’S
ZONING MAP.
.
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
10.2.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
10.2.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].
10.2.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.
10.2.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;
10.2.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.
10.2.b
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Chapter 16.20
RS – SINGLE-FAMILYLDR – LOW DENSITY RESIDENTIAL
Sections:
16.20.000 Purposes.
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.
16.20.035 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 Purposes.
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:
A. To reserve and regulate areas primarily for family living in single-family dwellings;
10.2.b
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A. B. To provide for additional nonresidential uses which complement and are compatible
with single-family dwelling useProvide 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.
10.2.b
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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.
[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.
10.2.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
Side Court Cottage Housing Cottage Housing
Side Court Courtyard Apartments
Side Court
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.
10.2.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.
10.2.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.
10.2.b
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16.20.025 Uses.
A. A. Permitted The following uses are permitted on all lots zoned predominantly for
residential use, unless zoning permitting higher densities or intensities than those listed
in ECDC 16.20.020(A) applies:
1. Primary Uses. :
a. 1. Single-family dwelling unitsdwellings;
b. 2. Middle housing types;
c. Churches, subject to the requirements of ECDC 17.100.020;
d. 3. Primary schools subject to the requirements of ECDC 17.100.050(G)
through (R);
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;
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. Private greenhouses covering no more than five percent of the site,
iii. c. Private stables,
10.2.b
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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 (D4)(4c) 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
d. 4. Bed and breakfasts, as in ECDC 20.23.020(A)(2).
10.2.b
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[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. [Ord. 4360 § 3 (Exh. A), 2024;
Ord. 3547 § 1, 2005].
16.20.030 Table of site development standards.
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.
A.D. Site development standards table.
10.2.b
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Sub
Distri
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Minimu
m Lot
Area
(Sq. Ft.)
Maximu
m
Density
1
Minimu
m Lot
Width
Minimu
m
Street
Setback
Minimu
m Side
Setback
Minimu
m Rear
Setback
Maximu
m
Height
Maximu
m
Coverag
e (%)
Minimu
m
Parking
Spaces2
RS-20 20,000 2.2 100' 25' 35'3 &
10'
25' 25' 35% 2
RS-12 12,000 3.7 80' 25' 10' 25' 25' 35% 2
RSW-
124
12,000 3.7 — 15' 10' 35' 25' 35% 2
RS-10 10,000 4.4 75' 25' 10' 20' 25' 35% 2
RS-8 8,000 5.5 70' 25' 7-1/2' 15' 25' 35% 2
RS-6 6,000 7.3 60' 20' 5' 15' 25' 35% 2
RS-
MP5
12,0005 3.75 80'5 25'5 10'5 25'5 25' 35% 2
LDR – S LDR – M LDR – L
Parent Lot Area Minimum 6,000 sf. 8,000 sf. 12,000 sf.
Lot Width 60’ 70’ 80’
Lot Coverage Maximum
35% of the total lot area.
Street Setback1, 2 20’ 25’ 25’
Side Setback 5’ 7.5’ 10’
Rear Setback 15’ 15’ 25’
Rear Setback (alley) 5’ 5’ 5’
Height Maximum 25’ 25’ 25’
10.2.b
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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.
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].
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.
10.2.b
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1. B. Eaves and Chimneys. Eaves and chimneys may project into a required setback not
more than 30 inches.
2. C. PorchesSteps, Patios, and Decks. Uncovered and unenclosed pSorches, 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 into the required setback
consistent with the applicable frontage type in 16.20.055 ECDC.
4. Corner Lots. Corner lots have no rear setback; all setbacks other than the street
setbacks shall be side setbacks.
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. 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.
10.2.b
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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. Floats. Offshore recreational floats are prohibited.
8. Covered Buildings. No covered building shall be allowed on any residential dock or pier.
[Ord. 4360 § 3 (Exh. A), 2024; Ord. 3845 § 5, 2011; Ord. 3547 § 1, 2005].
16.20.045 Site development standards – Single-family master plan.
A. General. The “single-family – master plan” zone is intended to apply to the area lying along
the south side of SR-104 north of 228th Street SW, where there are development constraints
related to access and traffic on SR-104. Development in this zone may be approved at RS-12
standards without an approved master plan. An approved master plan is required before any
development can occur at RS-8 densities.
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
16.20.040 Design standards.
A. Applicability.
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.
10.2.b
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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 houses.
2. De-emphasize garages and driveways as major visual elements along the street.
3. Provide clear and accessible pedestrian routes between buildings and streets.
4. Implement the definitions of cottage housing and courtyard apartments provided by
state law.
C. Design review.
1. Compliance with the design standards shall be verified during the building permit
review process and is not subject to a formal design review process.
2. Departures are available for all design standards herein. Departures provide applicants
with the option of proposing alternative designs when the applicant can demonstrate a
design is equal to or better for meeting the “purpose” of a particular standard.
3. Departures shall be administrative and reviewed, approved, or denied by the planning
and development director or the planning director’s designee.
4. The planning and development director or the planning director’s designee must
document the reasons for all departure decisions within the project application records.
5. 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.
10.2.b
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ii. A minimum of 300 square feet of common open space must be provided per
cottage unit.
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.
6. 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
10.2.b
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b. A designated seating area (e.g., benches, seat walls).
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.
7. 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 met:
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 lineal 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
Commented [BS4]: New language added in (a) and (b)
below to help support good design for townhouses and
other similar type developments.
10.2.b
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create a defined edge. This may be achieved through an L-shaped
configuration or a similar arrangement that encloses or frames the
driveway.
If site constraints 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. Driveway locations, including number of allowable driveways, shall
comply with Engineering standards and policies.
ii. For lots abutting an improved alley that meets the city’s standard for
width, vehicular access shall be taken from the alley. Lots without access
to an improved alley and taking vehicular access from a street shall meet
the other standards of subsection (ii)(a) through (c) below.
iii. 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.
10.2.b
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iv. All garages and carports shall not protrude beyond the front building
façade.
v. 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.
10.2.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.
2. A minimum of one off-street parking space per unit shall be required on lots of
6,000 square feet or less, before "unit lot subdivisions," "condominium subdivisions,"
or similar methods of creating individual ownership units within middle housing
developments.
3. A minimum 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.
4. For cottage housing, a minimum of one off-street parking space per unit.
C. The provisions of subsection (A) do not apply to:
1. Portions of the city for which the Department of Commerce has certified a parking
study in accordance with RCW 36.70A.635(7)(a), in which case off-street parking
requirement shall be as provided in the certification from the Department of
Commerce.
16.20.050 Building standards.
A. Purpose. This section provides 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.
10.2.b
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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.
10.2.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.
10.2.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
10.2.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
10.2.b
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6. Stacked Flat
A stacked flat is a residential building containing up to four 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
Common Entry
10.2.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
10.2.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
Common Entry
10.2.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: Side Court
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 [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.
10.2.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 Scaled for lot size*
*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
10.2.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.
10.2.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.
10.2.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.
10.2.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
Miscellaneous:
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.
10.2.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.
10.2.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 when located along the primary frontage.
Canopy, where provided, shall be at least as wide as the opening.
10.2.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 setback.
Ramps are required to be integrated along the side of the building to connect with the Stoop.
10.2.b
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16.20.060 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].
16.20.050 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.
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.
10.2.b
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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
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 fiveten 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).
10.2.b
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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. Where the City does not provide water or sewer service, utility service requirements
shall be subject to the policies of the service provider.
4. Septic System. Refer to Chapter 18.20 ECDC.
5. Storm. Refer to Chapter 18.30 ECDC.
6. Other Utilities. All new or extended utilities must be undergrounded in accordance with
ECDC 18.05.010.
7. Mailboxes. Additional mailboxes may be added for each permitted unit as approved by
the U.S. Postal Service.
G. Health and Safety. Accessory dwelling units must comply with all the applicable
requirements of the current building codes adopted by ECDC Title 19 and must comply in all
respects with the provisions of the Edmonds Community Development Code. Accessory
dwelling units 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].
10.2.b
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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.
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,
10.2.b
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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;
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:
10.2.b
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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
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.
10.2.b
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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
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)
10.2.b
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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
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.
10.2.b
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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.
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.
10.2.b
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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.
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.
10.2.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;
3. Retirement homes or congregate care facilities, assisted living facilities;
10.2.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.
10.2.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].
10.2.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.
10.2.b
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B. See Parking (Chapter 17.50 ECDC), Design Review (Chapter 20.10 ECDC), and Sign Code
(Chapter 20.60 ECDC) for additional standards. The following design standards shall also apply
to buildings within the RM-EW zone:
1. Seventy-five percent of a building facade facing a public right-of-way shall be clad with
preferred building materials which include natural stone, wood, architectural metal, brick
and glass. Concrete, laminates, veneers, fiber cement products and the like may be
permitted if they replicate the appearance of the listed preferred materials. At least 55
percent of building facade materials must be salvaged, recycled content, bio-based or
indigenous.
C. Location of Parking. No parking spaces 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 16.20.060065.
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.
10.2.b
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D. Corner Lots. Corner lots shall have no rear setback; all setbacks other than street setbacks
shall be side setbacks. [Ord. 3943 § 2 (Exh. 1), 2013; Ord. 3652 § 1, 2007; Ord. 3627 § 1, 2007].
16.30.050 Green building incentives.
A. General. New multifamily residential buildings, as well as additions and remodels to existing
multifamily residences, may earn reduced site development standards by receiving U.S. Green
Building Council® Leadership in Energy and Environmental Design™ (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].
10.2.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.
10.2.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].
10.2.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
10.2.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
10.2.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
10.2.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
10.2.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
10.2.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
10.2.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.
10.2.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.
10.2.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
10.2.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 45 feet measured perpendicular to the street front of the building lot
fronting on each of the mapped streets.
10.2.b
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3. Minimum Height of the Ground Floor within the Designated Street Front. The minimum
height of the ground floor specified in Table 16.43-2 only applies to the height of the
ground floor located within the designated street front established in subsection (B)(2) of
this section.
4. Access to Commercial Uses within the Designated Street Front. When a commercial use
is located on the ground floor within a designated street front as defined in subsection
(B)(2) of this section, the elevation of the ground floor and associated entry shall be within
seven inches of the grade level of the adjoining sidewalk. “Grade” shall be as measured at
the entry location. Portions of the ground floor outside the designated street front of the
building need not comply with the access requirements specified in this section.
5. When the designated street front of a building is on a slope which does not allow both
the elevation of the entry and ground floor within the designated street front to be entirely
within seven inches of the grade level of the sidewalk, as specified in subsection (B)(4) of
this section, the portion of the ground floor of the building located within the designated
street front may be designed so that either:
a. The entry is located within seven inches of the grade of the adjacent sidewalk, and
the commercial portion of the ground floor located within the designated street front
is within seven inches of the grade level of the entry; or
b. The building may be broken up into multiple frontages, so that each entry/ground
floor combination is within seven inches of the grade of the sidewalk.
c. For corner lots, a primary entry shall be established for the purposes of
determining where the ground floor entry rules detailed in this section shall apply. The
first choice for the primary entry shall be either 5th Avenue or Main Street. In the case
of the BD5 zone, the primary entry shall always be on 4th Avenue.
6. Within the BD1 zone, development on the ground floor shall consist of only commercial
uses, except that parking may be located on the ground floor so long as it is not located
within the designated street front.
7. Within the BD2 and BD3 zones, development on the ground floor shall consist of only
commercial uses within the designated street front. Any permitted use may be located on
the ground floor outside of the designated street front.
10.2.b
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8. Within the BD4 zone, there are two options for developing the ground floor of a
building. One option is to develop the ground floor with commercial space, meeting the
same requirements detailed for the BD2 and BD3 zones in subsection (B)(7) of this section.
As a second option, if more residential space is provided so that the ground floor does not
meet the commercial use requirements described in subsection (B)(7) of this section, then
the building setbacks listed for the RM-1.5 zone shall apply. In the case where RM-1.5
setbacks are required, the required street setback shall be landscaped and no fence or wall
in the setback shall be over four feet in height above sidewalk grade unless it is at least 50
percent open, such as in a lattice pattern.
9. Within the BD5 zone, one option is to develop the ground floor with commercial space,
meeting the same requirements detailed for the BD2 zone in subsection (B)(7) of this
section. When development of the ground floor does not conform to these requirements,
then development within the BD5 zone shall meet the following requirements:
a. The building shall be oriented to 4th Avenue. “Orientation to 4th Avenue” shall
mean that:
i. At least one building entry shall face 4th Avenue.
ii. If the building is located adjacent to the public right-of-way, architectural details
and/or applied art shall be incorporated into the building design to add interest at
the pedestrian (i.e., ground floor) level.
iii. If the building is set back from the street, landscaping and/or artwork shall be
located between the building and the street front.
b. Live/work uses are encouraged within the BD5 zone, and potential live/work space
is required for new residential buildings if no other commercial use is provided on-site.
i. If multiple residential uses are located on the ground floor, the building shall
incorporate live/work space into the ground floor design in such a way as to
enable building occupants to use portion(s) of their space for a commercial or
art/fabrication use. “Live/work space” means a structure or portion of a structure
that combines a commercial or manufacturing activity that is allowed in the zone
with a residential living space for the owner of the commercial or manufacturing
business, or the owner’s employee, and that person’s household. The live/work
10.2.b
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space shall be designed so that a commercial or fabrication or home occupation
use can be established within the space.
Figure 16.43-2: BD5 Development
Building at right (foreground) shows landscaping located between building and
street.
Building at left (background) shows commercial space integrated with residential
uses, and the entry oriented to the street.
10. Exceptions and Clarifications. The regulations for the ground floor contained in
subsections (B)(1) through (9) of this section apply with the following exceptions or
clarifications:
a. That in all areas the provision of pedestrian access to permitted residential uses is
allowed as a permitted secondary use.
b. The restrictions on the location of residential uses shall not apply when a single-
familylow-density residential use is the only permitted primary use located on the
property.
c. Existing buildings may be added onto or remodeled without adjusting the existing
height of the ground floor to meet the specified minimum height, so long as the
addition or remodel does not increase the building footprint or its frontage along a
street by more than 25 percent. Permitted uses may occupy an existing space
regardless of whether that space meets the ground floor requirements for height.
10.2.b
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d. Parking is not considered to be a commercial use for the purposes of satisfying the
ground floor commercial use requirement within the designated street front (e.g.,
when the first 45 feet of a building are within a designated street front in the BD1 zone,
parking may not be located within that 45 feet).
e. For properties within the BD2 or BD3 zone which have less than 90 feet of depth
measured from the street front, parking may be located in the rearmost 45 feet of the
property, even if a portion of the parking extends into the first 45 feet of the building.
In no case shall the depth of commercial space as measured from the street front of
the building be less than 30 feet.
f. Within the BD2, BD3 and BD4 zones, if the first 45 feet of the building as measured
perpendicular to the street consist only of commercial uses and permitted secondary
uses, then permitted multiple-family residential unit(s) may be located behind the
commercial uses.
g. Recodified as ECDC 22.43.050(B)(4).
h. Within the BD1 zone, each commercial space located on the ground floor within the
designated street front shall be directly accessible by an entry from the sidewalk.
C. Building Height Regulations.
1. The basic height limit for each BD zone is described in Table 16.43-2 (see definition of
“height” detailed in ECDC 21.40.030).
2. Within the BD5 zone, the maximum height may be increased to 30 feet if the building
meets one of the following conditions. In addition, if the building is located within 15 feet of
the public right-of-way, architectural details and/or applied art shall be incorporated into
the building design, and the ground floor shall be distinguished from the upper portions of
the building through the use of differences in materials, windows, and/or architectural
forms.
a. All portions of the building above 25 feet consist of a pitched roof such that the
pitch of all portions of the roof is at least six-by-12 and the roof includes architectural
features, such as dormers or gables of a steeper pitch, that break up the roof line into
distinct segments.
10.2.b
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b. If the building does not make use of a pitched roof system as described in
subsection (C)(2)(a) of this section, a building step-back shall be provided within 15 feet
of any street front. Within the 15-foot step-back, the maximum building height is the
lesser of 25 feet above grade at the property line (normally the back of the sidewalk) or
30 feet above the “average level” as defined in ECDC 21.40.030. For corner lots, a 15-
foot step-back is required along both street fronts. If a building located on a corner lot
has insufficient lot width (i.e., less than 40 feet of lot width) to enable it to provide the
required step-back on both street fronts, then the step-back may be waived facing the
secondary street.
3. Height Exceptions. In addition to the height exceptions listed in ECDC 21.40.030, the
following architectural features are allowed to extend above the height limits specified in
this chapter:
a. A single decorative architectural element, such as a turret, tower, or clock tower,
may extend a maximum of five feet above the specified height limit if it is designed as
an integral architectural feature of the roof and/or facade of the building. The
decorative architectural element shall not cover more than five percent of the roof
area of the building.
b. Roof or deck railings may extend a maximum of 42 inches above the specified
height limit within any building step-back required under subsection (C)(2)(b) of this
section; provided, that the railing is constructed so that it has the appearance of being
transparent. An example meeting this condition would be a railing that is comprised of
glass panels.
D. Off-Street Parking and Access Requirements. The parking regulations included here apply
specifically within the BD zone. Whenever there are conflicts between the requirements of this
chapter and the provisions contained in Chapter 17.50 ECDC, Off-Street Parking Regulations,
the provisions of this chapter shall apply.
1. Within the BD1 zone, no new curb cuts are permitted along 5th Avenue or Main Street.
2. No parking is required for any commercial floor area of permitted uses located within
the BD1, BD2, BD4, and BD5 zones.
E. Open Space Requirements.
10.2.b
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1. For buildings on lots larger than 12,000 square feet or having an overall building width
of more than 120 feet (as measured parallel to the street lot line), at least five percent of
the lot area shall be devoted to open space. Open space shall not be required for additions
to existing buildings that do not increase the building footprint by more than 10 percent.
Open space shall be provided adjacent to the street front (street lot line). Such open space
may be provided as any combination of:
a. Outdoor dining or seating areas (including outdoor seating or waiting areas for
restaurants or food service establishments);
b. Public plaza or sidewalk that is accessible to the public;
c. Landscaping which includes a seating area that is accessible to the public.
2. Required open space shall be open to the air and not located under a building story.
3. In overall dimension, the width of required open space shall not be less than 75 percent
of the depth of the open space, measured relative to the street (i.e., width is measured
parallel to the street lot line, while depth is measured perpendicular to the street lot line).
10.2.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
10.2.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.
Design standards for the BD zones are contained in Chapter 22.43 ECDC. [Ord. 3918 § 1 (Att. 1),
2013; Ord. 3700 § 1, 2008].
10.2.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].
10.2.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;
10.2.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.;
10.2.b
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4. Convenience stores;
5. Local public facilities not planned, designated, or sited in the capital improvement plan,
subject to the requirements of ECDC 17.100.050;
6. Hospitals, convalescent homes, rest homes, sanitariums;
7. Museums, art galleries, zoos, and aquariums of primarily local concern that do not meet
the criteria for regional public facilities as defined in ECDC 21.85.033;
8. Counseling centers and residential treatment facilities for current alcoholics and drug
abusers;
9. Regional parks and community parks without a master plan subject to the requirements
of ECDC 17.100.070.
D. Secondary Uses Requiring a Conditional Use Permit.
1. Outdoor storage, incidental to a permitted or conditional use;
2. Commuter parking lots with 10 or more designated parking spaces in conjunction with
a facility meeting the criteria listed under subsections (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.
10.2.b
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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 RLDR-zoned property.
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 16.20.060065, 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].
10.2.b
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16.45.040 Site development exceptions – Green building incentives.
A. General. New buildings, as well as additions and remodels to existing permitted buildings,
may earn reduced site development standards by receiving U.S. Green Building Council®
Leadership in Energy and Environmental Design™ (LEED) Gold certification, Master Builders
Association of King and Snohomish Counties Built Green® 4-Star, or better. The appropriate
LEED rating system depends on the project. Each building receives incentives independently for
their individual certification.
B. Eligibility. Development of new single-family residences is ineligible for these incentives.
Remodels of and additions to existing single-family residences can earn the incentives for the
RS zone instead (see ECDC 16.20.060). See Chapter 17.100 ECDC for incentives for community
facilities.
C. Height. Development certified LEED Gold, Built Green® 4-Star, or better may receive an
additional five feet above the stated height limit of ECDC 16.45.020(A) where all portions of the
roof above 25 feet are sloped four inches in 12 inches or greater.
D. Parking. Development certified LEED Gold, Built Green® 4-Star, or better must provide at
least one parking space per 500 square feet of commercial floor area and/or one parking space
per dwelling unit. Electric vehicle parking standards of Chapter 17.115 ECDC remain calculated
off standard parking requirements.
E. Enforcement. Development granted these incentives but then failing to achieve the
requirements is subject to the enforcement measures of ECDC 19.00.050.
F. Permit Review. Green buildings are eligible to receive expedited plan review, as established
by ECDC 19.00.050. [Ord. 4375 § 2, 2024].
Chapter 16.50
BC – COMMUNITY BUSINESS
Sections:
16.50.000 BC and BC – Edmonds Way.
16.50.005 Purposes.
10.2.b
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16.50.010 Uses.
16.50.020 Site development standards.
16.50.030 Operating restrictions.
16.50.040 Green building incentives.
16.50.000 BC and BC – Edmonds Way.
This chapter establishes two distinct zoning categories, BC and BC – Edmonds Way. [Ord. 3943 § 1
(Exh. 1), 2013; Ord. 3627 § 2, 2007].
16.50.005 Purposes.
The BC and BC – Edmonds Way zones have the following specific purposes in addition to the
general purposes for business and commercial zones listed in Chapter 16.40 ECDC:
A. To reserve areas for those retail stores, offices, service establishments and amusement
establishments which offer goods and services to the entire community;
B. To ensure compact, convenient development patterns by allowing uses that are operated
chiefly within buildings;
C. To allow for mixed-use development which includes multiple dwelling unit(s) that support
business uses;
D. To implement the policies of Edmonds’ comprehensive plan for the Edmonds Way Corridor;
E. To meet the goals of the Growth Management Act and the city of Edmonds’ comprehensive
plan for housing diversity and economic vitality. [Ord. 3943 § 1 (Exh. 1), 2013; Ord. 3627 § 2, 2007; Ord.
3147 § 1, 1997. Formerly 16.50.000].
16.50.010 Uses.
A. Permitted Primary Uses.
10.2.b
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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.
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;
10.2.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;
10.2.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.
10.2.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;
10.2.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.
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 clarificationsThat 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
propertyIn 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.
Standards. Buildings shall convey a visually distinct base and top. A “base” can be
emphasized by a different masonry pattern, more architectural detail, visible plinth above
which the wall rises, storefront, canopies, or a combination. The top edge is highlighted by
a prominent cornice, projecting parapet or other architectural element that creates a
shadow line.Ground Level Details.
10.2.b
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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.
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.
Treating Blank Walls.
a. Intent. To ensure that buildings do not display blank, unattractive walls.
Standards. Walls or portions of walls on abutting streets or visible from residential
areas where windows are not provided shall have architectural treatment. At least five
of the following elements shall be incorporated into such walls:
i. Masonry (except for flat, nondecorative concrete block);
ii. Concrete or masonry plinth at the base of the wall;
iii. Belt courses of a different texture and color;
iv. Projecting cornice;
10.2.b
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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 16.20.060065. [Ord. 3943 § 1 (Exh. 1), 2013; Ord. 3627 § 2, 2007; Ord. 3539 § 1, 2005; Ord. 3518 § 1,
2004; Ord. 3492 § 1, 2004; Ord. 3256 § 1, 1999; Ord. 3232 § 1, 1998; Ord. 3147 § 1, 1997].
16.50.030 Operating restrictions.
A. Enclosed Building. All uses shall be carried on entirely within a completely enclosed building,
except:
1. Public utilities and parks;
2. Off-street parking and loading areas, and commercial parking lots;
3. Drive-in businesses;
4. Plant nurseries;
5. Seasonal farmers’ markets;
6. Limited outdoor display of merchandise meeting the criteria of Chapter 17.65 ECDC.
B. Nuisances. All uses shall comply with Chapter 17.60 ECDC, Property Performance
Standards. [Ord. 3943 § 1 (Exh. 1), 2013; Ord. 3932 § 5, 2013; Ord. 3902 § 3, 2012; Ord. 3627 § 2, 2007; Ord.
3320 § 3, 2000; Ord. 3147 § 1, 1997].
10.2.b
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16.50.040 Green building incentives.
A. General. New buildings, as well as additions and remodels to existing permitted buildings,
may earn reduced site development standards by receiving U.S. Green Building Council®
Leadership in Energy and Environmental Design™ (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].
Chapter 16.53
BP – PLANNED BUSINESS
Sections:
16.53.000 Purpose.
16.53.010 Uses.
10.2.b
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16.53.020 Site development standards.
16.53.030 Site development exceptions – Green building incentives.
16.53.000 Purpose.
The BP zone has the following specific purposes in addition to the general purposes for
business and commercial zones listed in Chapter 16.40 ECDC:
A. To reserve areas for those small scale neighborhood-oriented retail stores, offices and retail
service establishments which offer goods and services needed on an everyday basis by
residents of adjacent neighborhood areas.
B. To ensure compact, convenient development patterns which provide a transition to and do
not intrude into adjacent residential neighborhoods.
C. To permit uses which allow for controlled access by arterial traffic but which do not
contribute significantly to traffic congestion.
D. To permit uses which provide for pedestrian and transit access to development from
adjacent neighborhoods.
E. To permit commercial uses which utilize site designs which allow for and promote shared
access with adjacent commercial parcels. [Ord. 3127 § 1, 1997].
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;
10.2.b
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4. Art galleries;
5. Churches, subject to the requirements of ECDC 17.100.020;
6. Primary and high schools subject to the requirements of ECDC 17.100.050(G) through
(R);
7. Local public facilities subject to the requirements of ECDC 17.100.050;
8. Neighborhood parks, natural open spaces, and community parks with an adopted
master plan subject to the requirements of ECDC 17.100.070.
B. Permitted Secondary Uses.
1. Limited assembly or repair of goods incidental to a permitted or conditional use;
2. Off-street parking and loading areas to serve a permitted or conditional use;
3. Multiple residential, in the story above the street floor.
C. Primary Uses Requiring a Conditional Use Permit.
1. Medical, dental and veterinary clinics, including supporting uses such as pharmacies
and laboratories. Veterinary clinics may include the boarding of animals under veterinary
care but not commercial kennels;
2. Businesses open to the public between the hours of 11:00 p.m. and 6:00 a.m.;
3. Financial institutions;
4. Restaurants providing on-premises service to seated or walk-in patrons;
5. Small-scale retail sales or services greater than 5,000 square feet in an area of
cumulative space on a site, but not exceeding 10,000 square feet of cumulative space on a
site, such as convenience stores, video stores, barber shops, beauty shops, gift shops,
bookstores, florists/nurseries, dry cleaning stores and laundromats;
6. Local public facilities not planned, designated, or sited in the capital improvement plan,
subject to the requirements of ECDC 17.100.050;
7. Day care centers;
10.2.b
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8. Hospitals, convalescent homes, rest homes, sanitariums;
9. Museums, art galleries, zoos, and aquariums of primarily local concern that do not meet
the criteria for regional public facilities as defined in ECDC 21.85.033;
10. Counseling centers and residential treatment facilities for current alcoholics and drug
abusers;
11. Regional parks and community parks without a master plan subject to the
requirements of ECDC 17.100.070.
D. Secondary Uses Requiring a Conditional Use Permit.
1. Outdoor storage, incidental to a permitted or conditional use.
E. Prohibited Uses. Any use not specifically set forth herein, including but not limited to:
1. Automobile service stations;
2. Drive-in/drive-thru businesses. [Ord. 4333 § 11 (Exh. A), 2023; Ord. 3353 § 5, 2001; Ord. 3127 § 1,
1997].
16.53.020 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
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.
10.2.b
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Access to BP-zoned property shall be combined whenever possible with adjacent properties
through the use of internal circulation or frontage driveways.
C. The required setback from LDR-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
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].
10.2.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;
2. Retail uses which are either marine oriented or pedestrian oriented, excluding drive-in
businesses;
3. Petroleum products storage and distribution;
10.2.b
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4. Offices, above the ground floor, excluding medical, dental and veterinary clinics;
5. Local public facilities with marine-oriented services or recreation;
6. Neighborhood parks, natural open spaces, and community parks with an adopted
master plan subject to the requirements of ECDC 17.100.070;
7. Hotels.
B. Permitted Secondary Uses.
1. Off-street parking and loading in connection with a permitted use;
2. Outdoor dining meeting the criteria of Chapter 17.75 ECDC.
C. Secondary Uses Requiring a Conditional Use Permit.
1. Aircraft landings as regulated by Chapter 4.80 ECC;
2. Regional parks and community parks without a master plan subject to the requirements
of ECDC 17.100.070. [Ord. 4314 § 46 (Exh. A), 2023; Ord. 4213 § 1 (Att. A), 2021; Ord. 3353 § 6, 2001;
Ord. 2366 § 9, 1983; Ord. 2307, 1982; Ord. 2283 § 6, 1982].
16.55.020 Site development standards.
A. Table.
Minimum
Lot Area
Minimum
Lot
Width
Minimum1
Setbacks
Maximum
Height
Maximum
Coverage
CW None None 15' landward
of bulkheads
for buildings;
60' landward
of bulkheads
for parking
30'2 None
10.2.b
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1 Fifteen feet from lot lines adjacent to R zoned property.
2 Tanks which are part of a petroleum products storage and distribution facility are allowed to be 48 feet in
height.
B. Signs, 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].
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.
10.2.b
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B. Eligibility. See Chapter 17.100 ECDC for incentives for community facilities.
C. Height. Certified development can receive an additional five feet above the stated height
limit in ECDC 16.55.020. Building heights remain subject to the Shoreline Management Act –
Chapter 90.58 RCW.
D. Parking. Development certified LEED Gold or better must provide at least one parking space
per 500 square feet of commercial floor area instead of parking required by Chapter 17.50
ECDC. Electric vehicle parking standards of Chapter 17.115 ECDC remain calculated off standard
parking requirements.
E. Enforcement. Development granted these incentives but then failing to achieve the
requirements is subject to the enforcement measures of Chapter 19.00 ECDC.
F. Permit Review. Green buildings are eligible to receive the expedited plan review, as
established by ECDC 19.00.050. [Ord. 4375 § 5, 2024].
10.2.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.
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).
10.2.b
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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.
B. Permitted Secondary Uses.
10.2.b
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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
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
10.2.b
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purposes; and (7) all movies and videos that are rated G, PG, PG-13, R, and NC-17 by the Motion
Picture Association of America.
A. Separation Requirements. A sexually oriented business shall only be allowed to locate
where specifically permitted and only if the following separation requirements are met:
1. No sexually oriented business shall be located closer than 300 feet to any of the
following protected zones, whether such protected zone is located within or outside the
city limits:
a. A residential zone as defined in Chapter 16.10 ECDC;
b. A public use zone as defined in Chapter 16.80 ECDC.
2. No sexually oriented business shall be located closer than 300 feet to any of the
following protected uses, whether such protected use is located within or outside the city
limits:
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.
10.2.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:
10.2.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 LDR 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
10.2.b
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adjacent to the building facade. Typical amenities or activities included in the activity
zone include, but are not limited to, sidewalks, benches, potted plants, outdoor dining
and shopping. The area shall be paved to connect with the pedestrian zone in an ADA-
accessible manner. Stairs, stoops and raised decks or porches may be constructed in a
portion of the activity zone.
b. Pedestrian Zone. The pedestrian zone is located between the activity zone and the
streetscape zone. The pedestrian zone consists of a minimum five-foot clear and
unobstructed path for safe and efficient through traffic for pedestrians. Architectural
projections and outdoor dining may be permitted to encroach into the pedestrian zone
only where a minimum five-foot clear path and seven-foot vertical clearance is
maintained within the pedestrian zone.
c. Streetscape Zone. The streetscape zone is located between the curb or pavement
edge to the edge of the pedestrian zone and shall be a minimum of five feet wide. The
streetscape zone is the section that is reserved for pedestrian use and for amenities
and facilities that commonly occur between the adjacent curb or pavement edge and
pedestrian through traffic. Typical amenities and facilities in the streetscape zone
include, but are not limited to, street trees, street lights, benches, bus stops, and bike
racks. Street trees shall be required in conformance with the Edmonds Street Tree
Plan.
(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.
10.2.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.
10.2.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
10.2.b
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b. Residential uses, an average of 0.75 space per unit that is less than 700 square feet,
an average of 1.25 parking spaces per unit that is between 700 and 1,100 square feet,
and otherwise 1.75 spaces per unit.
c. In addition, guest parking for residential uses at a minimum ratio of one guest
space for every 20 required parking spaces.
d. For mixed-use development, a portion of the parking spaces may be shared
between residential and commercial uses provided the director finds that the proposal
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;
10.2.b
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ii. Use of transportation demand management policies, including but not limited to free or
subsidized transit passes for residents and workers;
iii. On-site car-share and bike-share facilities;
iv. Uses that serve patients, clients, or tenants who do not have the same vehicle parking
needs as the general population; or
v. Other methods that reduce the need for vehicle parking.
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.
10.2.b
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c. Pedestrian paths shall be a minimum of six feet in width and shall be separated
from the parking area either horizontally or vertically (e.g., with curbs). Where paths
cross vehicular lanes, raised traffic tables should be considered if feasible.
d. Parking lots shall have pedestrian connections to the main sidewalk at a minimum
of every 100 feet.
9. Bonus for Parking Below 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.
10.2.b
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c. Where a transit station or bus stop is located in front of or adjacent to a parcel,
pedestrian connections linking the station or stop directly to the development are
required.
d. Pedestrian routes shall connect buildings on the same site to each other.
C. Site Design and Layout. Overall, the design and use of each site shall be based on the
building/street relationship and on the integration of pedestrian features. This will take the
form of either a pedestrian-oriented design area or an alternative walkable design area, as
described in subsections (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
10.2.b
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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.
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.
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.
10.2.b
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e. Required amenity spaces, under subsection (C)(4) of this section, shall be located to
connect the building to the street as much as practicable; provided, that amenity space
may also be located between buildings where the space will be used in common.
3. Exceptions Process for Pedestrian or Walkable Design. An exception to the exact
requirements of subsection (C)(1) or (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;
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.
10.2.b
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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 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;
10.2.b
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(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;
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.
10.2.b
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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.
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:
10.2.b
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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), 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);
10.2.b
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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.
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.
10.2.b
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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].
10.2.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;
2. Medical staff facilities and similar uses, including but not limited to educational and
meeting facilities and staff sleeping quarters;
10.2.b
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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.
10.2.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 feet1 35'235'1 None
10.2.b
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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
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].
10.2.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.
20.60.020 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:
10.2.b
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A. Protect the public right-of-way from obstructions which would impair the public’s use of
their right-of-way.
B. Minimize the hazard to the public represented by distractions to drivers from moving,
blinking, or other similar forms of signage or visual clutter.
C. Provide for distinct signage for each distinct property.
D. Encourage the use of graphics/symbols to reduce the visual clutter associated with overly
large letters or extensive use of lettering.
E. Minimize potential for view blockage and visual clutter along public rights-of-way4064 § 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.
10.2.b
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“Community event banner” is a noncommercial sign composed of cloth, fabric, canvas or
similarly flexible material that promotes a temporary community event endorsed, operated or
sponsored wholly or in part by a local public entity the jurisdiction of which includes the city of
Edmonds. “Community events” are nonprofit, governmental or charitable festivals, contests,
programs, fairs, carnivals or recreational contests conducted within the city.
“Construction sign” is a permanent or temporary sign displayed on premises where any
physical excavation, construction, demolition, rehabilitation, structural alteration or related
work is currently occurring, pursuant to a valid building permit.
“Directional symbols” are small in size (two square feet or less) and intended to provide on-site
directions to specific locations or areas (such as parking areas, drive-through facilities, ATMs
and entries and/or exits), hours of operation, parking limitations, warnings of hazards,
prohibition of activities (such as “no parking”), historical markers and similar public information.
Directional symbols are not considered to be signage as regulated in this chapter.
“Fixed sign” is any sign attached or affixed to the ground or any structure in such a manner so
as to provide for continuous display for an extended or indeterminable period of time. Fixed
signs include, but are not limited to, freestanding signs and wall signs.
“Freestanding sign” is any sign that is not attached or affixed to a building. Freestanding signs
can be further described as “monument signs” or “pole signs.”
“Governmental sign” is a sign owned, operated or sponsored by a governmental entity, and
which promotes the public health, safety or welfare. Governmental signs include, but are not
limited to, traffic signs, directional and informational signs, publicly sponsored warning or
hazard signs, and community event banners displayed by a governmental entity on public
property.
“Group sign” is a sign or signs on one sign structure serving two or more businesses sharing a
parking facility.
“Halo sign” is a sign where the light source is concealed behind an opaque face and the rays of
illumination are projected outward around the edges of the sign or directed against the surface
behind the sign forming a silhouette or halo effect. Halo signs are not considered to be
internally illuminated signs for the purposes of this chapter.
10.2.b
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“Identification structure” is a structure intended to attract the attention of the public to a site,
without the use of words or symbols identifying the businesses. Examples include fountains,
sculptures, awnings, and totem poles.
“Internally illuminated signs” include any sign where light shines through a transparent or semi-
transparent sign face to illuminate the sign’s message. Exposed neon is considered to be a form
of internal illumination.
“Marquee” or “canopy” is a permanent roofed structure attached and supported by the
building.
“Marquee sign” is any sign attached to or made a part of a building marquee. A marquee sign is
a form of projecting sign.
“Monument signs” are freestanding signs that have integrated the structural component of the
sign into the design of the sign and sign base.
“Noncommercial sign” is a sign that is intended to display a religious, charitable, cultural,
governmental, informational, political, educational, or artistic message, that is not primarily
associated with a good, product, or service offered for sale or trade. Noncommercial signs
include signs advertising incidental and temporary commercial activities conducted by churches
and nonprofit businesses, clubs, groups, associations or organizations.
“Off-premises sign” is any sign that advertises or relates to a good, product, service, event, or
meeting, that is offered, sold, traded, provided, or conducted at some location or premises
10.2.b
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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;
10.2.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;
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.
10.2.b
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“Reader board sign” is a sign that is designed to allow for a change in the message, either by
adding or removing plastic letters, or by means of electronics and lights. Reader boards do not
include signs which have a changeable message where the sign does not change more than
once per day and where the changeable features are integrated with the background and
overall design of the sign, including the sign’s typefaces, colors and symbology. Individual
letters or numbers placed on a solid-colored background is considered to be a reader board.
Two signs at left: Acceptable changeable message sign;
Two signs at right: A reader board.
“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
10.2.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].
10.2.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 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
20.10.000 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 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;
10.2.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;
10.2.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 20.45.050, 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].
10.2.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.
10.2.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.
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:
10.2.b
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1. For attached signs, sign height is the vertical distance from the highest point on the sign
to the average finished grade.
2. For freestanding signs, sign height is the vertical distance from the highest point of the
sign area or its support to the average elevation of the finished grade at the base of the
supports.
L. Portable signs may not be used as permanent signage; only fixed signs are permitted.
M. The following matrix summarizes the types of signs permitted in each
neighborhood/district within the city:
Sign Type Downtown1 SR-992 Westgate/SR-
1043
Neighborhood
Commercial
(BN, BP and
FVMU Zones)
Business
Uses in RM
Zones
Wall-Mounted P P P P P
Monument C P P C C
Pole N P N N N
Projecting P P P P P
Internal
Illumination
C P P C N
Reader Boards C C C C C
Individual Letters P P P P P
Boxed Cabinet N P C C N
Building ID P P P P P
10.2.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
Pedestrian P N N N N
Wall Graphics C C C C C
1 Downtown includes all properties within the downtown activity center defined in the comprehensive plan.
2 SR-99 includes all properties within the medical/Highway 99 activity center and the Highway 99 corridor
defined in the comprehensive plan.
3 Westgate/SR-104 includes all properties within the Westgate corridor, the Edmonds Way corridor, and within
the Westgate community commercial area, as defined in the comprehensive plan.
Note: In the above table, P = Permitted; N = Not permitted; C = Conditionally permitted if consistent with the
standards itemized in subsection (N) of this section.
N. The following standards clarify how some signs identified as “conditionally permitted” must
be installed to be permitted in the city of Edmonds:
1. Monument signs over six feet in height must be reviewed to ensure that the materials,
colors, design and proportions proposed are consistent with those used throughout the
site.
2. Internally illuminated signs in the downtown area and neighborhood commercial areas
may only light the letters or logos/symbols. The background of a sign face may not be
illuminated.
3. Internally illuminated signs in the downtown area and the neighborhood commercial
areas must be mounted on the wall of the building. They may not be mounted on or under
an attached awning.
4. Internally illuminated signs that use exposed neon may only be located in the interior of
buildings in the downtown area and the neighborhood commercial areas.
5. Internally illuminated signs in the downtown area shall not be permitted to be higher
than 14 feet in height.
10.2.b
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6. Reader board messages are limited to alphanumeric messages only.
7. Reader boards are only permitted for public uses or places of public assembly. Public
uses and places of assembly include, but are not limited to, schools and churches as well as
local and regional public facilities.
8. The background color of a boxed cabinet sign face must be coordinated with and
complement the colors used on the building.
9. The background color of a boxed cabinet sign face must be opaque and not allow any
internal illumination to shine through. [Ord. 4314 § 81 (Exh. A), 2023; Ord. 4064 § 1 (Att. A), 2017;
Ord. 4039 § 1 (Att. A), 2016; Ord. 3631 § 2, 2007; Ord. 3461 § 2, 2003].
20.60.025 Total maximum permanent sign area.
A. Business and Commercial Zone Districts (BN, BP, BC, BD, WMU, CW and CG).
1. The maximum total permanent sign area for allowed or permitted uses in the BN, BC,
BD and CW zones shall be one square foot of sign area for each lineal foot of wall
containing the main public entrance to the primary building or structure located upon a
separate legal lot. Within the downtown activity center defined in the comprehensive plan,
six square feet of sign area is added to the maximum permanent sign area available for
each ground floor storefront.
2. The maximum total permanent sign area for allowed or permitted uses in the CG zone
shall be one square foot of sign area for each lineal foot of building frontage along a public
street and/or along a side of the building containing the primary public entrance to a
maximum of 200 square feet. The allowable sign area shall be computed separately for
each qualifying building frontage, and only the sign area derived from that frontage may be
oriented along that frontage. Sign areas for wall-mounted signs may not be accumulated to
yield a total allowable sign area greater than that permitted upon such frontage, except
that businesses choosing not to erect a freestanding sign may use up to 50 percent of their
allowable freestanding sign area for additional attached sign area. Use of the additional
area shall be subject to the review of the architectural design board.
10.2.b
Packet Pg. 327
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3. The maximum total permanent sign area may be divided between wall, projecting, and
freestanding signs, in accordance with regulations and maximum sign area and height for
each type of sign, as provided in ECDC 20.60.030 through 20.60.050. Projecting signs
(including blade signs) of four square feet or less and window signs meeting the
requirements of ECDC 20.60.035 do not count against the total permanent sign area
permitted.
4. The maximum number of permitted permanent signs is three per site, or three per
physically enclosed business space on commercial sites with multiple business tenants. A
site with more than one street frontage is allowed a maximum of five signs. Projecting
(including blade) signs of four square feet or less and window signs meeting the
requirements of ECDC 20.60.035 do not count against the total number of permitted
permanent signs. Multi-tenant sites are allowed one additional group sign per street
frontage identifying the individual subtenants at the site. The total sign area of all signs
permitted on site must also comply with the maximum total permanent sign area specified
in this chapter.
5. Where permitted, pedestrian signs do count against the permanent sign area and the
number of signs permitted.
B. Residential Zone Districts (RSLDR, RM).
1. The maximum allowable signage area for individual residential lots shall be four square
feet per street frontage, except as provided in subsection (B)(2) of this section.
2. The maximum allowable signage area for formal residential subdivisions, planned
residential developments (PRD), or multifamily structures containing at least 10 dwelling
units shall be 10 square feet per main street entrance into the subdivision or PRD. Only one
sign may be provided at each main entrance.
3. The maximum total permanent sign area may be divided between wall and
freestanding signs, in accordance with regulations and maximum sign area and height for
each type of sign, as provided in ECDC 20.60.030 through 20.60.050. Window signs meeting
the requirements of ECDC 20.60.035 do not count against the total permanent sign area
permitted.
10.2.b
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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
RSLDR, RM 4 square feet
BN, BP, BC,
BD, CW, CG,
WMU, FVMU
1 square foot per lineal
foot of attached wall
B. The maximum height of any attached sign shall be as follows:
Zone Maximum Height of
Sign
RSLDR, RM 6 feet
10.2.b
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Zone Maximum Height of
Sign
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
RSLDR, 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:
10.2.b
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Zone Maximum Area of Sign
RSLDR, 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
RSLDR, 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:
10.2.b
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Zone Maximum Area of Sign
RSLDR, 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:
10.2.b
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Zone Maximum Height of
Sign
RSLDR, 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].
10.2.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);
10.2.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].
10.2.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.
10.2.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)
RSLDR 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].
10.2.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 (RSLDR, 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:
10.2.b
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Zone Maximum Area of
Temporary Sign
RSLDR, 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
RSLDR, 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:
10.2.b
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Zone Maximum Height of
Sign
RSLDR, 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.
10.2.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
10.2.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.
10.2.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.
10.2.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.
10.2.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.
20.75.165 Effect of rezones.
10.2.b
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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].
10.2.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) 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
20.75.045 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.
10.2.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;
10.2.b
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G. Method of sewage disposal, and name of municipal system if applicable. Percolation rates
and other information required by the public works department shall be submitted if septic
tanks are to be used;
H. Other information that may be required by the planning and development director in order
to properly review the proposed subdivision, including information needed to determine the
environmental impact of the proposal. [Ord. 4314 § 83 (Exh. A), 2023; Ord. 4299 § 54 (Exh. A), 2023; Ord.
4154 § 4 (Att. C), 2019; Ord. 4070 § 1 (Exh. 1), 2017; Ord. 3736 § 62, 2009; Ord. 2379 § 1, 1983].
20.75.045 Unit lot subdivision.
A. Purpose. The unit lot subdivision process provides opportunities for dividing fee simple
ownership of land to create cottage houses, townhouses, rowhouses and similar fee-owned
dwelling units as an alternative to both condominium ownership and traditional single-family
detached subdivision. Unit lot subdivisions determine compliance with the relevant
dimensional standards of ECDC Title 16 by analyzing whether the parent lot complies, but not
requiring that each newly created lot within the unit lot subdivision (the unit lot) complies, with
those dimensional standards. A unit lot subdivision does not permit uses or densities that are
not otherwise allowed in the zoning district in which the unit lot subdivision is proposed.
B. Applicability. The provisions of this section apply exclusively to the subdivision of land for
single-family dwelling units, townhouses, and rowhouses 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,
10.2.b
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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.
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)) 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
10.2.b
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single-family dwelling units. Common wall construction must meet currently adopted building
codes.
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;
10.2.b
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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.
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;
10.2.b
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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;
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;
10.2.b
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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.
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
10.2.b
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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
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;
10.2.b
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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;
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;
10.2.b
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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].
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].
10.2.b
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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.
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:
10.2.b
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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.
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.
10.2.b
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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.
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].
10.2.b
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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.
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.
10.2.b
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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].
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
10.2.b
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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].
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].
10.2.b
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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.
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.
10.2.b
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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.
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].
10.2.b
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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
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.
10.2.b
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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,
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].
10.2.b
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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
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
10.2.b
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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 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].
10.2.b
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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].
10.2.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
10.2.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
10.2.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.
10.2.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.
10.2.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].
10.2.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.
10.2.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
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structure with 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 the park impact fees under
this chapter.. 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.
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
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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.
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.
10.2.b
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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.
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.
10.2.b
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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;
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;
10.2.b
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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, 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.
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
10.2.b
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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
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.
10.2.b
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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.
10.2.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.
10.2.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
215NA – Accessory dwelling
units and Cottage Housing
Units
per dwelling
unit
$3,124.57
10.2.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)
220 – Multi-Family Residential
(includes all Middle Housing
types, excluding Cottage
Housing)
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
720 – Medical office per square foot $3.81 $9.54 $15.14 $20.74
10.2.b
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ITE Land Use Code –
Description
Fee
Calculation
2016 (w/
$1,049.41
cost per
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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)
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].
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
10.2.b
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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,
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].
10.2.b
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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;
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.
10.2.b
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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.
10.2.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
10.2.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.
10.2.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
10.2.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 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
depicting, describing, or simulating any specified sexual activities or any specified anatomical
areas.
10.2.b
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B. Adult Cabaret. An adult cabaret is a nightclub, bar, restaurant, tavern or other similar
commercial establishment, whether or not alcoholic beverages are served, that regularly
features adult entertainment.
C. Adult Entertainment. Adult entertainment means:
1. Any exhibition, performance or dance conducted in a sexually oriented business where
such exhibition, performance or dance is distinguished or characterized by a predominant
emphasis on depicting, describing, or simulating any specified sexual activities or any
specified sexual anatomical areas; or
2. Any exhibition, performance or dance intended to sexually stimulate any patron and
conducted in a sexually oriented business where such exhibition, performance or dance is
performed for, arranged with, or engaged in with fewer than all patrons in the sexually
oriented business at that time, with separate consideration paid, either directly or
indirectly, for such performance, exhibition or dance. For purposes of example and not
limitation, such exhibitions, performances or dances are commonly referred to as table
dancing, couch dancing, taxi dancing, lap dancing, private dancing or straddle dancing.
D. Adult Motel. An adult motel is a hotel, motel, or similar commercial establishment which:
1. Offers sleeping accommodations to the public for any form of consideration and
provides patrons with closed-circuit television transmissions, films, motion pictures, video
cassettes, slides, or visual representations that are distinguished or characterized by a
predominant emphasis on matters depicting, describing, or simulating any specified sexual
activities or any specified anatomical areas, and that has a sign visible from a public right-
of-way that advertises the availability of this type of sexually oriented materials; or
2. Offers a sleeping room for rent for a rental fee period of time that is less than 10 hours;
or
3. Allows a tenant or occupant of a sleeping room to sub-rent the room for a period of
time that is less than 10 hours.
E. Adult Motion Picture Theater. An adult motion picture theater is a commercial
establishment where, for any form of consideration, motion pictures, films, video cassettes,
slides, or other similar visual representations are regularly shown that are distinguished or
10.2.b
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characterized by a predominant emphasis on matters depicting, describing, or simulating any
specified sexual activities or any specified anatomical areas.
F. Adult Retail Store. An adult retail store is a commercial establishment such as a bookstore,
video store, or novelty shop which as one of its principal business purposes offers for sale or
rent, for any form of consideration, any one or more of the following:
1. Books, magazines, periodicals or other printed materials, or photographs, films, motion
pictures, video cassettes, slides, or other visual representations that are distinguished or
characterized by a predominant emphasis on matters depicting, describing, or simulating
any specified sexual activities or any specified sexual anatomical areas; or
2. Instruments, devices, or paraphernalia that are designed for use in connection with any
specified sexual activities. [Ord. 3117 § 7, 1996].
21.05.023 Adult motion picture theater.
Repealed by Ord. 3117. 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.)
10.2.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.
10.2.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.
10.2.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.
10.2.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
10.2.b
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church is a church of 22,000 square feet or less of gross floor area. A community church is a
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.)
10.2.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].
10.2.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.
10.2.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.
10.2.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.
21.20.050 Dwelling unit.
10.2.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.
10.2.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].
10.2.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].
10.2.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.
10.2.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
10.2.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.
10.2.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.
10.2.b
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21.30.080 Freestanding sign.
Repealed by Ord. 3313.
Chapter 21.35
“G” TERMS
Sections:
21.35.010 Garage.
21.35.013 Gross floor area.
21.35.017 Ground floor.
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
10.2.b
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floor. In the event that the use of the building shifts traffic from one entrance to another or
there is uncertainty in determining which entrance provides “primary access,” the primary
entrance as established by the historic use of the structure shall control unless the transfer of
the “primary access” from one street orientation to another is brought about in conjunction
with the building or its use being brought into full compliance with all current code
requirements. [Ord. 2958 § 4, 1993].
21.35.020 Group sign.
Repealed by Ord. 3313.
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.
10.2.b
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21.40.055 Hospitals.
21.40.060 Hotel.
21.40.005 Halfway house.
A halfway house shall include state licensed group care homes for juvenile delinquents, halfway
houses providing residence in lieu of institutional sentencing, halfway houses providing
residence to those needing correctional institutionalization, and detoxification centers licensed
by the state where alcohol and drug abusers can be placed in lieu of incarceration for
detoxification and treatment from the effects of alcohol and drugs. [Ord. 2820 § 6, 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.
10.2.b
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21.40.030 Height.
A. Height means the average vertical distance from the average level of the undisturbed soil of
the site covered by a structure to the highest point of the structure. (See subsection (D) of this
section for exceptions to this rule.)
B. “Average level” shall be determined by averaging elevations of the downward projections of
the four corners of the smallest rectangle which will enclose all of the building, excluding a
maximum of 30 inches of eaves. If a corner falls off the site, its elevation shall be the average
elevation of the two points projected downward where the two sides of the rectangle cross the
property line. (See subsection (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;
10.2.b
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6. Standpipes not to exceed 30 inches in height above the height limit;
7. Solar energy installations not to exceed 36 inches in height above the height limit. Such
an installation may be approved as a Type II staff decision if it is designed and located in
such a way as to provide reasonable solar access while limiting visual impacts on
surrounding properties; and
8. Replacement of existing rooftop HVAC equipment which exceeds the existing height
limit, so long as the replacement equipment does not exceed the height of the existing
equipment by more than 12 inches. The replacement equipment must have earned the
Energy Star label. [Ord. 4026 § 3, 2016; Ord. 3866 § 1, 2011; Ord. 3728 § 2, 2009; Ord. 3654 § 1, 2007;
Ord. 3569 § 2, 2005].
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].
10.2.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.)
10.2.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.
10.2.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
10.2.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.
10.2.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.)
10.2.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.
[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].
10.2.b
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21.55.070 Low impact development (LID).
A stormwater management and land development strategy applied at the parcel and
subdivision scale that emphasizes conservation and the use of on-site natural features. See
Chapter 18.30 ECDC, Stormwater Management, for additional LID-related terms, including
“impervious surface,” “bioretention,” “pervious surface” and “on-site stormwater management
BMP.” [Ord. 4085 § 21 (Exh. A), 2017].
Chapter 21.60
“M” TERMS
Sections:
21.60.002 Repealed.
21.60.004 Repealed.
21.60.005 Major transit stop
21.60.006 Repealed.
21.60.008 Middle housing.
21.60.010 Mobile home.
21.60.020 Mobile home park.
21.60.030 Moorage.
21.60.040 Motel.
21.60.045 Repealed.
21.60.046 Repealed.
21.60.050 Multiple dwelling.
21.60.060 Multiple dwelling units.
10.2.b
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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
(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.)
10.2.b
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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.)
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.)
10.2.b
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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
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
10.2.b
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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.
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.
10.2.b
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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].
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.
10.2.b
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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.
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].
10.2.b
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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].
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.
10.2.b
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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.
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.
10.2.b
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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
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].
10.2.b
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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 decision-making 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].
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.)
10.2.b
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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].
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].
10.2.b
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21.85.035 Related equipment.
Related equipment is all equipment ancillary to the transmission and reception of voice and
data via radio frequencies. Such equipment may include, but is not limited to, cable, conduit
and connectors. [Ord. 3099 § 14, 1996].
21.85.040 Restaurant.
Restaurant means a building where food is sold to the public for on-premises consumption or
to go. It may include alcoholic beverage service only if under a class C, D, or H state liquor
license.
21.85.050 Retirement home.
Retirement home means a place of residence for several families or individuals in apartment-
like quarters, which may feature services such as limited nursing facilities, minimum
maintenance living accommodations, and recreation programs and facilities.
21.85.060 Riding academy.
Riding academy means an establishment where horses are kept for riding, driving, or stabling
for compensation or as an accessory use in the operation of a club, association, ranch or similar
establishment.
21.85.070 Roof.
Roof means the top covering of a building or structure.
10.2.b
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21.85.080 Rooming house.
Rooming house means a boarding house.
Chapter 21.90
“S” TERMS
Sections:
21.90.006 Satellite television antenna.
21.90.008 School.
21.90.009 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.
10.2.b
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21.90.130 Street lot line.
21.90.140 Street setback.
21.90.150 Structure.
21.90.160 Structural alterations.
21.90.170 Subdivision.
21.90.006 Satellite television antenna.
A satellite television antenna is an apparatus capable of receiving communications from a
transmitter or a transmitter relay located in planetary orbit. [Ord. 2526 § 1, 1985. Formerly
21.90.008].
21.90.008 School.
School means public facilities consisting of grounds and facilities primarily used or dedicated
for the academic education of students from preschool through the twelfth grade and licensed
or accredited pursuant to RCW Title 28A. “Primary schools” are schools used or dedicated for
the education of students from preschool through the eighth grade. “High schools” are schools
used or dedicated for the academic education of students from ninth grade through the twelfth
grade. Schools are considered to include all school buildings, structures, ballfields, stadiums,
and other grounds or facilities that are primarily dedicated for educational uses, or to the
support of educational uses. [Ord. 3353 § 21, 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.
10.2.b
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21.90.011 Service club.
A service club is a bona fide charitable, nondiscriminatory fraternal, or service organization,
incorporated as a not-for-profit organization under the laws of the state of Washington,
recognized as a tax exempt organization by the Internal Revenue Service, and performing
community service within the city of Edmonds. [Ord. 2710, 1989].
21.90.012 Service station, automobiles.
An automobile station means a business that provides for any or all of the following:
A. The sale of gasoline, diesel or other fuels used for the propulsion of motor vehicles, when
such products are delivered directly into the fuel tanks of automobiles. Battery exchange
stations that enable electric vehicles to swap batteries as defined in ECDC 17.115.020 are also
considered an automobile service station.
B. The servicing of motor vehicles and operations incidental thereto, incidental to the retail
sale of fuels, petroleum products and automotive accessories; automobile washing by hand;
waxing and polishing of automobiles; auto detailing; tire changing and repairing (excluding
recapping); battery service whether charging or replacement, excluding repair and rebuilding;
radiator cleaning and flushing, excluding steam cleaning and repair; and installation of
automotive accessories.
C. The following services if performed entirely within a building: lubrication of motor vehicles;
brake service limited to servicing and replacement of brake cylinders, aligns and brake shoes;
wheel balancing; inspection, testing, adjustment, and replacement or servicing of carburetors,
coils, condensers, distributor caps, fan belts, filters, generators, points, rotors, spark plugs,
voltage regulators, water and fuel pumps, water hoses and wiring, mufflers and tail pipes, and
pollution control devices and equipment. [Ord. 4251 § 2 (Exh. A), 2022; Ord. 2660 § 3, 1988].
10.2.b
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21.90.014 Service station, self.
For the purposes of this code a “self-service station” means an automobile service station at
which one or more of the fuel dispensing pumps is designated for operation by the retail
gasoline consumer. [Ord. 2660 § 4, 1988].
21.90.020 Setback.
Setback means the minimum distance that buildings/structures or uses must be set back from
a lot line, excluding up to 30 inches of eaves. (See also, Rear Setback, Side Setback, and Street
Setback.)
21.90.024 Sexually oriented business.
A sexually oriented business is a commercial establishment defined as an adult arcade, adult
cabaret, adult motel, adult motion picture theater, adult retail store, or other sexually oriented
business. [Ord. 3117 § 7, 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.)
10.2.b
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21.90.040 Side lot line.
Side lot line means any lot line that is not a street or rear lot line. (See also, Lot Line.)
21.90.050 Side setback.
Side setback is the minimum distance required by this code for a building or structure to be set
back from a side lot line. [Ord. 3602 § 1, 2006].
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].
10.2.b
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21.90.085 Single-family zones.
Those zones where single-family detached residences are the predominant land use.
21.90.090 Site.
Site, when used in describing an approval or permit process in this code, means the property
which is the subject of the approval or permit application.
21.90.095 Small animal hospital.
A small animal hospital means a veterinary facility which treats small domestic house pets such
as dogs, cats, birds, fish and/or other small exotic animals under 100 pounds. This definition
shall not include veterinary facilities which board or breed domestic animals or which treat,
board or otherwise house or care for horses, sheep, cattle, pigs or other species of animals
which typically weigh over 100 pounds per mature individual. [Ord. 2759 § 3, 1990].
21.90.100 Sorority.
Sorority means the same type of use as a fraternity, particularly for females.
21.90.101 Specified anatomical areas.
Specified anatomical areas means and includes any of the following:
A. The human male genitals in a discernibly turgid state, even if completely and opaquely
covered; or
B. Less than completely and opaquely covered human genitals, pubic region, anus, buttocks,
or female breast below the top of the areola. [Ord. 3117 § 12, 1996].
10.2.b
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21.90.102 Specified sexual activities.
Specified sexual activities means and includes any of the following:
A. The caressing, fondling or other erotic touching of human genitals, pubic region, buttocks,
anus, or female breasts; or
B. Sex acts, normal or perverted, actual or simulated, including intercourse, oral copulation, or
sodomy; or
C. Masturbation, actual or simulated; or
D. Excretory functions as part of, or in connection with, any of the sexual activities specified in
this definition. [Ord. 3117 § 14, 1996].
21.90.110 Story.
Story means that part of a building lying between two floors or between the floor and ceiling of
the highest usable level in the building.
21.90.115 Stacked Flat.
Dwelling units in a residential building of no more than three stories on a residential zoned
lot in which each floor may be separately rented or owned.
21.90.120 Street.
Street means the public or private right-of-way or access easement which provides vehicle
access to five or more lots. [Ord. 3364 § 1, 2001].
10.2.b
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21.90.130 Street lot line.
Street lot line means the line or lines along the edge of a street or access right-of-way or
easement. Where the official street map shows a proposed right-of-way, the edge of the
proposed right-of-way shall be used as the street lot line. If additional right-of-way has been
required as provided in ECDC 18.80.010, note 4, and such requirement unreasonably restricts
the building footprint established by setback requirements, the city staff may calculate required
setbacks for issuance of a building permit by alternatively measuring the setback from the
standard street lot line, and not from the new street lot line as increased by a requirement
levied under the authority of ECDC 18.80.010, note 4. [Ord. 2713, 1989].
21.90.140 Street setback.
Street setback means the minimum distance required by this code for a building or structure to
be set back from the street lot line. [Ord. 3602 § 2, 2006].
21.90.150 Structure.
Structure means a combination of materials constructed and erected permanently on the
ground or attached to something having a permanent location on the ground. Not included are
residential fences less than six feet in height, retaining walls, rockeries, and similar
improvements of a minor character less than three feet in height.
21.90.160 Structural alterations.
(See Alterations.)
21.90.170 Subdivision.
(See ECDC 20.75.030.)
10.2.b
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Chapter 21.100
“T” TERMS
Sections:
21.100.010 Tavern.
21.100.020 Temporary building or structure.
21.100.030 Through lot.
21.100.040 Townhouse.
21.100.050 Trails.
21.100.060 Trailer.
21.100.070 Trailer park.
21.100.075 Transient accommodation.
21.100.080 Repealed.
21.100.090 Transit center.
21.100.090 Triplex.
21.100.010 Tavern.
Tavern means a building where beer and/or wine is served to the public, which holds a class A
or B license from the Washington State Liquor Control Board.
21.100.020 Temporary building or structure.
Temporary building or structure means a building or structure not having or requiring
permanent attachment to the ground or involving structures which have no required
permanent attachment to the ground.
21.100.030 Through lot.
Through lot means a lot fronting on two streets that is not a corner lot.
10.2.b
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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.
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.)
10.2.b
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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].
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.
10.2.b
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21.105.115 Usable satellite signal.
21.105.020 Use.
21.105.030 Used car lot (or sales).
21.105.040 Unit density.
21.105.010 Undisturbed soil.
Undisturbed soil means the condition of the site at the time a building permit application is
made to the city, before any site work occurs. However, where the site has been altered by
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
10.2.b
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equal in picture quality to that received from local commercial television stations or by way of
cable television. [Ord. 2526 § 2, 1985].
21.105.020 Use.
Use means the purpose land or building or structures now serve or for which they are
occupied, maintained, arranged, designed, or intended. (See also, Accessory Use, Conditional
Use, Commercial Use, Permitted Use, Primary Use, Private Use, and Secondary Use.)
21.105.030 Used car lot (or sales).
Used car lot (and used car sales) means any place outside a building where two or more used
automobiles are offered or displayed for sale.
Chapter 21.110
“V” TERMS
Sections:
21.110.010 Vacation.
21.110.010 Vacation.
A statutory procedure by which the city may relinquish its interest in streets, alleys, or
easements. [Ord. 2926 § 1, 1993].
10.2.b
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Chapter 21.115
“W” TERMS
Sections:
21.115.010 Repealed.
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].
10.2.b
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Chapter 21.125
“Z” TERMS
Sections:
21.125.010 Zero lot line development.
21.125.010 Zero lot line development.
Zero lot line development(s) is a term that describes the location of a building on a lot in such a
manner that one or more of the building’s sides rest directly on a lot line. It does not describe
or imply attached units. This kind of development may sometimes be described as “z” lots or
zipper lots. [Ord. 3387 § 2, 2001].
The Edmonds Community Development Code is current through Ordinance 4379, passed
January 14, 2025
10.2.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
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83RD
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233rd St SW
9TH
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F R E D E R I C K P L
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SIERRA DR
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78TH
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77TH
PL
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MAPLE LANE
1 5 T H S T S W
86TH
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82ND
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97TH
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1
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237TH PL SW
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217TH ST SW
199TH ST SW
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188TH ST SW
84TH
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81ST
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92ND
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HIGHST
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94TH
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SOUNDVIEW PL
86T
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88TH
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91ST
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OLYMPICVIEW DR
DRIFTWOODLANE
HIN
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WILL O W I C K L N
91ST
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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
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W
240TH PL SW
104TH
PL
W
HEMLOCK WAY
PIONEERWAY
84TH
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HOWELL WAY
169TH PL
F
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241ST PL SW
BURLINGTONNORTHERNRAILROAD
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89TH
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192ND ST SW 84TH
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192ND ST SW
DELL
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191ST ST SW
76TH
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7
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196TH ST SW
80TH
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VIEWLAND WAY
8TH
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INTERSTATE
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188TH PL SW
68TH AVE W
88TH
PL
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6TH
PL
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74TH
PL
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85TH
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CYRUS
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231 S T PL S W
238T H P L S W
82ND
PL
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PINEST
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11TH
PL
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HOLLY DR
213TH PL SW
94TH
PL
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92ND
PL
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7
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99THPL W
87TH
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190THPLSW
LAUREL ST
14TH ST SW
93RD
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207TH PL SW
205TH PL SW
69TH
AVE
W
194TH ST SW
13TH WAY
105TH
PL
W
SEA
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PL
94THPL
PUGETDRI
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PUGET D R I V E
88TH
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W
198TH ST SW
76TH
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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
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8TH
AVE
N
BROOKMERE DR
BROOKMERE
DR
CARY
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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
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P
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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
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EDMONDS
WY/SR
104 6TH
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5TH
AVE
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7TH
AVE
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WALNUT ST
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7TH
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HEMLOCK WAY
SEAMONT LN
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3RD
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10TH
AVE
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101ST
PL
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SHELLPL
FIR PL
228TH PL SW
7
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AVE
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7TH
PL
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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
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L
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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
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W
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8 3 R D A V E W
8
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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
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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
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P
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76THPLW
70TH
P
L
W
9
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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
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W
M C A L E E R W A Y
237TH STSW
7
4
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W
74THAVEW
BEESON
PL
240TH PL SW
225TH ST
86TH
PL
W
187TH ST SW
8
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P
L
W
80TH
PL
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9 0 T H P L W
8TH
AVE
N
7
4
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P
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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
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A
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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
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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
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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
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L
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G
T
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N
O
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A
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219TH ST SW
6
8
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A
V
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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
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M
O
N
D
S
W
A
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14TH WAY
14TH
WAY
106TH
PL
W
E
D
M
O
N
D
S
W
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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
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L
N
R
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B
I
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H
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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
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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
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HU
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TT
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O
A
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W
O
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W
A
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P
A
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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
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DOGWOODLN
M
A
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A
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D W H I T C OM PL
WOODWAY
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3RD
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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
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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
10.2.c
Packet Pg. 453
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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
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
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
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
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
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
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
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
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
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
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BURLINGTON NO RT H E R N R AIL R O A D
PRD-1969-1
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PRD-1976-1
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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
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H a l l s C r e e k
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Frui t d a l e C r e e k
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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
10.2.d
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City Council Agenda Item
Meeting Date: 06/24/2025
Levy Lid Lift Scenario Development
Staff Lead: City Couincil
Department: City Council
Preparer: Teresa Simanton
Background/History
City staff and City Council have worked over several months to create a package of revenue items which
provide an appropriate level of funding to meet our operational and strategic needs. A number of non-
levy revenue opportunities have been discussed and narrowed down over the start of the year. A target
revenue goal from these was presented by Mayor Rosen of $5m. At the 6/17/25 Committee of the
Whole, the discussion on an appropriate number revolved around a similar estimate, while not landing
on a specific value. A structured approach from bringing these revenue items before Council for
decisions was also discussed.
At the 6/17/25 Committee of the Whole, the city attorney was directed to draft a resolution for a multi-
year levy lid lift which includes exemptions for certain senior, low income, and disabled groups, and an
escalator using CPI. Council also voted to place a public hearing regarding the levy lid lift on July 1st City
Council meeting.
The time remaining to place a levy lid lift on the November 2025 ballot is limited. City Council must still
decide on the size of the levy lift and their approach - e.g. if multi-year, how do we allocate size each
year?
Recommendation
1. Identify the size, type, phasing, and exemptions of a levy lid lift for the November 2025 general
election.
2. Direct the city attorney to draft a resolution to reflect these decisions.
Narrative
N/A
Attachments:
2025-06-18 resolution for ballot measure
Levy Lid Lift discussion
Revenue Opportunities for 6-17-25 Council Discussion 20250617 v3 cost revenue phase notes
10.3
Packet Pg. 455
RESOLUTION NO. _____
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF EDMONDS,
WASHINGTON, PROVIDING FOR THE SUBMISSION TO THE VOTERS AT
THE GENERAL ELECTION A PROPOSITION AUTHORIZING THE CITY
TO INCREASE ITS REGULAR PROPERTY TAX LEVY ABOVE THE LIMIT
OTHERWISE ALLOWED BY STATE LAW.
WHEREAS, Initiative 747 was a voter-approved measure in 2001 that limited annual increases
in regular property tax levies to 1% unless voters approved a higher amount; and
WHEREAS, prior to I-747, local governments could increase levies by up to 6% annually under
state law; and
WHEREAS, although the Washington Supreme Court struck down the initiative in 2007, the
legislature quickly reinstated the 1% cap that same year; and
WHEREAS, the 1% cap is still in effect today; and
WHEREAS, the city has not had a levy lid lift approved by voters since 2001; and
WHEREAS, inflation has averaged approximately 2.5% per year since 2001; and
WHEREAS, this gap between the 1% cap and the 2.5% historic inflation average has contributed
significantly to the city’s structural budget deficit, especially considering the compounded effect
of those different percentages over time; and
WHEREAS, various different perspectives have been shared with the city council related to the
cost of government in similar jurisdictions, the particular needs of the City of Edmonds, the
desires of the Edmonds residents, and the property taxes paid by Edmonds taxpayers compared
to similar jursdictions; and
WHEREAS, relatedly, the following proposed levy lid lift amounts have been presented to the
city council from various sources:
• $22,181,279 was suggested by city staff;
• $16,513,457 was suggested by Mike Bailey derived from comparable cities;
• $11,703,000 was suggested by Keep Edmonds Vibrant;
• $19,347,368 was suggested by Mayor Rosen; and
WHEREAS, regardless of the amount of the levy lid lift, the city council prefers using a
permanent multi-year lid lift to allow the city’s levy to keep pace with inflation; and
10.3.a
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WHEREAS, the city council asks its community to support this levy lid lift for the limited
purposes for which this levy will be used: Governmental Services, Public Safety, Parks and
Recreation, Restoring eliminated Services and Replenishing the Reserve Accounct; and
WHEREAS, the city council prefers to allow qualifying low-income seniors and disabled
persons a deferral or exemption from the impact of the levy lid lift; and
WHEREAS, the city council recognizes that there are various possible sources of one-time
savings and/or one-time revenue; and
WHEREAS, there is some uncertainty as to whether these one-time dollars would be realized;
and
WHEREAS, even if they are realized, these one-time dollars do not resolve the city’s structural
budget deficit; and
WHEREAS, the city has other uses for any one-time dollars that are realized, including but not
limited to replenishing the city’s reserves and repaying the city’s loan to its utility funds; and
WHEREAS, the city council held a public hearing on this resolution on July 1, 2025; NOW
THEREFORE,
THE CITY COUNCIL OF THE CITY OF EDMONDS, WASHINGTON, HEREBY
RESOLVES AS FOLLOWS:
Section 1. The above recitals are adopted as findings in support of this Resolution.
Section 2. The City Council hereby finds and declares that it is in the best interests of the residents
of Edmonds to provide additional funds for the following purposes, Governmental Services, Public
Safety, Parks and Recreation, Restoring Eliminated Services, and Replenishing the Reserve
Account.
Section 3. Pursuant to RCW 84.55.050(2)(a) and RCW 29A.04.330, a proposition shall
be included in the general election within the City of Edmonds on Tuesday, November
4, 2025, for the purpose of submitting to the qualified electors of the city, for their
ratification or rejection, a proposition to permanently increase in the city's
regular property tax levy, exceeding the limit factor provided in RCW 84.55.005 - .0101,
as more specifically described in Section 4 below.
Section 4. The proposition would authorize the city to levy the regular property tax at
a rate of $____ per $1,000 of assessed value on property in the city for collection in the year
2026. For the five years following 2026 (i.e., the years 2027 - 2031), the proposition would
also authorize use of a limit factor of 100% plus the percentage change in the 12-month August-
to-August Consumer Price Index For All Urban Consumers (CPI-U) for the Seattle-Tacoma-
Bellevue Area or the equivalent successor index as determined by the City Council. The
proposition also would approve the use of the dollar amount of the 2031 levy for computing the
maximum levy that may be imposed in years after 2031. Revenues from the property tax increases
10.3.a
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that would be authorized by the ballot proposition shall be used for the limited purposes of
retaining public safety services and/or to restore positions and services previously eliminated due
to the ongoing structural budget deficit and economic conditions.
Section 5. The proposition to be submitted to the electorate of the City shall read substantially as
follows:
Name of Jurisdiction: City of Edmonds
Proposition Number: Proposition 1
Short Title: LEVY FOR RETENTION OF BASIC PUBLIC
SAFETY AND OTHER SERVICES
Ballot Title: The Edmonds City Council adopted Resolution No. ___
concerning voter approval of its regular property tax
levy. To retain basic public safety and other services, this
proposition would (1) increase the regular property tax
levy by $_____________, corresponding to a rate no
greater than $____ per $1,000 of assessed value for
collection in 2026; (2) increase the limit factor for levy
amounts to be collected in years 2027 through 2031 by
100% plus the CPI-U percent increase for the prior year;
(3) authorize the 2031 levy amount to be used as the base
for computing the limitation on subsequent levies; and
(4) exempt from the extra tax seniors and disabled
persons who qualify under RCW 84.36.381; all as set
forth in Resolution ____.
Should this proposition be approved?
Yes___________
No___________
Section 6. A local voters’ pamphlet is requested and the City Attorney is hereby authorized
to draft the explanatory statement in conformance with requirements of the Snohomish County
Auditor.
Section 7. The City Attorney is authorized to make such minor adjustments to the
formatting and/or wording of the ballot measure as may be recommended or required by the
Snohomish County Auditor, as long as the intent of the measure remains clear and consistent with
the intent of this Resolution.
Section 8. The City Clerk is authorized to file any necessary documents with the
Snohomish County Auditor to fulfill the purposes of this Resolution.
10.3.a
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Section 9. This Resolution shall be in full force and effect upon passage and signatures
hereon.
RESOLVED this _____ day of July, 2025.
CITY OF EDMONDS
_______________________
MAYOR, MIKE ROSEN
ATTEST:
CITY CLERK, SCOTT PASSEY
FILED WITH THE CITY CLERK:
PASSED BY THE CITY COUNCIL:
RESOLUTION NO. ____
10.3.a
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Agenda item 2.4
City Budget Scenarios
Levy Lid Lift options
From MRSC
1
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What is a Levy
Lid Lift?
2
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Single-Year
Levy Lid Lifts
Temporary Single-Year
•This lifts the levy lid above the 1%, and that amount is used to
determine the 1% levy limits until the measure expires.
•The temporary lid lift can be used for any purpose and can last
for any number of years (except if used for debt service, then it
cannot exceed 9 years).
Permanent Single-Year
•The levy lid is lifted by an amount of more than 1% in the first
year and that amount is used to calculate all future 101% levy
limitations.
•The measure never expires and never reverts. However, future
annual increases may not exceed 1% without going to the
voters.
3
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Single-Year
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Temporary Permanent
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Multi-Year Levy
Lid Lifts
The multi-year levy lid lift option authorizes a city to exceed the 1% limitation each year for up to 6 consecutive years.
A multi-year levy lid lift must state the limited purposes for which the increased levy will be used.
Examples are:
Governmental services, public safety, parks & rec, replenishing the reserve, restoring eliminated services.
There are no supplanting restrictions.
Process –
The lift must state the total tax rate for the first year only;
For all subsequent years, the ballot measure must define the maximum “limit-factor” which the total levy may not exceed
Examples could include – 3% annually, 6% for the first 2 years and then4% annually thereafter, or the annual local CPI (inflation rate).
Multi-year lid lifts may be temporary or permanent. Debt service lid lifts are for up to 9 years.
5
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Multi-Year
Levy Lid Lifts
Temporary Multi-Year
•This lifts the levy lid above the 1%, subject to the limit factor
for up to 6 years.
•When the lid lift expires, the levy lid reverts to what it would
have been if the lid lift had never existed (called the levy
“cliff”).
Permanent Multi-Year
•Similar to the temporary multi-year levy lid lift, the
permanent lid lift bumps up the levy for 6 years, and does
not revert. That amount is used to calculate all future 1%
levy limitations.
6
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Temporary Permanent
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Other considerations:
If Council decides to go to the voters with this proposition, we
may also want to consider including specific exemptions or
deferrals from this levy. This could include seniors and people
with disabilities.
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Estimated Cost Est. Gross Revenue Restrictions Phase I Phase II Phase III Phase IV
TAX
Law enforcement and criminal justice sales tax $30,000 $ 1,300,000 Restricted to criminal justice purposes
Staff Analysis:
-Legal framework
-Assumptions
-Impacts (costs to implement)
-Timeline
*denotes same Ph I
Duration est: 1-2 weeks
Enacting ordinance
Duration est: Requires working
with CJTC for a response that
certifies compliance. CJTC
capacity to respond is unknown
due to this being a brand new
process for them.
Implementation and grant
writing
Compliance and reporting
New State decision to allow EHB 2015 - required to be eligible for the $100 million
in grants
Cultural Access Sales Tax $130,000 $ 130,000
The funds from the 1/10% tax are restricted to arts,
culture, heritage, and sciences grant programs.
10% of the funds can go to administration. These
administration funds can be used to offset existing
GF salary costs.
Duration est: 1 week
Enacting ordinance
-Policy and direction
-Direction to create program
structure NLT X date
Duration est: 2 weeks
Program definition
(Staff/EAC/Stakeholders)
Duration est: allow 5-7 months.
There is no rush - revenue will
be coming in during this time.
Implementing ordinance
-Changes to existing ordinances
Duration est: 1-2 weeks
Total would be $1.3 M - the $130K is admin for the city 1/10th of 1% sales tax. Can
only approve if county has not established one. City could only retain portion to
support a program. There have been ongoing conversations in the Edmonds arts
community about this opportunity.
B&O tax $0 $ 1,500,000 Unrestricted
Duration est: 1 month EDC analysis and recommendaƟo Options presented to Council Ordinance Shoreline brings in ~$2m & Port Townsend brings in $1.1m annually.
Subject to referendum (City can adopt ordinance,
but a referendum procedure must be included RCW
35.21.706) - RCW 35A.82.020; RCW 35.21.710 On
Gross receipts. This revenue has the most upside
with a significant revenue stream that is common
among most cities in Western Washington.
SUBTOTAL $160,000 $ 2,930,000
OPERATIONS/ENTERPRISE REVENUE
Extend hours for Schools Zone drop off and pick up $ 270,000 Restricted (per RCW 46.63.220) Duration est:
We currently operate for about one hour a day - 30 minutes in the AM and 30min in
the PM - revenue is $450K Extending to 3 hours (1.5 hrs at each end) we
conservatively estimate another $30K a month x 9 mo
Utilize School cameras for speeding 7am-9pm other than drop off and pick up $ 120,000 Restricted (per RCW 46.63.220)11 hours of enforcing excess speed above speed limits - conservative estimate is
$10K a month
Add red light cameras to two more intersections 4 cameras total $486,000 $ 1,847,966
Restricted (per RCW 46.63.220)Assumes 500 tickets per mo per camera - 2,000 per month average payment $77 =
$154K per mo.Expenese $240,000 for cameras, $24,000 pro-tem judge, and 2.25
FTE for Court
Increase business license rate $ 50,700 Unrestricted Implement as soon as
practicable
Have not increased rates since 2009. Since then CPI and Inflation are about 50% -
this assumes 20%. In 2024 the revenue was $253,428.
Escalate fines based on speed in school zones $ 100,000
Increase fees for code violations $ 10,000 Unrestricted Staff working on now
Expect Council adoption August
2025
Charge for parking $20,000 $ 250,000 Unrestricted *DuraƟon est: Complete
EDC analysis
Duration est: 2 months
Procurement
Duration est: 2-3 months
Implementation
Mukilteo LH Park revenue $500K
https://mukilteo-
wa.granicus.com/MetaViewer.php?view_id=4&clip_id=1581&meta_id=68451 - We
have run a couple scnearios for charging in our parking lots
Just in lots - 600 spaces, 30% utilization, 180 spaces with
cars, 5 hours, 900 hours per day, 200 days per year,
180,000 Total annual parking hours, $3 per hour,
$540,000 Gross
Cost recovery for legal fees related to Hearing Examiner cases $ 5,000 Unrestricted
Staff working on development
fee code update, summer 2025
Council review and adoption of
development code fee update,
fall 2025
Implement new development
fees on 1/1/26
Increase pet license fee $ 3,000 Implement as soon as
practicable
Increase motor vehicle license fees from $40 to $50 $ 350,000
SUB TOTAL $506,000 $ 3,006,666
TOTAL $666,000 $ 5,936,666
Short List of Non-Levy Revenue Opportunities
NOTES
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LONG-TERM ECONOMIC RESILIENCE
Annex Esperance - property tax at curent Edmonds rate $ 914,584
Cuurent assessed value minus exemptions = $1,270,255,700 divide by 1,000
$1,270,255.70 X .72 = $914,584
Sales tax credit for annexing (If done in two phases)
*Costs require a
comprehensive planning
process
$ 2,600,000
Sales tax credit required to have offsetting costs for
the annexed area
The revenue number assumes that it is possible to annex in two phases and receive
the tax credit twice.
Other revenues from annexation Sales tax, development related revenue, REET, business licenses, car tabs, pet
licenses
99 development within the three districts
Centers and hubs
TIF financing TIF is used to pay back bonds that a city takes out to construct things like streets,
sidewalks, parks, and parking facilities.
SUB TOTAL $0 $ 3,514,584
TOTAL $666,000 $9,451,250
FROM PREVIOUS SHORT LIST
Transportation Multi-modal Impact Fees $35,000 $ 116,600
Increase development fees $10,000 $ 40,000
Staff working on development
fee code update, summer 2025
Council review and adoption of
development code fee update,
fall 2025
Implement new development
fees on 1/1/26
Require a landlord license that applies to every rental house and apartment $ 60,000
Raise wireless lease for Five Corners reservoir Appraisal $ 20,000
Introduce a Commercial Parking Tax $ 2,000
SUB TOTAL $45,000 $ 238,600
2
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City Council Agenda Item
Meeting Date: 06/24/2025
Introduction to City Council of proposed updates to Title 18 and ECDC 20.110.
Staff Lead: Jeanie McConnell/Jeff Taraday
Department: Engineering
Preparer: Emiko Rodarte
Background/History
The Council heard an overview of proposed amendments to Title 18 on April 8, 2025, addressing
examples of the right-of-way management challenges staff is facing.
Staff Recommendation
That the City Council be introduced to the proposed code updates. A public hearing is planned to occur
August 4th. Council may decide to take action at a meeting after August 4th.
Narrative
City staff in consultation with the City Attorney have prepared draft code revisions intended to assist
staff in their management and control over the right-of-way. Attached are draft proposed updates to
Title 18 Public Works Requirements and ECDC 20.110 Civil Violation-Enforcement Procedure. Herein we
provide an overview of the attachments:
Chapter 18.00 General Requirements
This section already exists and establishes a review procedure for all permits and approvals addressed in
Title 18, not just right-of-way construction permits. Proposed changes here include: addressing
abandoned applications, restoration requirements applicable to various types of Title 18 permits
including right-of-way construction permits, and removing duplicative material.
Chapter 18.60 Right-Way-Regulation
Currently 18.60 addresses right-of-way construction permits. The proposed updates expand Ch 18.60 to
address right-of-way regulation generally, expanding on right-of-way permits; adding procedures on
obtaining franchises; addressing facilities placed in right of way such as pole and conduit; and clarifying
and amending code enforcement of chapter 18.60. An overview of the major categories of the proposed
Chapter 18.60 code:
*18.60.000 Preliminary Article
This section addresses the purpose and objectives of the proposed revised chapter, states the authority
under which the chapter is adopted, clarifies authority of the public works director and city engineer,
and contains definitions of terms used throughout. 18.60.040 Fees is the way the city recoups the
expenses it incurs in regulating access to city right-of-way from those seeking that access and causing
those expenses. Notably this section also contains an enforcement section applicable to Chapter 18.60
regulations. It will assist staff in enforcing the terms of right-of-way construction permits and all aspects
10.4
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of Chapter 18.60. It clarifies that the enforcement procedures of ECDC 20.110 apply to right-of-way
regulation except as now modified in the preliminary article.
*18.60.100 Right-of-way construction permits
This section seeks to clarify and enhance the procedure for obtaining a permit to perform construction
in the right-of-way and the regulations applicable to such permitted work. Examples include:
Exemptions are expanded to include emergency work. The procedure for obtaining a permit after
emergency work is codified. It is codified that the city will be requiring a permit be obtained for work
that complies with current clear zone requirements, and that may involve re-doing work to achieve
compliance, including replacing a pole to be outside the clear zone.
*18.60.500 Franchises
This is a new section addressing all types of franchises and complementing other sections of code
addressing wireless and cable franchising. This section establishes a procedure for obtaining franchises,
a review process, and adds enforcement provisions.
*18.60.600 Utility Wires, Poles, and other Facilities
This section addresses regulation relating to facility placement, installation, and removal. The section
addresses new and replacement poles and facility installation requirements. It contains a requirement
that future poles be hollow starting on January 1, 2031. There are standards for minimizing clutter
associated with overhead facilities. Procedures applicable to pole removal and replacement are
addressed.
*18.60.700 Preapproved Master Permit Terms
This section sets for certain terms and conditions common to master permits. The intent is to grant
master permits on a competitively neutral basis.
Chapter 20.110 Civil Violation-Enforcement Procedures
This chapter, generally applicable to enforcement of the Edmonds Community Development Code, has
been updated to clarify procedures and the content of the notice of violation. It has been reviewed by
planning as well as public works.
FINANCIAL IMPACT
Management of risk and recoupment of expenses have a beneficial fiscal impact on the city.
Attachments:
Attachment 1 - Chapter 18.00 General Requirements DRAFT
Attachment 2 - Chapter 18.60 DRAFT
Attachment 3 - Ordinance amending 20.110
Attachment 4 - Council Presentation 06.24.2025
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Chapter 18.00 GENERAL REQUIREMENTS
Sections:
18.00.000 Scope.
18.00.010 Application.
18.00.020 Review. and decision.
18.00.025 Police powers
18.00.026 Restoration
18.00.030 Inspection.
18.00.040 Regulations.
18.00.050 Apprentice requirements.
18.00.060 Responsible bidder criteria.
18.00.000 Scope.
This chapter establishes review procedure for procedures and conditions applicable to all permits or
approvals required by this title.
18.00.010 Application.
A. Forms and Fees. The public works department shall provide application forms. Application fees
and other fees shall be as set in ECDC 15.00.020.
B. Required Information. The applicant shall provide the following information:
1. Applicant’s name and address;
2. Owner’s name, address and written consent if the applicant is not the owner;
3. The location, by address and legal description, of the site;
4. A site plan, to scale, showing existing and proposed structures, improvements and affected
streets, utilities, vegetation, LID elements, etc.;
5. The applicant shall clearly specify on the plans, in a separate written statement, how the
proposed development meets the requirements of this title;
6. Further information required by the portion of the community development code that governs
the type of application;
10.4.a
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7. Further information required by general rules adopted by the public works director and
information required by the public works director to properly review an individual application;
8. A release of the city from all damages arising from any action or inaction of the city based on
false, misleading or incomplete information furnished by the applicant;
9. Permission to city staff to inspect the property involved to determine whether the application
should be approved.
10. A statement explaining how the proposed work complies with the city’s clear zone policy.
C. Abandoned Application. A permit application will be considered abandoned and deemed
withdrawn 90 calendar days after the public works director requests supplemental or missing items
or information and either: (i) receives no response from the applicant, or (ii) otherwise does not
receive the requested supplemental or missing items or information. Emergency response work
permit applications are not governed by this subsection C.
C. Decision. The public works director or his designee shall decide whether to approve,
conditionally approve, or deny the application, based on staff analysis and comments from other
departments. The decision shall be in writing, and unless another appeal procedure i s specifically
identified in the provisions of this title, shall be appealable to the hearing examiner pursuant to
Chapter 20.06 ECDC as a Type II decision. Notice of the hearing shall be provided to the applicant
and/or appellant and any other party who has requested notice in writing or provided written notice
during the application process. Such notice shall be provided in writing at least five business days
prior to the hearing. No application may be approved that conflicts with any portion of the community
development code unless that portion is specifically subject to waiver or variance. [Ord. 4314 § 63
(Exh. A), 2023; Ord. 4085 § 5 (Exh. A), 2017; Ord. 3788 § 1, 2010].
18.00.020 Review and Decision.
A. Other Departments. The public works director shall promptly send copies of the application to
each department which has requested copies of the type of application that has been filed, and to
other departments which may have an interest in the individual application.
B. Staff Analysis. The staff may use a summary form or checklist to review application, with written
conclusions as to whether the proposal meets the standards and criteria of the community
development code.
C. Decision. The public works director or his designee shall decide whether to approve,
conditionally approve, or deny the application, based on staff analysis and comments from other
departments. The decision shall be in writing and, unless another appeal procedure i s specifically
identified in the provisions of this title, shall be appealable to the hearing examiner pursuant to
10.4.a
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Chapter 20.06 ECDC as a Type II decision. Notice of the hearing shall be provided to the applicant
and/or appellant and any other party who has requested notice in writing or provided written notice
during the application process. Such notice shall be provided in writing at least five business days
prior to the hearing. No application may be approved that conflicts with any portion of the community
development code, unless that portion is specifically subject to waiver or variance.
D. Optional Conditions of Approval. The public works director may condition an approval upon any
or all of the following, in addition to any other reasonable condition necessary to protect the public
health, safety and welfare, to mitigate any impacts resulting from the work, or necessary to carry out
a purpose or provision of this code:
1. A performance bond, cash deposit, or similar security, to ensure the satisfactory completion
of the permitted work in accordance with city standards, the city time schedule, and any other
conditions of the permit;
2. An agreement or bond to indemnify and hold the city free and harmless from any and all
claims, actions or damages of any kind or description which result in any way from the approved
work. This agreement may be required to be recorded as a covenant running with the affected
property;
3. Submission of detailed “as built” as built plans upon completion of construction. When as
built plans are required as a condition of a right-of-way construction permit, the as built plans
shall be furnished before final approval;
4. Posting of a maintenance bond for a specific period of time , which period may be extended
to ensure the repairs will perform as required if curative or restorative improvements have been
made to the work and additional time is required to verify whether such curative or restorative
improvements will function and operate as required.
E. Required Conditions of Approval.
1. All work shall be accomplished in accordance with all applicable laws and with general
standards and criteria adopted by the public works director.
2. All work shall be accomplished in accordance with the plans and specifications approved for
an individual project by the public works director and comply with all conditions of the permit.
3. The applicant shall, before commencing work, comply with all requirements of Chapter
19.122 RCW, the one number locator service.
3.4. The applicant shall furnish proof of a valid general contractor’s license, or a specialty
license to do the kind of work permitted, issued by the state of Washington, and proof of general
liability insurance in effect, unless the owner of a site is to do the work on that site in which case
10.4.a
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the public works director may waive the same depending on such factors as project size, risk
and such other objective factors as the director finds pertinent.
4.5. An expiration date for the permit, which the director may extend upon written request
showing satisfactory reasons. [Ord. 3788 § 1, 2010; Ord. 3736 § 24, 2009].
18.00.025 Police Powers.
All rights and privileges granted under this title are subject to the police powers of the city, which
include the power to adopt and enforce ordinances, including amendments to this title, necessary to
protect the safety, health, and welfare of the public. A permittee shall comply with all ordinances
enacted, or hereafter enacted, by the city. The city reserves the ri ght to exercise its police powers,
notwithstanding anything in this title and any permit to the contrary. Any conflict between the
provisions of the title or a permit and any other present or future lawful exercise of the city’s police
powers shall be resolved in favor of the latter.
18.00.026 Restoration
The permittee shall perform restoration as follows:
(i) Restore the site of the work consistent with permit conditions and this code.
(ii) Restore the pavement in accordance with city standards. Restoration be accomplished at the
discretion and direction of the Director.
Promptly repair any and all public property improvements, landscaping, fixtures, structures,
and facilities damaged or disturbed during the course of work, replacing or restoring the
same as nearly as practicable to its condition before the performance of work.
The Director shall have final approval of the adequacy and completeness of the restoration. The
permittee shall be responsible for defects or failure of the restoration work for a period of two (2)
years following final inspection, unless a different timeframe is established through a maintenance
bond under 18.00.020.D.
18.00.030 Inspection.
A. Authority. The public works director may enter any site to inspect any work authorized by a
permit under this chapter.
B. Notification. The owner or contractor holding the permit shall notify the public works director at
least 24 hours in advance of starting any work, or resuming any work in a public place.
10.4.a
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C. Covering Work. No work that is to be covered or enclosed shall be covered or enclosed until the
public works director has approved the installation. The director may require that any work covered
be uncovered, or tested by a recognized independent testing laboratory (at the expense of the
permittee) to ensure that the work has been accomplished in accordance with the permit.
D. Correction. If the public works director finds that any work does not comply with this code, he
shall notify in writing the owner of the site, or the permittee, of the deficiency, and of the period of
time in which the work must be corrected . If the work is not corrected within the set time, the director
may have the work done and assess the direct cost plus cost of administration against the property
as a lien. The public works director further has available all enforcement authority elsewhere
provided in this title or code.
E. Final Approval. All permitted work, including restoration, is subject to a final approval by the
public works director.
18.00.040 Regulations.
The public works director may establish reasonable rules and regulations for all work covered by this
title, including all aspects of construction, maintenance and repair, which shall be observed by all
persons doing work covered by this title. References in this title to “standards and criteria,” “general
rules,” and “director’s rule” are references to the authority granted to the public works director under
this section. Said authority to establish rules and regulations includes any establishment or
amendment of polices, standards, ma nuals, and administrative procedures to implement and
enforce the provisions of this title. The public works director may render interpretations of this title.
18.00.050 Apprentice Requirements .
• This section was recently amended by Ordinance No. 4379, codified in March 2025.
• This section is intended to supplement, and to be followed in conjunction with
RCW 39.04.320 as it is currently in effect or hereafter amended, and the City of
Edmonds Contracting and Purchasing Policies and Procedures, dated October 2024 or as
amended (“Purchasing Policies”).
• A. Definitions. Terms relating to apprentice requirements are defined in the Purchasing
Policies.
• B. Apprentice Utilization. Apprentices shall be utilized for the construction of public
works by contractors and subcontractors in accordance with this section.
• 1. Apprenticeship Utilization Program Requirements. Apprenticeship utilization
on city public works contracts shall comply with the requirements of
RCW 39.04.320 and the Purchasing Policies.
10.4.a
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• 2. Contract Requirements. Contract documents for public works construction
projects shall include provisions detailing the apprentice labor requirements of
RCW 39.04.320 and the Purchasing Policies.
• 3. Monitoring. The city shall monitor the utilization of apprentices as required by
RCW 39.04.320 and the Purchasing Policies.
• 4. Failure to Meet Utilization Goal. Failure by a contractor to comply with established
apprenticeship requirements, unless otherwise adjusted or waived in writing as set forth
in RCW 39.04.320 and the Purchasing Policies, may be deemed a breach of contract for
which the city shall be entitled to all remedies allowed by law under the contract. Failure
to comply with the apprenticeship requirements may also be considered evidence bearing
on a contractor’s qualification for award of future contracts with the city.
• 5. Adjustment and Waiver. The responsible department director, or designee, may adjust
or waive the apprentice utilization requirements for a specific project at any time for the
reasons set forth in RCW 39.04.320 and the Purchasing Policies. [Ord. 4379 § 1, 2025;
Ord. 4068 § 1, 2017; Ord. 3878 § 1, 2012; Ord. 3854 § 1, 2011].
18.00.060 Responsible Bidder Criteria.
• This section was recently amended by Ordinance No. 4379, codified in March 2025.
• This section is intended to supplement, and to be followed in conjunction with
RCW 39.04.350, as it is currently in effect or hereafter amended, and the City of
Edmonds Contracting and Purchasing Policies and Procedures, dated October 2024 or as
amended (“Purchasing Policies”).
• A. Mandatory Responsible Bidder Criteria.
• 1. The bidder responsibility criteria set forth in RCW 39.04.350 and the Purchasing
Policies shall be used by the responsible department to establish the minimum
requirements for all contractors and subcontractors bidding on city contracts for public
work (as those terms are defined in RCW 39.04.010). The bid documents shall set forth
the documentation to be submitted by bidders to demonstrate their compliance with the
mandatory responsible bidder criteria.
• 2. To be considered a responsible bidder and qualified to be awarded a city contract for
public work, the bidder must comply with the mandatory responsible bidder criteria
requirements of RCW 39.04.350 and the Purchasing Policies.
• 3. A bidder must verify mandatory responsibility criteria for each first-tier subcontractor
and a subcontractor of any tier that hires other subcontractors must verify mandatory
responsibility criteria for each of its subcontractors as required by RCW 39.04.350.
• B. Supplemental Responsible Bidder Criteria.
• 1. In addition to the mandatory bidder responsibility criteria referenced in
subsection (A) of this section, the responsible department may adopt and implement in
connection with a particular project relevant supplemental bidder responsibility criteria in
accordance with RCW 39.04.350 and the Purchasing Policies and must implement such
criteria as set forth therein. [Ord. 4379 § 2, 2025; Ord. 3855 § 1, 2011].
10.4.a
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10.4.a
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1
CHAPTER 18.60 RIGHT-OF-WAY REGULATION
TABLE OF CONTENTS:
18.60.000 PRELIMINARY ARTICLE
18.60.010 General Authority
18.60.020 Purpose and Objectives
18.60.030 Administration of Chapter and Authority of Director of Public
Works and City Engineer
18.60.040 Cost Recovery
18.60.050 Definitions
18.60.055 Enforcement
18.60.060 Captions
18.60.070 Severability
18.60.100 RIGHT-OF-WAY CONSTRUCTION PERMITS
18.60.110 Permit Required
18.60.112 Exemptions
18.60.113 Emergency Response Work
18.60.120 Applications
18.60.121 Emergency Response Work Applications-Supplemental
Information Required
18.60.122 Emergency Response Work—Compliance with Code
Requirements.
18.60.152 Pavement Cut Restrictions.
18.60.155 Limitations of Permit
18.60.160 Display of Permit
18.60.185 Permit Expiration
18.60.186 Liability
18.60.195 Retroactive Effect
18.60.500 FRANCHISES
GENERAL
18.60.510 Applicability
18.60.512 City Consent Required to Use City Right of Way—Franchises
18.60.515 Existing City Franchises Not Affected
18.60.520 Franchise Grants Shall be Subject to Federal, State, and Local Law
18.60.522 Compensation to City
18.60.525 Recovery of City’s Expenses
18.60.530 Unconditional Written Acceptance Required
18.60.531 Procedure if the Parties Cannot Agree on Franchise Terms
18.60.532 Unlawful Use of Right of Way--Enforcement
10.4.b
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PROVISIONS APPLICABLE TO SERVICE PROVIDERS
18.60.540 Authorizations Applicable to Service Providers—Application
Required-Procedures
18.60.545 Master Permit Application—Contents
18.60.550 Renewal Application
18.60.552 Procedure for Processing Master Permit Applications
18.60.555 Considerations of Council in Evaluating Grant of a Master Permit
18.60.560 Decision and Appeal
18.60.562 Authority Granted by Master Permit
PROISIONS APPLICABLE TO PUBLIC UTILITIES OTHER THAN
SERVICE PROVIDERS
18.60.570 Authorizations Applicable to Public Utilities other than Service
Providers—Application Required—Procedures
18.60.575 Franchise Application--Contents
18.60.580 Renewal Application
18.60.582 Procedure for Processing Franchise Applications
18.60.585 Considerations of Council in Evaluating Grant of a Franchise
18.60.590 Decision and Appeal
18.60.592 Authority Granted by Franchise
18.60.600 UTILITY WIRES, POLES, AND OTHER FACILITIES
18.60.610 Applicability
18.60.615 Existing city franchises not affected
18.60.620 Responsibility for expenses
18.60.625 Placement and location of facilities
18.60.630 Underground installation requirements
18.60.645 New and replacement power poles
18.60.650 Pole and facility installation requirements
18.60.660 Use of poles for small wireless facilities and private
communication facilities
18.60.665 Pole replacement and removal--coordination of wire transfers and
undergrounding
18.60.675 Joint use of trenching
18.60.685 Additional ducts or conduit—city may require
18.60.690 Record drawings
18.60.692 Notice of tariff changes
18.60.700 FRANCHISE TERMS COUNCIL HAS PRE-APPROVED
18.60.710 Purpose
18.60.712 Grant Limited to Occupation
18.60.715 Non-Exclusive Grant
18.60.725 Term
18.60.730 Construction Permits
18.60.732 Relocation of Facilities
10.4.b
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18.60.735 Placement of Facilities Underground
18.60.740 Maps and Records
18.60.745 Work in Right-of-Way
18.60.747 Restoration After Construction
18.60.750 Emergency Work – Permit Waiver.
18.60.752 Dangerous Conditions, Authority for City to Abate
18.60.755 Recovery of Costs
18.60.760 Indemnification and Waiver
18.60.762 Insurance.
18.60.765 Abandonment and Removal of the Grantee’s Facilities
18.60.767 Construction Bond.
18.60.770 Modification.
18.60.775 Forfeiture and Revocation.
18.60.780 City Ordinances and Regulations
18.60.782 Safety Requirements.
18.60.785 Security Fund.
18.60.787 Survival
18.60.790 Severability
18.60.792 Assignment
18.60.795 Incorporation by reference
10.4.b
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PRELIMINARY ARTICLE
18.60.010 General Authority
18.60.020 Purpose and Objectives
18.60.030 Administration of Chapter and Authority of Director of Public Works and
City Engineer
18.60.040 Cost Recovery
18.60.050 Definitions
18.60.055 Enforcement
18.60.060 Captions
18.60.070 Severability
18.60.010 General Authority
This chapter is adopted under the authority of Washington Constitution, art. 11, sec. 11; Chapters
35A.01, 35A.47; 35.99; 47.24 RCW; RCW 35A.11.020; and RCW 54.04.040.
18.60.020 Purpose and Objectives of Chapter
A. Purpose. The purpose of this chapter is to manage the right-of-way in the public interest.
Effective right-of-way management consists of a range of vital tasks the city must perform,
including, without limitation, preserving and restoring the integrity and aesthetics of the
right-of-way including streets and sidewalks, controlling the orderly flow of vehicles and
pedestrians, managing and keeping track of the various water, sewer, storm, gas, cable,
telecommunications, electricity, and other utility facilities that occupy the public right-of-
way while ensuring the public’s paramount right to use it for safe public travel, including the
making of improvements to enhance that safe public travel, and ensuring financial protection
of the city and its citizens. To achieve these purposes, it is necessary to grant franchises,
licenses, right-of-way construction permits, and to establish guidelines governing right-of-
way use and work, facilities placement, and permitting procedures.
B. Right-of-way management objectives. While the right-of-way can be useful to utility
companies, the city must ensure that such use will not unreasonably limit or encroach upon
the public’s right to travel in the right-of-way, which includes the city’s need to make
improvements that will enhance the various modes of transportation in the right-of-way
without unnecessary additional costs to the public. These competing uses must be reconciled,
the public safety preserved, and the public assets safeguarded. This chapter is intended to
strike this balance, and therefore, the objectives of this chapter are to:
1. Ensure that public safety is maintained and public inconvenience minimized;
2. Protect the city’s past and continuing investment cost to acquire, construct, widen,
operate, manage, maintain, and repair right-of-way improvements, by establishing
construction and repair standards for the right-of-way;
3. Ensure the city’s ability to obtain sufficient information from right-of-way permit
applicants to enable timely and effective decisions regarding their access to the right-
of-way and to effectively manage activity in the right-of-way;
10.4.b
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4. Ensure the city’s current and ongoing expenses of granting and regulating access to and
use of the public right-of-way are fully paid by those seeking that access and causing
such expenses;
5. Conserve and manage the limited physical capacity of the right-of-way held in public
trust by the city while protecting the city’s long-term management and planning for
future right-of-way use;
6. Establish clear and nondiscriminatory guidelines, standards, and time frames for the
exercise of local authority with respect to the regulation of right-of-way use, including,
without limitation, the placement and relocation of facilities for electrical,
communication, or other purposes occupying the right-of-way;
8. Encourage economic development while restoring and preserving aesthetic and other
community values ;
9. Regulate communications in a competitively neutral manner. ;
10. Promote cooperation among users of the right-of-way and the city in order to (a)
eliminate duplication that is wasteful, unnecessary, or unsightly, and (b) minimize
street cuts;
11. Ensure that all persons occupying the right-of-way comply with city rules and
regulations; and
12. Ensure that the city can continue to fairly and responsibly protect the public health,
safety, and welfare.
18.60.030 Administration of Chapter and Authority of Director of Public Works and City
Engineer
A. In order to effectively manage and regulate the use of public right -of-way by private and
public entities in the best interests of the city and its citizens, it is necessary for the city to
reserve and exercise all legislative, administrative and discretionary authority it may have
under law, and it is expressly reserved.
B. The Director of Public Works is authorized to administer and enforce this chapter. In the
absence of the Director of Public Works, the City Engineer is authorized to act on their
behalf.
18.60.040 Cost Recovery; Fees
To the extent it may do so under law, in order to ensure the city’s current and ongoing expenses
of granting and regulating access to and use of the public right-of-way are reimbursed by those
seeking that access and causing such expenses, the city intends to recover its expenses incurred.
Application and inspection fees and other fees shall be as set in ECDC 15.00.020, established by
the city council resolution, in its sole legislative discretion.
18.60.050 Definitions
Whenever used in this chapter, the following words and phrases shall have the meanings set forth
below unless the context clearly indicates otherwise. When not inconsistent with the context,
words used in the present tense include the future tense, words in the plural number include the
singular number, and words in the singular number include the plural number. The term
“written” shall include electronic documents.
10.4.b
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“City utility easement outside of the right-of-way” means the legally defined area outside of the
right-of-way in which the city has property rights, whether acquired by purchase and sale, gift, or
otherwise, for use by and for city owned or operated utilities. T his chapter shall not be read to
diminish or in any way affect the authority of the city to control the use of the city’s utility
easements or other real or personal property.
“Contractor” means anyone who undertakes to install, maintain, repair, or remove facilities in the
right-of-way or perform other work in the right-of-way. Contractor does not include employees
of the city of Edmonds.
“Emergency” means a condition that is an immediate threat to human health and safety, property,
or to the environment, such as but not limited to, water or sewer main breaks, gas leaks, or
downed power lines.
“Facilities” or “facility” means all of the equipment, fixtures, appurtenances, antennas, and other
facilities used to furnish and deliver water, sanitary sewer, storm, electric, telecommunications,
cable, natural gas, or other services to the public, including but not limited to pipes, catch basins,
valves, poles with crossarms, poles without crossarms, cables, wires or other lines, conduits,
communication and signal lines and equipment, braces, guys, anchors, vaults, pedestals, and all
attachments, appurtenances, and appliances necessary or incidental to the distribution and use of
services provided to the public. Private communications facilities, being incidental to the
distribution and use of services provided to the public, are facilities regulated under this chapter.
Facilities include abandoned or discontinued items.
“Franchise” means the agreement by which the city may grant a general permission to a public
utility, approved by an ordinance of the city council, to enter, use, or occupy the public right-of-
way for the purpose of locating, constructing, operating, or maintaining facilities. Consistent
with Chapter 35.99 RCW, a master permit is a type of franchise.
“Grantee” means anyone who has been granted a franchise by the city council.
“In the public right-of-way” means in, on, over, under, across, and generally at any depth below,
height above, or on the surface of, the right-of-way.
“Master Permit” has the same meaning as set forth in Chapter 35.99 RCW.
“Permittee” or “permit holder” means anyone who has received a right-of-way construction
permit from the Director of Public Works.
“Person” or “anyone” is to be interpreted in its broadest sense and includes individuals,
contractors, public utilities, corporations, companies, associations, firms, partnerships, limited
liability companies, public utility districts, government agencies, and any other entity or
organization of any kind, other than the city of Edmonds.
10.4.b
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“Private communications facilities” means facilities used for the purpose of conducting internal
business communications or for the purpose of monitoring, controlling, or operating utility
distribution systems. Private communications facilities do not provide telecommunications
service or cable television service.
“Public utility” means a company or entity, whether publicly or privately owned, engaged in any
business or service regularly supplying the public with some commodity or service which is a
public need, such as natural gas, electricity, water, sanitary sewer, telecommunications, or cable.
The term is deemed to include any employee, nominee, or contractor or subcontractor thereof,
performing work in the City, whether under contract, direction, request, or authority of the public
utility. While the city of Edmonds operates some utilities, “public utility” does not include the
city of Edmonds. “Public utility” includes, without limitation, service providers and public utility
districts.
“Reasonable” or “reasonably” means an action or decision for which a reason or basis can be
stated, such reason or basis arising from the facts and circumstances of the situation presented.
Reasonable or reasonably is contrasted with arbitrary, i.e., unreasoning action, without
consideration and in disregard of facts and circumstances. Where there is room for two opinions,
a decision is reasonable even though one may believe an erroneous conclusion has been reached.
“Right-of-way” or “public right-of-way” or “city right-of-way” or “public ways” means the
legally defined area in which the city has property rights, whether acquired by purchase and sale,
gift, dedication, or otherwise, for the purpose of public travel, in cluding all rights under any
federal, state, or local law associated with that purpose providing without limitation, the right to
construct, to operate, to maintain, to regulate, to permit, or to grant franchises in that property.
Right-of-way does not include parks; facilities, fixtures, or personal property, such as but not
limited to buildings, poles, conduits, or similar facilities; or other real or personal property
owned by or leased to the city; and this chapter shall not be read to diminish or in an y way affect
the authority of the city to control the use of the city’s right-of-way or other real property,
facilities, fixtures, or other personal property. As the context may require in ECDC 18.80.010,
20.75.075(D), and 18.50.020, right-of-way includes proposed right-of-way.
“Right-of-way construction permit” or “permit” means the authorization by which the city grants
permission under this chapter to a person or contractor to enter and access a specified portion of
the right-of-way for the purpose of installing, maintaining, repairing, or removing facilities or
performing other specified work. The permit is comprised of the issued permit along with the
application, approved plans, and all supporting documents.
"Service provider" means every corporation, company, association, joint stock association, firm,
partnership, person, city, or town owning, operating, or managing any facilities used to provide
and providing telecommunications or cable television service for hire, sale, or resale to the
general public. Service provider includes the legal successor to any such corporation, company,
association, joint stock association, firm, partnership, person, city, or town. If the definition of
service provider in Ch 35.99 is amended, then the definition here is so amended.
10.4.b
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"Telecommunications service" has the same meaning as set forth in Chapter 35.99 RCW, as
may be amended.
“Use city right-of-way” or “using city right-of-way” means to use, occupy, construct, place,
maintain, or operate facilities in city right-of-way.
18.60.055 Enforcement
A. If the Director determines that any person has violated or failed to comply with any provision
of Chapter 18.60, then the Director may enforce this chapter using any or all of the following
methods as they determine appropriate:
1. Serve oral or written directives to the permit holder or other responsible person,
requesting immediate correction or discontinuance of the specified condition;
2. Utilize the enforcement procedures of Chapter 20.110 ECDC as modified below;
3. Revoke previously granted permits where the permit holder or other responsible person
has failed or refused to comply with requirements imposed by the city related to such
permits;
4. Refuse to grant additional permits to the permit holder or franchise holder or owner until
the correction or discontinuance of previously identified unsafe, nonconforming or
unauthorized use or condition or other violation under this Chapter 18.60 is resolved.
B. The Director is authorized to immediately abate any unsafe, nonconforming or unauthorized
use or condition or violation or activity, and the cost shall be borne by the permittee.
Immediate abatement is authorized in addition to or in lieu of other remedies available to the
city.
C. Civil Monetary Penalties and Abatement Procedure. Chapter 20.110 ECDC enforcement
procedures apply to violations of Chapter 18.60 except as modified here:
1. Notice of Civil Violation (NOV)-- modifications relating to ECDC 20.110.040(B).
a. Issuance. Circumstances under which an order to correct is not a prerequisite:
In addition to the circumstances of emergency or repeat violations authorized in
ECDC 20.110.040(B), the director may issue an NOV without having first issued an
order to correct when:
(i) the director has first served a written directive under section 18.60.055 (B)(1)
for failure to comply with the conditions of a right-of-way construction
permit. The written directive may take the place of an order to correct under
Chapter 20.110 ECDC; and
(ii) work has been performed in right of way without a right-of-way construction
permit having been issued and without applicability of an exception. Work is
the act of entering or using the right-of-way and either placing, installing,
performing maintenance, repair, or removing any facility.
10.4.b
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(iii) failure to file an application for a franchise as required by this chapter.
(iv) failure to obtain a current franchise as required by this chapter.
b. Content. The content of the NOV shall be as stated in ECDC 20.110.040(B)(3) with
the following departure:
Substitute item: In lieu of subsection (f) of ECDC 20.110.040(B)(3), the following
shall be included: Date by which the violation must be corrected which date shall be
determined in the reasonable discretion of the director. And a description of the action
to be taken in order to correct the violation.
The Director may require immediate correction in the following circumstances: an
emergency needing immediate action; a repeat violation; the city has already
provided an opportunity to correct with, at a minimum, a written directive under
section 18.60.055 (B)(1); or the work was done without having obtained a right-of-
way permit and without an exception.
2. Monetary Penalties. ECDC 20.110.040(F) is replaced with the following:
Violations of Chapter 18.60 shall carry monetary penalties that differ from those of
ECDC 20.110.040(F) and shall be as provided in this section or as may be provided
elsewhere in this chapter. Civil monetary penalties do not include, and are in addition to,
fees, costs, and assessments that may be recovered.
Unless otherwise provided in this chapter, any person violating or failing to comply with
any provision of this chapter, shall be subject to a civil monetary fine of:
$500 for the first violation
$2500 for a repeat violation
$3500 for a third repeat violation; and
$5000 for each additional repeat violation in excess of three, not including
fees, costs, and assessments.
The Director has authority to increase any fine here based on aggravating circumstances.
As defined in ECDC 20.110, repeat violation means the same, continuing violation; or a
subsequent violation of the same nature.
Except as may be otherwise provided in this chapter, in the case of continuing violations,
a second and subsequent notice of violation may issue no sooner than seven [7] calendar
days from and after the date the last notice of violation was served by any method under
ECDC 20.110.040(B)(4). Email service is effective as of the date emailed. Service by
10.4.b
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posting or personal service is effective as of the date posted or personally served. Service
by U.S. mail is effective three days after placed in the mail.
A same, continuing violation is one for which an NOV has already been issued and the
action to be taken in order to correct the violation has not occurred.
Each and every notice of violation shall afford an opportunity for a hearing as provided in
ECDC 20.110.040(C).
D. Nuisance. Any condition caused or permitted to exist in violation of the terms of any right -
of-way construction permit issued under this chapter or in violation of any provision of this
chapter is a public nuisance, and all procedures and remedies given in this code for the
abatement of nuisances shall apply thereto. The city may pursue a nuisance action in addition
to or in lieu of any and all other remedies available to it.
E. Cost recovery. All expenses incurred by the city in enforcing any requirement or abating any
condition under this chapter shall constitute a civil debt owing the city, jointly and severally
by all responsible persons, which debt shall be collectible in the same manner as any other
civil debt.
F. Remedies cumulative. The City shall also have all powers and remedies which may be
available under law, this code and procedures adopted hereunder for securing the correction
or discontinuance of any conditions specified by the city.
G. Additional Relief. The City may seek legal or equitable relief to enjoin any acts or practices
and abate any condition that constitutes or will constitute a violation of the applicable
provisions of this chapter when civil or criminal penalties are inadequate to effect
compliance. In addition to the penalties set forth in this section, vio lation of the terms of this
chapter also may result in the revocation of any authorization approval, including but not
limited to, franchise or master permit granted.
18.60.060 Captions
The captions to sections in this chapter are inserted solely for information and shall not affect the
meaning or interpretation of this title.
18.60.070 Severability
All sections, subsections, and portions of this chapter shall be severable. If any section,
subsection, sentence, clause or phrase of this chapter, or its application to any person, is for any
reason declared invalid, in whole or in part by a court or agency of competent jurisdiction, said
decision shall not affect the validity of the remaining portions hereof. In the event of a
subsequent change in applicable law so that the provision which had been declared invalid is no
longer invalid, said provision shall thereupon return to full force and effect without further action
by the city and shall thereafter be binding. If, as determined by the city upon appropriate legal
advice, or applicable court decision, any term, condition or provision of this title imposes a
requirement which is prohibited by applicable federal or state law, or prohibits an action which
must be allowed under applicable federal or state law, then any such term, condition, or
10.4.b
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provision shall be construed to not impose the requirement which is prohibited by valid federal
or state laws or not to prohibit the action which must be allowed under valid federal or state law.
18.60.100 RIGHT-OF-WAY CONSTRUCTION PERMITS
18.60.110 Permit Required
18.60.112 Exemptions
18.60.113 Emergency Response Work
18.60.120 Applications
18.60.121 Emergency Response Work Applications-Supplemental Information
Required
18.60.122 Emergency Response Work—Compliance with Code Requirements.
18.60.152 Pavement Cut Restrictions.
18.60.155 Limitations of Permit
18.60.160 Display of Permit
18.60.185 Permit Expiration
18.60.186 Liability
18.60.195 Retroactive Effect
18.60.110 Permit Required
No person shall enter or use the right-of-way or any city utility easement outside of the right-of-
way for the purpose of installing, maintaining, repairing, or removing facilities, or for the
purpose of performing any excavation, construction, maintenance or repair, or to perform other
work therein, without first obtaining a right-of-way construction permit from the director of
public works. A right-of-way construction permit is not transferable.
18.60.112 Exemptions
A right-of-way construction permit shall not be required under the following circumstances:
A. Work performed by employees of the city, such as but not limited to, street or utility
improvement or maintenance;
B. Any instance the public works director reasonably determines to be a de minimis use of the
right of way for which a permit is not needed; and
C. Work in the right-of-way performed in response to an emergency shall not require issuance
of a right-of-way construction permit before work commences. However, after work has
commenced, a permit shall be applied for according to sections 18.60.120 and 18.60.121.
18.60.120 Applications
A. Application submission. Applications for right-of-way construction permits shall be
submitted in the manner and form as specified by the Director.
10.4.b
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B. Application contents. The following is required to be submitted with an application and
supplements the required information of ECDC 18.00.010. All required information must be
provided in order to make a complete application.
1. Application fee.
2. The identity of the applicant and associated entities. As applicable, the franchise holder
shall be the applicant and it (if it is performing the work) or its agent shall sign the
application.
3. For public utilities, the ordinance number of the franchise or master permit wherein the
city has consented to the applicant’s use of the right-of-way in the manner proposed in
the application. If a franchise or master permit is not required for the proposed right -of-
way permit, the applicant shall explain why.
4. Traffic control plan. A traffic control plan must be submitted in any case where there is
impact to pedestrian or vehicular traffic. It must be consistent with the requirements of
the latest edition of Manual on Uniform Traffic Control Devices to prevent injury or
damage to persons or property and to minimize disruptions to pedestrian and vehicular
traffic. As applicable, one or more of the approved plans provided in the City’s Traffic
Control Handout may be adopted. Work within a state highway may require approval by
WSDOT.
5. The plans shall conform to general plan requirements as specified by city engineering
design standards, and may be required to be stamped by a professional engineer licensed
in the state of Washington as deemed necessary by the Director.
7. Such other information as the Director shall reasonably designate. The Director is
authorized to create applications and may require, in an application or otherwise, any
information deemed necessary or helpful to review an application.
18.60.121 Emergency Response Work Additional Application Information
If the right-of-way permit application is for emergency work, then the following applies.
A. Timing of Application.
1. Within two (2) business days following commencement of emergency response work, the
responding public utility shall notify the public works department by email;
2. Within five (5) business days following commencement of emergency response work, the
responding public utility shall submit a right-of-way construction permit application form
with attachments to follow.
3. Within thirty (30) calendar days of submittal of the application form, the applicant shall
submit a complete plan set showing compliance with city code and policies, including
without limitation clear zone policy.
B. Declaration.
The application shall include a declaration stating the facts that constitute the emergency and
warranted the emergency response work.
C. Compliance.
If the Director requests revisions to the application or additional information and within 90
calendar days of the request 1) receives no response; 2) otherwise does not receive the
requested information; or 3) at any time receives a statement from the applicant it will not
comply with applicable codes and policies as the Director may require, then the emergency
work may be considered a violation of code and subject to enforcement.
10.4.b
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18.60.152 Pavement Cut Restrictions.
A. Newly paved right of way cut restriction. Newly paved right-of-way is right of way that has
been reconstructed, repaved, or resurfaced within the preceding twelve month period (i.e.
year 1). No permit shall issue to cut into newly paved right-of-way except in case of an
emergency or if the applicant submits and receives approval of a waiver as provided section
E below. In either case the permit shall be subject to expanded restoration standards and
street overlay cut penalty fees.
B. Recently paved right-of-way cut authorizations. Recently paved right-of-way is right-of-way
that has been reconstructed, repaved, or resurfaced within the preceding six year period,
excluding the first twelve month period as defined by newly paved right of way (i.e. years 2-
6). Permits may be granted to cut into recently paved right of way and shall be subject to
expanded restoration standards and street overlay cut penalty fees.
C. Expanded restoration standards. Any permit issued to cut into newly or recently paved right-
of-way shall be subject to expanded overlay restoration standards as established by the
Director.
D. Street overlay cut penalty fee and restoration fees. Cut fees in (i) year one of newly paved
right of way, (ii) years 2-6 of recently paved right of way, and (iii) general street restoration
fees are as set in the fee schedule.
E. Waiver.
1. An applicant may submit to the Director a written request for waiver from Section A
above if it believes 1) special circumstances exist beyond its control; or 2) the benefit to
the public outweighs the disturbance to the pavement.
2. The Director may grant or deny the request in their sole reasonable discretion.
3. A submittal for review of a waiver will be subject to an hourly review fee as set in ECDC
15.00.020.
18.60.155 Limitations of Permit
The issuance or granting of a right-of-way construction permit or approval of plans and
specifications shall not be construed to be a permit for, or approval of, any violation of the
provisions of this chapter, or any other ordinance or appropriate rule or regulation of the city or
any other governmental entity. A right-of-way construction permit shall not grant a right for any
facility to be located or to remain at any specific location in the public right -of-way.
18.60.160 Display of Permit
A copy of the right-of-way construction permit and approved plans shall be at the construction
site and always displayed and available for inspection when construction work is occurring.
18.60.185 Permit Expiration
A. Completion of work. The permit holder shall promptly complete all work so as to minimize
disruption of the city right-of-way and any impacted properties. All work authorized by a
right-of-way construction permit, including restoration, must be completed by the date of
permit expiration or any extension that may be granted.
B. Expiration dates. A right-of-way construction permit will expire six months after the date of
issuance. Notwithstanding the foregoing, right-of-way permits associated with a larger
10.4.b
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development project where a separate building or land use permit has been issued shall
expire on the expiration date of said building or development permit.
C. Extensions. Right-of-way construction permit holders may request up to two six-month
extensions. Any extension request must be submitted before the permit has expired.
Notwithstanding the foregoing, permits associated with a separate building or development
permit will be extended only if and to the extent the expiration of the associated building or
development permit is extended.
18.60.186 Liability
Neither the granting of a right-of-way construction permit nor any city inspection under this
chapter implies city responsibility for the design, construction, or operation of the facility or for
the public safety during the work. Any person regulated under this chapter shall be liable to the
city for all losses or damages arising from the negligence or failure to take or ensure all
necessary precautions to protect the public and the city in the performance of any construction
activities.
18.60.195 Retroactive Effect
The provisions of this subchapter related to enforcement of the terms of right -of-way
construction permits are intended to be, and are, retroactively applicable to permit violations
occurring before the date of this ordinance and not yet in an enforcement process. Violations
related to emergency work performed before the effective date of this ordinance are excepted.
18.60.500 FRANCHISES
GENERAL
18.60.510 Applicability
18.60.512 City Consent Required to Use City Right of Way—Franchises
18.60.515 Existing City Franchises Not Affected
18.60.520 Franchise Grants Shall be Subject to Federal, State, and Local Law
18.60.522 Compensation to City
18.60.525 Recovery of City’s Expenses
18.60.530 Unconditional Written Acceptance Required
18.60.531 Procedure if the Parties Cannot Agree on Franchise Terms
18.60.532 Unlawful Use of Right of Way--Enforcement
PROVISIONS APPLICABLE TO SERVICE PROVIDERS
18.60.540 Authorizations Applicable to Service Providers—Application
Required-Procedures
18.60.545 Master Permit Application—Contents
18.60.550 Renewal Application
18.60.552 Procedure for Processing Master Permit Applications
10.4.b
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18.60.555 Considerations of Council in Evaluating Grant of a Master Permit
18.60.560 Decision and Appeal
18.60.562 Authority Granted by Master Permit
PROVISIONS APPLICABLE TO PUBLIC UTILITIES OTHER THAN SERVICE
PROVIDERS
18.60.570 Authorizations Applicable to Public Utilities other than Service
Providers—Application Required—Procedures
18.60.575 Franchise Application--Contents
18.60.580 Renewal Application
18.60.582 Procedure for Processing Franchise Applications
18.60.585 Considerations of Council in Evaluating Grant of a Franchise
18.60.590 Decision and Appeal
18.60.592 Authority Granted by Franchise
GENERAL
18.60.510 Applicability
The provisions of 18.60.500 apply to all public utilities, current or prospective, who use or aspire
to use city right-of-way.
18.60.512 City Consent Required to Use City Right of Way—Franchises
Consent Required. It is unlawful to use city right-of-way without the city’s consent. Any city
consent to use city right-of-way shall be granted in the form of a current franchise agreement
approved by the city council and fully executed by the parties in accordance with this
subchapter; except for statewide grant holders is as provided herein.
Existing Facilities. Facilities existing in city right-of-way at the time of adoption of this
ordinance, placed in accordance with an expired franchise, may remain at such existing locations
according to the means specified therein until July 1, 2026, PROVIDED THAT nothing herein
exempts a public utility from its obligation to timely submit a complete application for a current
franchise as provided herein, AND FURTHER PROVIDED THAT nothing herein exempts a
public utility from its obligation to obtain a current franchise from the city for use of the city’s
right-of-way; AND FURTHER PROVIDED THAT no work other than maintenance, repair,
emergency work, and relocation obligations shall be permitted unless and until the public utility
obtains a fully executed current franchise and all other approvals required by this chapter for
such work. If the public utility has some other source of authority to occupy the right-of-way,
such as an existing statewide grant for wireline facilities, then the foregoing limitation shall not
apply. No expired franchise or any other action or permission of the city shall be construed as
consent to use the city’s right-of-way, either expressly or impliedly, after June 30, 2026.
18.60.515 Existing City Franchises Not Affected
The provisions of this subchapter do not and shall not be interpreted to waive any right enjoyed
by the city with respect to any franchisee, nor to waive the obligations created by any franchise
existing prior to the effective date of this ordinance. To the extent the provision of any current
10.4.b
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franchise or other current written agreement with a public utility may conflict with any provision
of this subchapter, the applicable provision of the franchise or other written agreement prevails.
18.60.520 Franchise Grants Shall be Subject to Federal, State, and Local Law
All public utilities subject to this chapter are at all times subject to and must comply with all
applicable existing and future federal, state, and local laws, ordinances, codes, rules, regulations
and orders. In accepting and executing any franchise granted to it by the city council, the public
utility acknowledges that its rights thereunder are subject to the legitimate rights of the police
power of the city to adopt and enforce general ordinances, rules, and regulations necessary to
protect the health, safety, and welfare of the public. The franchisee shall comply with all
generally applicable laws, rules and regulations enacted by the city pursuant to such power.
18.60.522 Compensation to City
Any compensation requirements shall be consistent with RCW 35.21.860 to the extent RCW
35.21.860 is in effect and applicable. Where not prohibited by applicable law, each franchise
granted pursuant to this title is subject to the city’s right, which is expressly reserved, to fix a fair
and reasonable compensation to be paid for the right to occupy and use the rights-of-way inside
the city jurisdictional boundaries..;
18.60.525 Recovery of City’s Expenses Directly Related to Receiving and Approving an
Application and Franchise
Objective. An objective of this chapter is to ensure the city’s current and ongoing expenses
incurred from granting and regulating access to and use of the public right-of-way are recovered
from those seeking that access to the extent the city may recover its expenses under law. To that
end, fees shall be charged as set in ECDC 15.00.020.
Franchise Application and Renewal Application Processing Fee. A nonrefundable application
processing fee shall be charged for each franchise application and renewal application accepted
for processing. The application processing fee shall be required to be paid at the time the
application is submitted and shall be required as part of a complete application, and it shall be
commensurate with a conservative estimation of the actual administrative expenses of the city
staff and city attorney in processing the application.
Excess Review Expenses. Because the time that may be necessary to negotiate and approve a
franchise is not wholly within the control of the city, it can be difficult to predict the amount of
time that may be needed by staff or the city attorney to process an application. If the city’s actual
administrative expenses incurred exceed the conservative estimation of administrative expenses,
then the difference may be billed to the applicant. Alternatively, the city may bill excess review
expenses to the extent incurred monthly, and monthly bills shall be paid within thirty (30) days
of receiving a bill. Consultant expenses deemed necessary by the director of public works to
review and approve an application shall be billed to and paid by the service provider. By way of
example and not limitation, consultants may include legal consultants, technical consultants, or
appraisers for assisting the city in determining the fair charge for use of the public right of way in
those circumstances the legislature has granted cities the authority to charge for such use.
10.4.b
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18.60.530 Unconditional Written Acceptance Required to Accept a Franchise
In order to accept a franchise the public utility must file with the city clerk, within thirty (30)
days after the passage and approval by the city council, an unconditional written acceptance
thereof in a form provided by or otherwise deemed acceptable by the city attorney . . Failure to so
accept a franchise within said period shall be deemed a rejection thereof, and the rights and
privileges as may therein be granted shall, after the expiration of the thirty (30) day period,
absolutely cease, unless the time period is extended by ordinance duly passed for that purpose.
Continuing to use city right-of-way without some other source of authority to do so after the
rejection or deemed rejection of a franchise for that purpose constitutes a use of city right-of-way
without the city’s consent.
18.60.531 Procedure if the Parties Cannot Agree on Franchise Terms
If the public utility applicant and the city administration are unable to agree on franchise terms,
the city attorney shall submit the most recent proposals from each side to the council with the
area(s) of disagreement highlighted. Council shall consider both drafts, may accept a verbal
statement from both the city attorney and the public utility applicant, and shall direct the city
attorney as to the terms it would like to see included in a final draft for council action. Council
may state which term or terms, if any, it considers nonnegotiable.
A period of no less than one week shall pass before the proposed franchise is brought back to
council. If the parties have subsequently agreed upon any additional terms, those terms shall be
included in the final proposal to council. Upon consideration of the final proposal, the council
may approve, approve with amendments, reject, or direct the city attorney to return with a
revised final proposal. Council will ultimately indicate a draft containing the terms, conditions,
and limitations under which it is willing to grant a franchise and offer it to the public utility. The
public utility can either accept the franchise offered or reject it as a whole.
If the public utility continues to occupy the right-of-way without a franchise, then it will be
subject to the enforcement provisions of 18.60.532.
18.60.532 Unlawful Use of Right-of-Way—Enforcement
Use of city right-of-way without the city’s consent is unlawful and a civil violation subject to the
enforcement provisions of this chapter. Consent may only be demonstrated through a current
franchise that has been timely accepted by the public utility. The penalty for violation of this
section is $1,000. Each day the public utility uses city right-of-way without consent is a separate
violation.
PROVISIONS APPLICABLE TO SERVICE PROVIDERS
18.60.540 Authorizations Applicable to Service Providers—Application Required—
Procedures
A. Master permit required. Any service provider must have a current master permit to use city
right-of-way for telecommunications purposes except as provided in subsections (b) and (c)
of this section.
10.4.b
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B. Cable television provider requirements. Any service provider showing that it has a cable
franchise from the city pursuant to Chapter 4.68 ECC need not obtain a master permit
pursuant to this chapter for its use of the right-of-way for cable service or
telecommunications service, consistent with 47 U.S.C. 541. It must obtain a master permit
pursuant to this chapter if it uses the right-of-way for any purposes other than cable service
without having a cable franchise.
C. Statewide grant claims and procedure. The city hereby requests but does not require that a
service provider with an existing statewide grant to occupy the right-of-way obtain a master
permit for wireline facilities. Any service provider currently occupying city right -of-way
without a current master permit and claiming a statewide grant shall, in accordance with the
requirements of (d) below, file with the city a non-frivolous claim that it has an existing
state-wide grant to occupy public right-of-way without city consent which shall include
tracing its rights from the current rights holder to the original grantee (Documentation.) Upon
receipt of Documentation, the requirement for obtaining a master permit shall be suspended
until such time as the city council may determine that the best interests of the city will be
served by terminating the suspension of the requirement to obtain a master permit.
Suspension does not relieve the service provider from the requirement to obtain a right -of-
way construction permit prior to performing work in the right of way, nor does it relieve the
service provider of compliance with all other applicable laws. As a condition of suspension,
the city asserts its right to require the service provider to execute an indemnification
agreement as a condition of said service provider’s use of city right -of-way pursuant to RCW
35.99.030(7). The city council will accept an indemnity in substantially the form provided in
Section N, supported by proof of insurance coverage as approved by council. The service
provider may request changes to the substance of subsection N through the city attorney. If
the city attorney and said service provider have not been able to reach agreement on the
recommended terms of an indemnity agreement within thirty (30) days of the date of receipt
of Documentation, then said service provider may submit its proposed indemnity agreement
form to the council president directly and request the provider’s proposed indemnity
agreement be added to a forthcoming city council agenda for consideration. The final
decision on any proposed indemnity agreement shall be subject to the legislative discretion of
the city council. Within thirty (30) days after the passage and approval of an indemnity
agreement by the city council, the service provider shall file an unconditional written
acceptance in accordance with section N. Failure to so file is a use of city right -of-way
without the city’s consent and subject to the enforcement provisions of this chapter.
D. Deadline to file application. Any service provider using city right-of-way without a franchise
or with an expired franchise that is no longer valid and enforceable under federal law must
submit either an application for a master permit, an application for renewal of a master
permit, or Documentation, as applicable, within thirty (30) calendar days from and after the
effective date of this ordinance. Continuing to use city right-of-way without filing an
application or Documentation as applicable and as provided in this chapter is a use of city
right-of-way without the city’s consent and subject to enforcement provisions of this chapter.
E. Incomplete Application Procedure. If a service provider files an incomplete application, it
shall thereafter file a complete application with the city within fifteen (15) calendar days of
10.4.b
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receipt of notice from the city it has filed an incomplete application identifying the areas of
incompletion. Failure to file a complete application within fifteen (15) calendar days of
receipt of said notice may be grounds for denial of the application.
18.60.545 Master Permit Application—Contents
In addition to the requirements under any other applicable city code, applications for master
permits shall include the published application fee and contain such other information as the
public works director may designate.
18.60.550 Master Permit Renewal Application
Master permit renewal applications shall include the published application fee and contain such
other information as the public works director may designate. If a master permit grantee desires
to be granted a renewed master permit for an additional term it shall, not more than thr ee
hundred sixty-five (365) calendar days and not less than one hundred fifty (150) calendar days
before expiration of the current master permit, submit a complete application in electronic format
in the manner and form specified by the Director.
No master permit shall be renewed until any ongoing violations or defaults in the grantee’s
performance under the master permit, the requirements of Chapter 20.50 ECDC, the Edmonds
Municipal Code or Community and Development Code, as applicable, and any applicable
regulations with respect to use and management of the rights-of-way have been cured, or a plan
detailing the corrective action to be taken by the grantee has been approved by the city. The
parties may agree to extend the timeline for getting a renewed master permit in place if the
grantee is making a good faith effort to complete any approved corrective action in a timely
manner.
18.60.552 Procedure for Submitting and Processing Applications
This section states a formal process for the consideration of requests for master permits.
Application submission. Applications for master permits shall be submitted in electronic format
in the manner specified by the Director.
Notice of complete application. Upon receipt of an application, the city’s administering officer
shall review and provide the applicant a written determination of whether the application is
complete, and, if the application is not complete, what must be submitted by the applicant in
order for the application to become complete.
City and applicant may negotiate terms. Upon receipt of a complete application and payment of
required application processing fee, the city attorney and the service provider or its authorized
agent may negotiate the terms of a master permit applicant until they have agreed on terms that
can be recommended to the city council for final approval.
Timeline to provide a recommendation to council. Within one hundred twenty (120) calendar
days after receiving a complete application and payment of the required application processing
fee, or such lesser period of time if required by the Federal Communications Commission, the
city attorney or the city’s administering officer shall forward the agreed proposed master permit
to the city council. The one-hundred-twenty-day period may be extended by written agreement
between the city and the service provider applicant. The one-hundred-twenty-day period shall
not apply in any case where the city council cannot reasonably act within the one-hundred-
10.4.b
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twenty-day period. If the city attorney and the service provider or its authorized agent have been
unable to reach agreement on the recommended terms of a master permit within the above
timeline, the procedure of 18.60.531 shall apply.
18.60.555 Considerations of Council in Evaluating Whether to Grant a Master Permit
In evaluating whether to grant a master permit, council may consider the following criteria:
A. Whether all requisite licenses, certificates, and authorizations from applicable federal, state,
and local agencies have been obtained by the applicant;
B. The capacity of the public right-of-way to accommodate additional utility facilities if the
master permit is granted;
C. The effect, if any, on public health, safety and welfare if the master permit is granted;
D. The availability of reasonable alternate routes and/or locations in the right -of-way for the
proposed facilities;
E. Whether denial of the use of the right-of-way would materially inhibit or limit the ability of
the service provider to compete in a fair and balanced regulatory environment;
F. Applicable federal, state, and local statutes, regulations, ordinances, and policies related to
utility, wireless telecommunications, and other facilities, including city construction
standards; and
G. Such other factors as may demonstrate that the grant to use the public right -of-way will serve
the community interest.
18.60.560 Decision and Appeal
The final decision on any proposed master permit shall be subject to legislative discretion of the
city council, and the ordinance authorizing the master permit must be approved by a majority of
the full council. Any denial of a proposed master permit must be supported by substantial
evidence contained in a written record. A service provider adversely affected by any final action
denying a master permit may appeal as provided under state law. Appeal of any fines imposed is
pursuant to 18.60. N. Upon timely appeal, the city clerk may certify the record and deliver the
same to the court where filed; however, the city clerk may require a deposit of funds by the
appealing party in an amount estimated necessary to prepare the record as a condition of
certifying the record. Any expenses above the city-prepared estimate shall be paid by the service
provider; conversely, any funds paid by the service provider in excess of expenses shall be
refunded by the city to the service provider.
18.60.562 Authority Granted by Master Permit
A. The issuance of a master permit does not relieve the applicant from obtaining any other legal
authority that may be necessary for its use of the right-of-way, by way of example and not
limitation, right-of-way construction permits.
B. Use of city property other than the right-of-way, including any use of the city’s poles,
conduit, or other personal property located in the right-of-way is subject to separate approval
whether in the form of a license or other agreement from the city. The Director of Public
Works is authorized to negotiate and execute said approvals, subject to approval of the city
attorney; Leasing of city real property owned in its proprietary capacity is not governed by
this section.
10.4.b
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C. A master permit shall apply either to wireline or to wireless use of the right-of-way for the
provision of telecommunications services, but not both. If an owner wishes to install both
sorts of facilities, it must obtain separate master permits. The master permit shall expressly
state whether applicable to wireless use of the right-of-way. Additional requirements relating
to wireless master permits may be found in chapter 20.50 ECDC, including separate master
permits for small wireless and macro facilities, and this section is intended to be, and shall be
read consistent with, chapter 20.50 ECDC.
D. Master permit terms shall not exceed five years.
E. Master permits shall require the city to be indemnified by the provider and that
indemnification shall be supported by insurance that names the city as an additional insured.
F. No master permit granted under this chapter shall confer any property right in a fixed
location.
PROVISIONS APPLICABLE TO PUBLIC UTILITIES OTHER THAN SERVICE
PROVIDERS
18.60.570 Authorizations Applicable to public utilities other than service providers —
Application required-procedures
A. Franchise Grants. Any consent to use city right-of-way will be granted in the form of a
current franchise agreement approved by the city council and subject to full execution by the
parties in accordance with this code. To obtain consent, the first step is to apply for a
franchise.
B. Deadline to file application. Any public utility using city right-of-way without a franchise or
with an expired franchise must submit an application for a franchise within thirty (30)
calendar days from and after the effective date of this ordinance. Continuing to use city right-
of-way without some other source of authority to do so and without filing an application as
provided in this chapter is a use of city right-of-way without the city’s consent and subject to
the enforcement provisions of this chapter.
C. Incomplete Application Procedure. If a public utility files an incomplete application, it shall
thereafter file a complete application with the city within fifteen (15) calendar days of receipt
of notice from the city it has filed an incomplete application identifying the areas of
incompletion. Failure to file a complete application within fifteen (15) calendar days of
receipt of said notice may be grounds for denial of the application.
18.60.575 Franchise Application—contents
In addition to the requirements under any other applicable city code, applications for franchises
shall include the published application fee and contain such other information as the public
works director may designate.
10.4.b
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18.60.580 Renewal Application
Franchise renewal applications shall include the published application fee and contain such other
information as the public works director may designate. If a public utility is granted a franchise
after the effective date of this ordinance and thereafter desires to renew its franchise for an
additional term, then it shall, not more than three hundred sixty-five (365) days and not less than
one hundred fifty (150) days before expiration of said franchise, submit a complete application in
electronic format in the manner and form specified by the Director.
No franchise shall be renewed until any ongoing violations or defaults in the franchise grantee’s
performance under the franchise, the Edmonds Municipal Code or Community and Development
Code, as applicable, and any applicable regulations with respect to use and management of the
rights-of-way have been cured, or a plan detailing the corrective action to be taken by the
franchise grantee has been approved by the city. The parties may agree to extend the timeline for
getting a renewed master permit in place if the franchise grantee is making a good faith effort to
complete any approved corrective action in a timely manner.
18.60.582 Procedure for Processing Applications
This section states a formal process for the consideration of requests for franchises.
A. Application submission. Applications for franchises shall be submitted in electronic format in
the manner specified by the Director.
B. Notice of complete application. Upon receipt of an application, the city’s administering
officer shall review and provide the applicant a written determination of whether the
application is complete, and, if the application is not complete, what must be submitted by
the applicant in order for the application to become complete.
C. City and applicant may negotiate terms. Upon receipt of a complete application and payment
of required application processing fee, the city attorney and the public utility or its authorized
agent may negotiate the terms of a franchise until they have agreed on terms that can be
recommended to the city council for final approval.
D. Timeline to provide a recommendation to council. Within one hundred eighty (180) calendar
days after receiving a complete application and payment of the required application
processing fee, the city attorney or the city’s administering officer shall forward the agreed
franchise to the city council. The one hundred eighty-day period may be extended by written
agreement of the parties. If the city attorney and the applicant have been unable to reach
agreement on the recommended terms of a franchise within the above timeline or extended
timeline, the procedure of 18.60.531 shall apply.
18.60.585 Considerations of Council in Evaluating Whether to Grant a Franchise
In evaluating whether to grant a franchise, council may consider the following criteria:
A. Whether all requisite licenses, certificates, and authorizations from applicable federal, state,
and local agencies have been obtained by the applicant;
B. The capacity of the public right-of-way to accommodate additional utility facilities if the
franchise is granted;
C. The effect, if any, on public health, safety and welfare if the franchise is granted;
10.4.b
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D. The availability of reasonable alternate routes and/or locations in the right -of-way for the
proposed facilities;
5. Applicable federal, state, and local statutes, regulations, ordinances, and policies related to
utility facilities, including city construction standards; and
6. Such other factors as may demonstrate that the grant to use the public right-of-way will
serve the community interest.
18.60.590 Decision and Appeal
The final decision on any proposed franchise shall be subject to legislative discretion of the city
council, and the ordinance authorizing the franchise must be approved by a majority of the full
council. To the extent authorized under state law, a public utility adversely affected by any final
action denying a franchise may appeal. Appeal of any fines imposed is pursuant to 18.60. N.
Upon timely appeal, the city clerk may certify the record and deliver the same to the court where
filed; however, the city clerk may require a deposit of funds by the appealing party in an amount
estimated necessary to prepare the record as a condition of certifying the record. Any expenses
above the city-prepared estimate shall be paid by the public utility; conversely, any funds paid by
the public utility in excess of expenses shall be refunded by the city to the public utility.
18.60.592 Authority Granted by Franchise
(a) The issuance of a franchise does not relieve the public utility from obtaining any other legal
authority that may be necessary for its use of the right-of-way, by way of example and not
limitation, right of way construction permits.
(b) Use of city property other than the right-of-way, including any use of the city’s poles,
conduit, or other personal property located in the right-of-way is subject to separate approval,
whether a license or other form of agreement, from the city. The Director of Public Works is
authorized to negotiate and execute said approvals, subject to approval of the city attorney;
Leasing of city real property owned in its proprietary capacity is not governed by this section.
(c) Franchises shall require the city to be indemnified by the public utility and that
indemnification shall be supported by insurance that names the city as an additional insured.
(d) No franchise granted under this chapter shall confer any property right in a fixed location.
18.60.600 UTILITY WIRES, POLES, AND OTHER FACILITIES
18.60.610 Applicability
18.60.615 Existing city franchises not affected
18.60.620 Responsibility for expenses
10.4.b
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18.60.625 Placement and location of facilities
18.60.630 Underground installation requirements
18.60.645 New and replacement power poles
18.60.650 Pole and facility installation requirements
18.60.660 Use of poles for small wireless facilities and private communication facilities
18.60.665 Pole replacement and removal--coordination of wire transfers and
undergrounding
18.60.675 Joint use of trenching
18.60.685 Additional ducts or conduit —city may require
18.60.690 Record drawings
18.60.692 Notice of tariff changes
18.60.610 Applicability
The provisions of 18.60.600 apply to work performed by public utilities and contractors within
the right-of-way.
18.60.615 Existing City Franchises Not Affected
The provisions of 18.60.600 do not and shall not be interpreted to extinguish any right enjoyed
by or duty imposed upon any party to a current franchise. To the extent the provision of any
current franchise with a public utility may conflict with any provision of this subchapter, the
applicable provision of the franchise shall control.
18.60.620 Responsibility for expenses
Except as expressly provided otherwise in this code or applicable tariff, state, or federal law, any
act required to be performed by a public utility under this chapter shall be performed at the cost
of the public utility.
18.60.625 Placement and location of facilities
Public utilities and contractors shall follow the requirements for placement of facilities in the
public right-of-way as set forth in this Title and as further may be established by the Director.
Facilities shall be installed within the right-of-way in such a manner and at such points so as not
to inconvenience the public use of the right-of-way or to adversely affect the public health,
safety, and welfare. To this end, the city may require that facilities be installed at a particular
time or at a particular place and in compliance with city code as a condition of access to a
particular right-of-way segment; and may deny access if a public utility is not willing to comply
with the city’s requirements.
18.60.630 Underground installation requirements
Overhead facilities of any nature are prohibited unless authorized under this code or applicable
city ordinance.
A. Exemptions
The following are exempt from the underground installation requirements of 18.60.600 but are
subject to city design standards and all other requirements of this code (exempted facilities):
10.4.b
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1. antennas or other facilities that are required to remain above ground to be functional,
including but not limited to qualifying wireless antennas, streetlights, and traffic signals;
2. electric utility facilities that are substations, pad mounted transformers and switching
facilities;
3. electrical utility facilities of more than 55 kilovolts;
4. facilities not located in the right-of-way .
Exempted facilities may be supported by poles that comply with all other requirements of this
code.
B. Underground requirements
Existing facilities and new placements
1. Existing poles and other overhead facilities in the right-of-way lawfully placed in
accordance with an expired or current franchise may remain unless otherwise required by this
code or ordinance, as long as the pole owner(s) has timely accepted a current a franchise or
has some other source of authority to be there such as a valid statewide grant.
2. Other than exempted facilities, in any area of the city where no poles supporting cables,
wires, or other lines exist, whether for power or communications facilities, there shall be no
power poles placed. In such circumstances, at the time of construction all wires, cables or
other lines shall be placed underground.
3. To the extent overhead facility installations are authorized, the facilities shall be attached
to existing poles if compliance with all applicable laws and regulations can be achieved.
Exception may be made for freestanding small wireless facilities and macro facilities
consistent with chapter 20.50 ECDC.
Conversions
5. The city shall bear none of the cost to convert the facilities to underground except to the
extent that may be required under RCW 35.99.060 or any applicable state law. If a public
utility believes it is entitled to reimbursement under RCW 35.99.060 or other applicable law,
it shall make application to the Director explaining the basis therefor and provide
documentation or information the Director may determine necessary or useful to their
evaluation. The Director may make exception to the requirement to convert to underground
based on financial considerations relevant to the city.
6. Whenever the electric utility removes its poles and converts to underground, then all
affected pole attaching utilities shall underground concurrently.
7. Whenever any service provider undergrounds, all service providers in the affected area
shall underground concurrently.
10.4.b
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8. Upon development or redevelopment of real property in business and commercial districts,
right of way frontage improvements shall include conversion of wires to underground.
9. Conversion is required when any utility performs a trenching project that could reasonably
serve to replace existing overhead facilities. A trenching project is the digging of a trench in
the public right-of-way for a distance greater than 250 feet in length that would reasonably
reduce the cost of undergrounding facilities that could reasonably serve to replace existing
overhead facilities. Exception may be made by the Director based on financial considerations
relevant to the city.
10. The city reserves the right to require underground installation or conversion of facilities
according to a resolution or ordinance.
18.60.645 New and replacement poles
This section addresses poles, with or without attachers. The placement of all poles shall comply
with all city standards, including city clear zone policy, and all applicable laws and regulations,
including, but not limited to, ECDC 18.60.650.
A. New poles. New poles are additional poles in the right of way that are not intended to
replace and do not replace an existing pole. No new poles shall be allowed in the public
right-of-way without permission of the Director. No new poles shall be placed on a street
where no poles supporting power exist. In all other areas, the Director shall consider the
following factors and any applicable Director’s rules in deciding whether new poles shall be
placed:
1. Safe travel of the public--The primary purpose of the right-of-way is travel, including
bicycle and pedestrian traffic, and safe passage of traffic shall be fostered and
maintained;
2. Protection of public infrastructure—the public’s infrastructure investment shall be
protected, considering the age of the infrastructure;
3. Aesthetic values – poles constructed in the right-of-way are highly visible to many people
every day so the visual impact of such poles should not detract from the quality of life in
the city.
B. Replacement poles. Replacement poles are poles that are installed in conjunction with the
removal of an existing pole. Under no circumstance shall a pole be permitted under this
subsection without a corresponding removal of the existing pole. Approval to replace a pole
is subject to Director approval based on the following and any applicable Director’s rules.
1. Replacement of poles supporting power facilities.
a. Poles may be replaced if the following criteria are met along with the criteria in any
applicable Director’s rule:
b. Safe travel of the public--The primary purpose of the right-of-way is travel, including
bicycle and pedestrian traffic, and safe passage of traffic shall be fostered and
maintained;
10.4.b
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c. Protection of public infrastructure—the public’s infrastructure investment shall be
protected, considering the age of the infrastructure;
d. Aesthetic values – poles constructed in the right-of-way are highly visible to many
people every day so the visual impact of such poles should not detract from the
quality of life in the city.
2. Replacement of communications only poles.
a. Where power poles exist on the same street and within the same block, even if on the
opposite side of the street, communication only poles shall not be replaced and
facilities shall be placed instead on existing power poles if the following criteria can
be met:
i. Any overhead street crossings to existing poles can occur at the nearest
intersections to avoid any mid-block pole-to-pole overhead crossings.
ii. Overhead service drops are feasible without placement of new poles
b. Where power poles do not exist on the same street and within the same block, or
where the communication lines cannot feasibly be located on existing power poles
pursuant to the criteria in subsection a, above, communication only poles may be
replaced if the following criteria are met along with the criteria in any applicable
Director’s rule:
i. Safe travel of the public--The primary purpose of the right-of-way is travel,
including bicycle and pedestrian traffic, and safe passage of traffic shall be
fostered and maintained;
ii. Protection of public infrastructure—the public’s infrastructure investment shall
be protected, considering the age of the infrastructure;
iii. Aesthetic values – poles constructed in the right-of-way are highly visible to
many people every day so the visual impact of such poles should not detract
from the quality of life in the city.
18.60.650 Pole and facility installation requirements
Poles and facilities shall be installed so as to minimize clutter while complying with all
applicable ordinances, construction codes, regulations and standards subject to verification by
the Director of such compliance and subject to review and approval by the architectural design
board.
A. Pole requirements:
1. Hollow-core standard. All new or replacement poles shall have a hollow core with a full-
length raceway that is large enough to allow for the required spacing, barriers, and/or
conduits to separate electrical supply lines (where present) and communications cables
that would share the cavity. The intent of this standard is to eliminate conduit risers that
are external to the pole.
2. Architectural Design Board and City Council Review Process. The architectural design
board shall review applications for pole design to ensure that the provision of overhead
utilities does not have an unnecessary adverse visual impact upon the quality of life in the
city. The board shall hold a public hearing on the pole design application and make a
recommendation to the city council as to whether to approve, approve with conditions,
10.4.b
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modify or reject a pole design proposal. The city council shall consider the board
recommendation along with a corresponding recommendation from the public works
director related to any applicable non-aesthetic considerations. Any approved pole design
shall be by ordinance. Any rejection of a pole design application shall be by resolution.
Once approved by the council, that pole design may be installed indefinitely on a city-
wide basis to the extent poles are otherwise authorized under this code, unless specific
streets are excepted in the ordinance for special context-dependent treatment.
3. Criteria. In recommending such design, the architectural design board shall apply the
following criteria:
a. Scale & Proportion
i. Overall height – Pole height shall be no taller than necessary to accommodate the
facilities of the owner and any attachers and comply with applicable separation
and other requirements.
ii. Slenderness – The pole’s thickness should feel visually light: noticeably slimmer
at the top than at the base, with no sudden bulges.
iii. Equipment integration – Any boxes, antennas, or transformers must be tucked
inside the pole or within a smooth shroud that keeps the silhouette essentially
cylindrical.
b. Materials & Finish
i. Given the long lifespan of the poles, materials should resist rust, rot, and graffiti
so that the appearance of the pole is not significantly degraded over its lifespan.
ii. Consistent surface texture – Finishes should be matte or low-sheen so glare is
minimized.
iii. Longevity & repairability – Parts most likely to be damaged (service doors,
banner hooks) should be replaceable without swapping the whole pole.
c. Context & Streetscape Harmony
i. Block-by-block palette
a) For each pole option brought forward, applicants must propose at least three
neutral color families (warm gray, cool gray, dark bronze, etc.) along with a
location-specific simulation of each color that references nearby architecture.
b) The Board chooses the final hue.
c) Departure from the requirement may be allowed where the manufacturer
does not offer three colors.
ii. Historic or special areas
Where a street has a distinctive character, the pole’s form and finish should echo
those cues (e.g., slimmer silhouette in historic core, darker earth-tones near park
edges).
iii. Attachment integration
If the pole carries lights or other attachments, the brackets should be either built-
in or fully concealed when not in use.
d. Board Discretion & Variances
10.4.b
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i. Color selection
Final paint or stain color is a discretionary Board choice guided by surrounding
context, as long as the color is one produced by the pole manufacturer.
ii. Minor dimensional adjustments – The Board may relax or tighten visible-bulk
expectations where a compelling design benefit is demonstrated (e.g., matching a
historic light standard) and where it is feasible to do so.
iii. Exceptional design quality – An applicant may propose a distinctive, context-
specific pole that departs from one or more criteria if it clearly enhances the
streetscape and earns a two-thirds Board vote.
3. Application Materials.
Applicant shall submit the following.
a. Application fee. The fee shall be an amount to compensate the city for staff and
consultant time in analyzing the application.
b. Specifications, illustrations, and photographs of all poles proposed for review and
approval;
c. Specifications, illustrations, and photographs of any poles that were considered but
eliminated by the applicant along with an explanation for why the pole was
eliminated;
d. Visual simulation showing the proposed poles in at least three different locations of
the city;
e. Color palates available for each pole being proposed; and
f. If pole is manufactured in various heights, then dimensions of each version.
4. Compliance Date.
a. Power poles. Starting on January 1, 2031, all new or replacement poles shall meet the
hollow-core standard. No later than January 1, 2029, pole owners in the right-of-way
shall submit to the city, a proposed pole design application that meets the
requirements of this section.
b. Communication only poles. Starting on July 1, 2028, all new or replacement poles
shall meet the hollow-core standard. No later than July 1, 2026, pole owners in the
right-of-way shall submit to the city, a proposed pole design application that meets
the requirements of this section.
c. Missing the application dates herein shall constitute a violation of this chapter unless
the deadline is otherwise extended.
5. Extension. Extending the compliance periods in subsection iv. Pole owners can apply for
an extension of the compliance periods in subsection iv by submitting a request for
extension to the Director. The request shall contain the following:
a. The requested length of the extension;
b. The basis for the extension;
c. A detailed report of each pole product that has been evaluated by the pole owner for
possible compliance with this section and any safety concerns that are left unresolved
by those products, complete with specific citations to the NESC, ANSI, ASTM or
other relevant standard that applies to that concern;
d. A deposit of $20,000 to be used to reimburse the city for staff and consultant time
necessary to evaluate the request.
10.4.b
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6. Extension Decision. The Director’s decision shall be based upon whether the applicant
has made a good-faith effort to comply with the deadline and whether it unreasonably
eliminated poles that are available at the time of the application.
7. Appeal. The Director’s decision on the extension shall be appealable to the hearing
examiner.
B. Standards for Minimizing Clutter Associated with Overhead Utilities
1. General Duty
Utility owners shall install, maintain, and remove their overhead facilities so that:
a. No abandoned facilities remain on a structure.
b. No free-hanging loops, unsecured conductors, or stray drop wires exist.
c. All facilities meet the National Electrical Safety Code (NESC) and these local
standards.
2. Installation Standards for Wires, Cables and Related Components
a. Alignment in the Communications Space
i. All communications cables shall be lashed continuously to a supporting
messenger or self-supporting cable so the resulting bundle forms a “cable line”
whose horizontal deviation from the messenger does not exceed 75 mm (3 in.) at
any point along the span.
ii. Lashing shall use stainless-steel or dielectric lashing wire applied at ≤ 450 mm
(18 in.) intervals.
b. Sag and Tension (Electric Space)
Primary or secondary conductors shall comply with NESC Rule 242 sag, with sag
tolerances limited to ± 5 % of the design sag documented in the utility’s construction
standard.
c. Slack and Cable Storage
i. Maximum free slack: Free-hanging loop length shall not exceed 600 mm (24 in.)
or 5 % of the span length, whichever is smaller.
ii. Storage method: Excess cable exceeding the limit above shall be coiled in a listed
slack-storage device mounted flush to the messenger or pole
iii. Device size: Slack-storage devices shall not exceed 300 mm (12 in.) radial
projection from the messenger or pole face.
iv. Quantity per span: No more than two slack-storage devices per utility per span,
each storing ≤ 30 m (100 ft) of cable.
d. Splice and Terminal Enclosures
i. Splice closures shall be weather-sealed units listed to Telcordia GR-771 or IEEE
495 and mounted so that their longest axis is parallel to the cable.
ii. Closures shall not project more than 250 mm (10 in.) below the cable line.
iii. All closures shall bear a durable label showing owner name and a 24-hour contact
number in characters ≥ 10 mm high.
e. Attachment Hardware
i. Fasteners, brackets, and straps added in the field shall be hot-dip galvanized,
stainless steel, or polymeric hardware listed for the intended load.
10.4.b
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ii. Field-drilling of holes into wood poles shall comply with the pole owner’s drilling
zone diagram; no holes shall be cut in the runner zone (climbing space) between
1.2 m and 2.7 m above grade.
3. Vertical Riser-Conduit Standards
a. Materials & Appearance
i. Permitted materials. Schedule 80 PVC-U, PVC-C, fiberglass-reinforced polymer
(FRP), intermediate metal conduit (IMC) or galvanized rigid steel (RGS) listed to
UL 651 or UL 6.
ii. Color / finish.
a. On untreated wooden poles: conduit exterior shall be factory-colored Munsell
5YR 4/1 “brown” ± one shade, or manufacturer’s “weathered-wood brown.”
b. On painted, steel, or composite poles: conduit exterior shall match the pole’s
finish within ΔE ≤ 10 (CIE Lab* 1976) when measured with a handheld
colorimeter.
c. Metallic conduit left unpainted shall receive a non-reflective matte clear coat
(60-degree gloss ≤ 10 GU).
b. Alignment & Attachment
i. Plumb tolerance. From grade to first bend, conduit center-line shall deviate ≤ 25
mm (1 in.) per 3 m (10 ft) of height (≈ 0.5 ° from vertical).
ii. Attachment spacing. Conduit shall be secured to the pole with listed standoff
straps or brackets at intervals ≤ 1.2 m (4 ft) and within 150 mm of every bend or
coupling.
iii. Stand-off clearance. A minimum 25 mm (1 in.) air gap shall be maintained
between conduit and pole face to deter moisture trapping.
iv. Projection limit. Radial projection from the pole surface shall not exceed 100 mm
(4 in.) for any point along the riser.
c. Quantity & Joint-Use Consolidation
i. Cap on new installations. No more than two (2) vertical riser conduits shall be
installed on any pole after December 31, 2025, inclusive of power and
communication facilities.
ii. Grandfathering. Poles that, on January 1, 2026, contain more than two but not
more than three (3) risers may retain those risers until the pole is removed or
reconstructed.
iii. Joint-use requirement. Before installing a second riser on a pole, the applicant
shall:
a. Submit a conduit-capacity affidavit demonstrating that no spare duct or micro-
duct cell is available in the existing riser(s); and
b. If space exists, arrange for shared use of the existing riser by installing or
funding a multi-cell inner-duct system.
iv. Diameter limit. Each riser shall not exceed 63 mm (2½ in.) outside diameter
unless it is expressly installed for multi-tenant use, in which case the diameter
shall not exceed 103 mm (4 in.).
v. Sidewalk clear-width preservation.
a. Poles located within a sidewalk. Riser conduits shall be mounted only on the
pole quadrant that lies completely outside the “Pedestrian Through Zone”
10.4.b
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(PTZ)—the unobstructed walking corridor required by PROWAG R301.3
(minimum 1.5 m [5 ft] clear width unless a wider local standard applies).
i. Objective test. Draw an imaginary cylinder whose diameter equals the
pole’s largest OD on the PTZ side. The outermost surface of the conduit
(including brackets) shall not intrude into that cylinder.
ii. Preferred order.
a. Street-facing (curb) quadrant, if that quadrant is outside the PTZ;
otherwise
b. Property-line quadrant, if that quadrant is outside the PTZ.
iii. Where neither quadrant is outside the PTZ new external risers are
prohibited in that case and the applicant shall (a) share an existing riser,
(b) use an internal pole cavity, or (c) relocate the pole.
b. Poles outside the sidewalk. Conduits shall be mounted on either the street-
facing or field-side quadrant.
c. Projection limit. In all cases, radial projection of the conduit from the pole
surface shall not exceed 100 mm (4 in.).
d. Terminations & Transitions
i. Bottom entry. Conduit shall enter grade or a pedestal within 300 mm (12 in.) of
finished grade using a listed bell-end or expansion fitting; no raw ends.
ii. Top stub-out. Conduit shall transition to aerial cable within the same utility’s
vertical zone and terminate within 300 mm of the messenger attachment; excess
stub shall be trimmed flush.
iii. Sealing. All conduit ends above grade shall be fitted with a gasketed weatherproof
bushing and removable duct plug rated ≥ IP 54.
4. Additionally and alternatively, the following illustrations shall serve as design standards
for the type of installations that are allowed and not allowed:
[Authorized/Not authorized photos insert here]
5. Compliance with all applicable laws, regulations and standards.
a. Each public utility in city right of way shall at all times and at its sole responsibility
and expense, comply with all applicable laws, construction codes, regulations, and
standards relating to the installation, operation, maintenance, repair and/or removal of
its Facilities. The Facilities shall at all times be kept and maintained in a safe, suitable
condition, and in good order and repair.
b. As an exercise of its police powers in the interest of the public health, safety, and
welfare, and to the extent not preempted by state or federal law, the city may require
verification of compliance with any of the foregoing that are applicable to facilities in
city right of way at the public utility’s cost and expense. The city may, but shall have
no obligation to, conduct inspections which may include hiring consultants where the
city does not have the relevant technical expertise, and the public utility shall
cooperate with any such inspections and provide all information requested by the city
as it may reasonably determine is necessary as part of its inspection. The public utility
10.4.b
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shall reimburse the city for its reasonable expenses related to the inspection within
thirty (30) calendar days of the date of receiving an itemized bill.
c. If a violation of the National Electrical Safety Code or other applicable standard or
regulation is found to exist by the city, the city will establish a reasonable time for the
public utility to make necessary repairs. If the repairs are not made within the
established time frame, the city may make the repairs itself or have them made, and
may collect all reasonable expenses thereof from the public utility within thirty (30)
calendar days of the date of receiving an itemized bill. Nothing herein prevents the
city from taking other enforcement action for such violations.
6. Subject to field inspection: The Standards for Minimizing Clutter Associated with
Overhead Utilities in this subsection B shall be reviewed and approved for compliance
after permit issuance and installation on a subject-to-field-inspection basis. Permit
issuance shall not be construed as approval of the work. Application fees shall be
sufficient to cover the city’s actual administrative expenses incurred related to inspecting
the work to confirm compliance with these standards after installation. Any work
performed without a permit shall also be subject to these standards and shall be required
to obtain a permit for that work retroactively.
18.60.660 Use of power poles for small wireless facilities or private communications facility
purposes.
As a condition of the city granting access to the public right-of-way, the pole owner shall not
prohibit access to public utilities seeking to install small wireless facilities or private
communications facilities in compliance with city ordinances except to the extent said
installation would violate other applicable state or federal law. Nothing in this section prevents
the pole owner from enacting its own lawful regulations regarding access to its poles that are not
in conflict with applicable law enacted by the city.
18.60.665 Pole replacement or removal---coordination of wire transfers or resulting
underground installations
Applies to permit applications submitted after the effective date.
A. Permit application procedures. Permits authorizing pole replacement or removal shall be
processed and approved in accordance with a Director’s rule/policy which shall address
applications from the pole owner and owners of all affected facilities attached to the pole.
B. Application supplemental requirements. In addition to any other requirements in this code or
that the Director may require by rule, the following is required.
1. Applications of the pole owner. The pole owner shall include the following in its permit
application:
a. A vicinity map showing the location of pole(s) to be replaced/removed and the new
location(s), as applicable.
b. A complete list of the public utilities attached to the affected pole(s).
10.4.b
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2. Applications of affected attached facility owners. The Director may require the permit
applications submitted by the affected attached facility owners include at least two
approved contractors the city may call upon to complete the work in the event the permit
holder fails to complete the work within the permit period.
C. Required conditions of permit approval. In addition to any other requirements of this code or
that the Director may require by rule, the pole owner shall be responsible for:
1. Site restoration.
2. Notifying all affected utilities of the date the affected pole is to be, and has been, removed
or replaced.
3. Tracking the progress of each affected utility to ensure all relocations of services, removal
of the pole and restoration is completed within the permitted period.
4. Notifying the city when all permitted work, including that of affected attachers has been
completed, including pole removal and final site restoration.
18.60.675 Joint use of excavation and trenching
In order to minimize the number of street cuts and preserve the integrity of the streets, any public
utility conducting trench work in public right-of-way for a distance more than 250 feet shall
afford other public utilities lawfully occupying the public right -of-way and the city the
opportunity to share in the use of the excavation and trenches. Work shall be publicized as the
city may direct, and/or the city may publicize upcoming work. Any public utility may make
written request directly to the excavating public utility, with copy to the city engineering
department, to share use of the excavation. A written request to share use of the excavation may
not be unreasonably denied. Legitimate safety reasons or an unreasonably delay of the work of
the party causing the excavation to be made are reasonable bases for denial. Any public utility
sharing the joint trench may be required to pay a proportionate share of the cost of the
excavation, and the involved parties shall cooperate with one another in good faith to reach
agreement as to the particulars of the arrangement of the joint use.
18.60.685 Additional ducts or conduits—City may require
This section is intended to comply with the requirements of RCW 35.99.070. If RCW 35.99.070
is amended, the terms of this section likewise shall be amended to conform.
A service provider that is constructing, relocating, or placing ducts or underground conduit in the
public right-of-way shall provide the city with, upon request, additional duct or conduit and
related structures necessary to access the conduit for the city’s use. Such additional ducts or
conduit requested by city for city’s use shall be of a size and configuration specified by the city
and be dedicated to the city. The city has the right to use the ducts and conduits for any purpose,
including but not limited to leasing them to other entities, provided that:
A. The city enters into a contract with the public utility providing the conduit consistent with
RCW 80.36.150. The city agrees the incremental costs incurred by the service provider to
provide the city with duct or conduit and related structures under this section will be borne by
the city. If the city makes the additional duct or conduit and related access structures
10.4.b
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available to any other entity for the purposes of providing telecommunications or cable
television service for hire, sale, or resale to the general public, the rates to be charged, as set
forth in the contract with the entity that constructed the conduit or duct, shall recover at least
the fully allocated costs of the service provider. The service provider shall state both contract
rates in the contract. The city shall inform the service provider of the use, and any change in
use, of the requested duct or conduit and related access structures to determine the applicable
rate to be paid by the city.
B. Except as otherwise agreed by the public utility and the city, the city shall agree that the
requested additional duct or conduit space and related access structures will not be used by
the city to provide telecommunications or cable television service for hire, sale, or resale to
the general public.
C. The city shall not require that the additional duct or conduit space be connected to the access
structures and vaults of the service provider.
D. The value of the additional duct or conduit requested by a city shall not be considered a
public works construction contract.
E. This section shall not affect the provision of an institutional network by a cable television
provider under federal law.
18.60.690 Record drawings
Upon request by the city, any public utility shall, within 10 business days, submit to the city, at
no cost to the city, the most current and accurate as-built or record drawings in use by the public
utility showing the location of facilities as specified by the city in its r equest. The drawings shall
show all facilities including but not limited to power poles, anchors, overhead transformers, pad -
mounted transformers, submersible transformers, conduit, substation, pedestals, pad -mounted J
boxes, vaults, switch cabinets, and meter boxes.
18.60.692 Notice of tariff changes
Any public utility making application for any changes in tariffs affecting the provisions of
18.60.600 or any permit or approval issued hereunder shall notify the city in writing of the
application at the time it submits the application and shall further provide the council with a copy
of any approved tariff change affecting any said provision, permit or approval.
10.4.b
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18.60.700 MASTER PERMIT TERMS AND CONDITIONS COUNCIL HAS PRE-
APPROVED
18.60.710 Purpose
18.60.712 Grant Limited to Occupation
18.60.715 Non-Exclusive Grant
18.60.725 Term
18.60.730 Construction Permits Required
18.60.732 Relocation of Facilities
18.60.735 Placement of Facilities Underground
18.60.740 Maps and Records
18.60.745 Work in Right-of -Way
18.60.747 Restoration After Construction
18.60.750 Emergency Work – Permit Waiver.
18.60.752 Dangerous Conditions, Authority for City to Abate
18.60.755 Recovery of Costs
18.60.760 Indemnification and Waiver
18.60.762 Insurance.
18.60.765 Abandonment and Removal of the Grantee’s Facilities
18.60.767 Construction Bond.
18.60.770 Modification.
18.60.775 Forfeiture and Revocation.
18.60.780 City Ordinances and Regulations
18.60.782 Safety Requirements.
18.60.785 Security Fund.
18.60.787 Survival
18.60.790 Severability
18.60.792 Assignment
18.60.795 Incorporation by reference
18.60.710 Purpose
The purpose of this ECDC 18.60.700 is to set forth certain terms and conditions which are
common to master permits. The intent of the city is to grant franchises to telecommunications
providers on a competitively neutral basis. Pre-approval means council is familiar with these
terms and is willing to approve them. The terms of a master permit may, where appropriate and
in the public interest, deviate from the terms of this chapter in order to address the particular
circumstances of an applicant. In the event of any conflict between this section 18.60.700 and a
master permit ordinance, the master permit shall be the prevailing document. Moreover, the
terms contained in this section 18.60.700 are not an exhaustive list. By way of example and not
limitation, providers of personal wireless services are subject to a site-specific charge under
RCW 35.21.860, and terms addressing such are not common to all master permits and do not
appear here.
10.4.b
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18.60.712 Grant Limited to Occupation. No master permit shall be construed to grant or convey
any right, title, or interest in the right-of-way of the city to the Grantee, nor constitute a warranty
of title. The authority granted extends only to those portions of the right-of-way to which the city
has the right to grant access and shall be deemed to grant no more than those rights which the city
may have the undisputed right and power to give.
18.60.715 Non-Exclusive Grant. No master permit shall prevent the city from entering into other
similar master permits or granting other or further master permits, franchises, or right-of-way
construction permits in, under, on, across, over, through, along or below any of said right-of-way
of the city, nor from exercising such other powers and authorities granted to the city by law. Each
grantee shall construct, install, maintain, and continuously operate its facilities to prevent
interference with the other facilities in the right-of-way and the operation thereof. No master permit
shall in any way prevent or prohibit the city from using any of its right-of-way as authorized by
law or not prohibited by law or affect its jurisdiction over them or any part of them, and the city
shall retain power to make all necessary changes, relocations, repairs, maintenance, establishment,
improvement, dedication of the same as the city may deem fit, including the dedication,
establishment, maintenance, and improvement of all new fight-of-way, all in compliance with this
master permit and applicable law.
18.60.725 Term. The term of a master permit shall be for a period of five (5) years from the date
of acceptance unless sooner terminated. No master permit shall renew unless and until the city
and grantee reach master permit on a renewal and said master permit is approved by ordinance of
the city council. In the event that master permit cannot be reached, the master permit shall
terminate at the end of the then current term. The parties shall not be prevented from reaching
master permit on renewal earlier than the time periods indicated.
18.60.730 Construction Permits Required
A. Prior to site-specific location and installation of any portion of its facilities within a right-of-
way, the Grantee shall apply for and obtain a construction permit pursuant to ECDC Chapter
18.60. In addition to any criteria set forth in ECDC Chapter 18.60, the city engineer shall apply
the following criteria in the issuance or denial of a construction permit application:
1. Whether the Grantee has received all requisite licenses, certificates, and authorizations
from applicable federal, state, and local agencies with jurisdiction over the activities
proposed by the Grantee;
2. Whether there is sufficient capacity in the right-of-way to accommodate the Grantee’s
proposed facilities;
3. The capacity of the right-of-way to accommodate additional utility, cable, and
facilities if the construction permit is granted;
4. The damage or disruption, if any, of public or private facilities, utilities, improvements,
service, travel or landscaping if the construction permit is granted;
5. The public interest in minimizing the cost and disruption of construction within
the right-of-way; and
6. The availability of alternate routes and/or locations for the proposed facilities.
10.4.b
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B. Unless otherwise provided in said Permit and except for emergency repairs, the Grantee shall
give the city at least 48 hours’ notice of the Grantee’s intent to commence work in the right-
of-way. The Grantee shall file plans or maps with the city showing the proposed location of
its facilities and pay all duly established permit and inspection fees associated with the
processing of the permit. In no case shall any work commence within the right-of-way without
said construction permit, except as otherwise provided in this Agreement.
18.60.732 Relocation of Facilities
A. Permittee acknowledges that its facilities may need to be relocated during the term of this
Master Permit. Permittee agrees and covenants, at its sole cost and expense, to protect, support,
temporarily disconnect, relocate, or remove from any right-of-way any portion of its facilities
when so required by the public works director by reason of traffic conditions, public safety,
dedications of new right-of-way and the establishment and improvement thereof, widening and
improvement of existing right-of-way, street vacations, highway construction, change or
establishment of street grade, or the construction of any public improvement or structure by
any governmental agency acting in a governmental capacity; provided that the Grantee shall
in all cases have the privilege to temporarily relocate, in the authorized portion of the same or
similar right-of-way upon approval by the public works director, any facility required to be
temporarily disconnected or removed.
B. Upon the reasonable request of the city engineer and in order to facilitate the design of city
street and right-of-way improvements, the grantee agrees to, at its sole cost and expense, locate,
and if reasonably determined necessary by the city, to excavate and expose portions of its
facilities for inspection so that the location of same may be taken into account in the
improvement design. The decision to relocate said facilities in order to accommodate the city's
improvements shall be made by the city engineer upon review of the location and construction
of the grantee's facilities.
C. If the city engineer determines that the project necessitates the relocation of the grantee's then
existing facilities, the following procedures shall apply:
1. Within a reasonable time, which shall be no less than 30 days, prior to the commencement
of such improvement project, provide the grantee with written notice requiring such
relocation. Provided, however, that in the event an emergency posing a threat to public
safety, health or welfare, or in the event of an emergency beyond the control of the city and
which will result in severe financial consequences to the city, the city shall give the grantee
written notice as soon as practicable; and
2. Provide the grantee with copies of information for such improvement project and a
proposed location for the grantee's facilities so that the grantee may relocate its facilities in
other portion of the right-of-way in order to accommodate such improvement project.
3. The grantee shall complete relocation of its facilities at no charge or expense to the city so
as to accommodate the improvement project at least 10 days prior to commencement of the
project. In the event of an emergency as described herein, the grantee shall relocate its
facilities within the time period specified by the city engineer.
10.4.b
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D. The grantee may, after receipt of written notice requesting a relocation of its facilities, submit
to the city written alternatives to such relocation. The city shall evaluate such alternatives and
advise the grantee in writing if one or more of the alternatives are suitable to accommodate
the work, which would otherwise necessitate relocation of the facilities. If so requested by the
city, the grantee shall submit additional information to assist the city in making such
evaluation. The city shall give each alternative proposed by the grantee full and fair
consideration, within a reasonable time, so as to allow for the relocation work to be performed
in a timely manner. In the event the city ultimately determines that there is no other reasonable
alternative, the grantee shall relocate its facilities as otherwise provided in this Section.
E. The provisions of this section shall in no manner preclude or restrict the grantee from
making any arrangements it may deem appropriate when responding to a request for
relocation of its facilities by any person or entity other than the city, where the facilities to
be constructed by said person or entity are not or will not become city-owned, operated or
maintained facilities; provided, that such arrangements do not unduly delay a city
construction project.
F. The grantee will indemnify, hold harmless, and pay the costs of defending the city against
any and all claims, suits, actions, damages, or liabilities for delays on city construction
projects caused by or arising out of the failure of the grantee to relocate its facilities in a
timely manner; provided, that the grantee shall not be responsible for damages due to
delays caused by the city or circumstances beyond the reasonable control of the grantee.
G. The cost and expenses associated with relocation of the grantee's facilities shall be the
responsibility of the grantee unless the grantee had paid for the installation or relocation
cost of the same facilities at the request of the city within the past five years.
Notwithstanding any other provision of this ordinance, in the event of a conflict between
this ordinance and the provisions of applicable state law, the provisions of the applicable
state law shall control.
H. ln the event that the city orders the grantee to relocate its facilities for a project which is
primarily for private benefit, the private party or parties causing the need for such project
shall reimburse the grantee for the cost of relocation in the same proportion as their
contribution to the cost of the project.
I. In the event of an unforeseen emergency that creates a threat to the public safety, health,
or welfare, the city may require the grantee to relocate its facilities at its own expense, any
other portion of this section notwithstanding.
J. Where relocation of facilities is required by the city, city and grantee shall comply with
RCW § 35.99.060(2). If RCW 35.99.060(2) is amended after the date of this ordinance,
then the parties’ obligations are likewise amended.
K. Grantee acknowledges and agrees that the placement of its facilities on third party-owned
poles does not convey an ownership interest in such poles. Grantee is not permitted to
10.4.b
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purchase any utility owned pole in order to avoid relocation or costs associated with
relocation unless specifically authorized by the city. Grantee acknowledges and agrees that
to the extent grantee’s facilities are on poles owned by third parties, the ci ty shall not be
responsible for any costs associated with requests arising out of a relocation. Upon an
undergrounding project, facilities may be required to relocate to an alternative approved
support structure or pole consistent with Chapter 20.50 ECDC and pursuant to the
relocation requirements of this master permit (for example, if all utility poles in the area
are removed as part of the undergrounding project.)
L. If Grantee fails, neglects, or refuses to remove or relocate its facilities as directed by the
City in accordance with this Section, then the City may, but shall have no obligation,
perform such work or cause it to be done, and the City’s costs shall be paid by Grantee.
18.60.735 Placement of Facilities Underground. To the extent required by ECDC Title 18,
grantee’s facilities shall be placed underground. This master permit does not limit the city’s
authority under federal law, state law, or local law to require that facilities be placed underground.
Grantee is responsible for the cost to place its facilities in the right -of-way, including placement
underground.
18.60.740 Maps and Records. After construction is complete, the Grantee shall provide the
City with accurate copies of as-built plans and maps in a form and content prescribed by the City
Engineer. These plans and maps shall be provided at no cost to the City, and shall include hard
copies and digital copies in a format specified by the City Engineer.
18.60.745 Work in Right-of-Way.
A. During any period of relocation, construction, or maintenance, all surface structures, if any,
shall be erected and used in such places and positions within said right-of-way and other public
properties so as to interfere as little as possible with the free passage of traffic and the free use
of adjoining property. The Grantee shall at all times post and maintain proper barricades and
comply with all applicable safety and traffic control regulations during such period of
construction as required by the ordinances of the city and all other applicable local municipal,
state, and federal codes, rules and regulations, including RCW 39.04.180 for the construction
of trench safety systems.
B. During the progress of the work, the grantee shall not unnecessarily obstruct the passage or
proper use of the right-of-way, and all work by the grantee in any area covered by this master
permit and as described in this section shall be performed in accordance with City of Edmonds
Public Works Construction Standards and warranted for a period of two years.
C. The city may require the Grantee in its construction, relocation, or placement of ducts or
conduits within the Right-of-way to provide the city with additional ducts or conduits and
related structures necessary to access the same. The terms and conditions under which
additional ducts and/or conduits shall be provided shall be consistent with Section 070 of RCW
Chapter 35.99 and city code.
D. The grantee shall cooperate with the city and all other persons with authority from the city to
occupy and use the right-of-way of the city in coordination of construction activities and joint
trenching projects. By February 1st of each calendar year, the grantee shall provide the city
with a schedule of its proposed construction activities for that calendar year in, around, or that
10.4.b
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may affect the right-of-way of the city. The grantee shall also meet with the city and other
users of the right-of-way of the city annually, or as determined by the city, to schedule and
coordinate construction activities. The city engineer shall coordinate all construction
locations, activities, and schedules to minimize public inconvenience, disruption, or damage
to the right-of-way of the city.
E. Consistent with RCW Chapter 35.99, the grantee may, on an annual basis, file notice with the
city clerk and the city engineer of its desire to receive notices related to public improvement
projects within the fight-of-way of the city. In the event that the Grantee is mailed such a
notice and fails to coordinate installation or construction of its facilities with the public
improvement project, the city engineer may deny the grantee's construction permit application
for those portions of any of the grantee's construction projects which seek to disrupt the surface
of any said street for a period of up to five years, as reasonably determined by the city engineer
for the purpose of protecting the city's investment in said public improvement projects. In the
alternative, the city engineer may require the grantee to fully restore the surface and sub -
surface areas of such street to the condition that it was in immediately after completion of the
public improvement project.
F. If either the city or the grantee shall at any time after installation of the facilities plan to make
excavations in area covered by this master permit and as described in this section, the party
planning such excavation shall afford the other, upon receipt of written request to do so, an
opportunity to share such an excavation. PROVIDED THAT:
1. Such joint use shall not unreasonably delay the work of the party causing the excavation
to be made or unreasonably increase its costs;
2. Such joint use shall be arranged and accomplished on terms and conditions satisfactory
to both parties; and
3. Either party may deny such request for safety reasons or if their respective uses of the
trench are incompatible.
18.60.747 Restoration after construction. The grantee shall, after installation, construction,
relocation, maintenance, removal, or repair of its facilities within the right-of-way, restore the
surface of said right-of-way and any other city-owned property that may be disturbed by the
work, to at least the same condition the right-of-way or city-owned property was in immediately
prior to any such installation, construction, relocation, maintenance, or repair, reasonable wear
and tear excepted. The Public Works Department shall have final approval of the condition of
such right-of-way and city-owned property after restoration, all in accordance with the Edmonds
Municipal Code and Public Works Construction standards. All survey monuments which are to
be disturbed or displaced by such work shall be referenced and restored, as per WAC 332 -120, as
the same now exists or may hereafter be amended, and all pertinent federal, state and local
standards and specifications. The grantee agrees to promptly complete all restoration work and
to promptly repair any damage caused by such work to the right-of-way or other affected area at
its sole cost and expense according to the time and terms specified in the construction permit
issued by the city all in accordance with the applicable provisions of the Edmonds Municipal
Code, as the same now exists or as it may hereafter be amended or superseded. All work and
10.4.b
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restoration by the grantee pursuant to this Section shall be performed in accord with City of
Edmonds Public Works Construction standards and warranted for a period of two years.
18.60.750 Emergency Work – Permit Waiver. In the event of any emergency in which any of
the grantee’s facilities located in, above, or under any right-of-way break, are damaged, or if the
grantee’s construction area is otherwise in such a condition as to immediately endanger the
property, life, health, or safety of any individual, the grantee shall immediately take the proper
emergency measures to repair its facilities, to cure or remedy the dangerous conditions for the
protection of property, life, health, or safety of individuals without first applying for and obtaining
a permit as required by this master permit. However, this shall not relieve the grantee from the
requirements of notifying the city of the emergency work and applying for a construction permit
after the fact in accordance with the requirements of this paragraph and city code. The grantee
shall notify the city by telephone immediately upon learning of the emergency and shall apply for
all required permits not later than the second succeeding day during which the Edmonds City Hall
is open for business. Grantee shall further comply with all applicable code requirements.
18.60.752 Dangerous Conditions, Authority for City to Abate. Whenever construction,
installation, or excavation of the facilities authorized by this master permit has caused or
contributed to a condition that appears to substantially impair the lateral support of the adjoining
right-of-way, street, or public place, or endangers the public, street utilities, or city-owned
property, the city engineer may reasonably require the grantee, at the grantee’s own expense, to
take action to protect the public, adjacent public places, city-owned property, streets, utilities, and
right-of-way. Such action may include compliance within a reasonably prescribed time.
In the event that the Grantee fails or refuses to promptly take the actions directed by the City, or
fails to fully comply with such directions, or if emergency conditions exist which require
immediate action, the City may enter upon the property and take such actions as are necessary to
protect the public, the adjacent streets, utilities, Right-of-way, to maintain the lateral support
thereof, or actions regarded as necessary safety precautions; and the Grantee shall be liable to the
City for the reasonable costs thereof.
18.60.755 Recovery of Costs. The City intends to recover its costs to the fullest extent permitted
by law. Grantee shall be subject to all permit fees associated with activities undertaken through
the authority granted in this Master permit or under the laws of the City. Where the City incurs
costs and expenses that are in excess of or otherwise not covered by a published fee, Grantee shall
reimburse the City the actual administrative expenses incurred by the City that are directly related
to receiving and approving a permit, license, and this Master permit, to inspecting plans and
construction, to supervision of activities undertaken through the authority granted in this Master
permit or any ordinances relating to the subject for which a permit fee is not established, or to the
preparation of a detailed statement pursuant to chapter 43.21C RCW. Grantee shall further
reimburse the City for Grantee’s proportionate share of all, actual, identified expenses incurred by
the City in planning, constructing, installing, repairing or altering any City facility as a result of
the construction or the presence in the Right-of-way of the Grantee’s Facilities. Fees for which
Grantee is responsible under this Section may include reimbursement for time associated with
attorneys, consultants, city staff, and City Attorney’s Office review.
10.4.b
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In addition to the above, the Grantee shall promptly reimburse the City for any and all reasonable
costs the City incurs in response to any emergency involving the Grantee’s Facilities.
In circumstances where the costs are not covered by a published fee, the time of City employees
shall be charged at their respective rate of salary, including overtime if applicable plus benefits
and reasonable overhead. Any other costs will be billed proportionately on an actual cost basis.
All billings will be itemized as to specifically identify the costs and expenses for which the City
claims reimbursement. A charge for the actual costs incurred in preparing the billing may also be
included in said billing. Payment shall be made within thirty (30) calendar days of the date of
receiving a bill.
18.60.760 Indemnification and Waiver. As consideration for the issuance of this Master
permit, Grantee shall indemnify the City as follows:
A. Grantee hereby releases, covenants not to bring suit and agrees to indemnify, defend and hold
harmless the City, its elected and appointed officers, officials, employees, agents, consultants,
volunteers, and representatives from any and all claims, costs, judgments, awards or liability
to any Person arising from injury, sickness, or death of any Person or damage to property:
1. For which the negligent acts or omissions of Grantee, its agents, servants, officers or
employees in performing the activities authorized by this Master permit are the
proximate cause;
2. By virtue of Grantee’s exercise of the rights granted herein;
3. By virtue of the City permitting Grantee’s use of the City’s Right-of-way or other
public property;
4. Based on the City’s inspection or lack of inspection of work performed by Grantee, its
agents and servants, officers or employees in connection with work authorized on a
Facility, the Right-of-way, or property over which the City has control pursuant to this
Master permit or pursuant to any other permit or approval issued in connection with
this Master permit;
5. Arising as a result of the negligent acts or omissions of Grantee, its agents, servants,
officers or employees in barricading, instituting trench safety systems or providing
other adequate warnings of any excavation, construction, or work upon the Right-of-
way, in any Public Way, or other public place, or work upon a Facility, in performance
of work or services under this Master permit; and
6. Based upon radio frequency emissions or radiation emitted from Grantee’s equipment
or Facilities, regardless of whether Grantee’s equipment or Facilities complies with
applicable federal statutes and/or FCC regulations related thereto.
B. The provisions of Subsection A of this Section shall apply to claims against the City by
Grantee’s own employees and the employees of the Grantee’s agents, representatives,
10.4.b
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contractors, and subcontractors to which Grantee might otherwise be immune under Title 51
RCW. It is expressly agreed and understood that this assumption of potential liability for
actions brought against the City by the aforementioned employees is with respect to claims
against the City arising by virtue of Grantee’s exercise of its rights. To the extent required to
provide this indemnification, Grantee waives its immunity under Title 51 RCW as provided in
RCW 4.24.115. This waiver of immunity under Title 51 RCW has been mutually negotiated
by the parties hereto, and Grantee acknowledges that the City would not enter into this Master
permit without Grantee’s waiver thereof.
C. Inspection or acceptance by the City of any work performed by the Grantee at the time of
completion of construction shall not be grounds for avoidance of any of these covenants of
indemnification. Provided that Grantee has been given prompt written notice by the City of
any such claim, said indemnification obligations shall also extend to claims which are not
reduced to a suit and any claims which may be compromised prior to the culmination of any
litigation or the institution of any litigation. Grantee shall control the defense of any claim
under which it is providing indemnification, and the City has the right to participate in the
defense of any such claim, and has the right to approve any settlement or other compromise of
any such claim.
D. If Grantee refuses the tender of defense in any suit or any claim, said tender having been made
pursuant to this Section, and said refusal is subsequently determined by a court having
jurisdiction (or such other tribunal that the parties shall agree to the matter), to have been a
wrongful refusal on the part of the Grantee, then Grantee shall pay all of the City’s costs for
defense of the action, including all reasonable expert witness fees, reasonable attorney’s fees,
the reasonable costs of the City, and reasonable fees of recovering under this Subsection.
E. The obligations of Grantee under the indemnification provisions of this Section shall apply
regardless of whether liability for damages arising out of bodily injury to Persons or damages
to property were caused or contributed to by the City, its officers, agents, employees or
contractors except to the extent that such claims, actions, damages, costs, expenses, and
attorney’s fees were caused by the sole negligence , or any malicious, or criminal act on the
part of the City, its officers, agents, employees or contractors. In the event that a court of
competent jurisdiction determines that this Master permit is subject to the provisions RCW
4.24.115, the parties agree that the indemnity provisions hereunder shall be deemed amended
to conform to said statute and liability shall be allocated as provided therein.
F. Notwithstanding any other provisions of this Section, Grantee assumes the risk of damage to
its Facilities located in the right-of-way and upon city-owned property occurring as a result of
or in connection with any public works, public improvements, constr uction, excavation,
grading, filling, or work of any kind on such City property or within the Right -of-way by or
on behalf of the City, regardless of whether such activities are conducted by the City, its
officers, agents, employees and contractors, except to the extent any such damage or
destruction is caused by or arises from the sole negligence or any malicious, or criminal act on
the part of the City, its officers, agents, employees or contractors. Grantee releases and waives
any and all such claims against the City, its officers, agents, employees or contractors. In no
event shall the City be liable for any indirect, incidental, special, consequential, exemplary, or
10.4.b
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punitive damages, including by way of example and not limitation lost profits, lost revenue,
loss of goodwill, or loss of business opportunity in connection with its performance or failure
to perform. Grantee further agrees to indemnify, hold harmless and defend the City against
any claims for damages, including, but not limited to, business interruption damages and lost
profits, brought by or under users of Grantee’s Facilities as the result of any interruption of
service due to damage or destruction of Grantee’s Facilities caused by or arising out of
activities conducted by the City, its officers, agents, employees or contractors.
G. These indemnification requirements shall survive the expiration, revocation, or termination of
this Master permit or any other permits or approvals related thereto.
18.60.762 Insurance. The city council may set requirements of insurance by resolution.
18.60.765 Abandonment and Removal of the Grantee’s Facilities. Upon the expiration,
termination, or revocation of the rights granted under this Master permit, the Grantee shall remove
all of its Facilities from the Public Ways of the City within 90 days of receiving notice from the
City Engineer. Provided, however, that the City may permit the Grantee’s improvements to be
abandoned in place in such a manner as the City may prescribe. Upon permanent abandonment,
and Grantee’s master permit to transfer ownership of the Facilities to the City, the Grantee shall
submit to the City a proposal and instruments for transferring ownership to the City. Any such
Facilities which are not permitted to be abandoned in place which are not removed within ninety
(90) days of receipt of said notice shall automatically become the property of the City. Provided,
however, that nothing contained within this Section shall prevent the City from compelling the
Grantee to remove any such Facilities through judicial action when the City has not permitted the
Grantee to abandon said Facilities in place. If City takes said judicial action and the court grants
the city relief, then Grantee shall reimburse the city its legal costs incurred.
18.60.767 Construction Bond. Before undertaking any of the work, installation, improvements,
construction, repair, relocation or maintenance authorized by this master permit, the grantee shall
furnish a street repair or sidewalk bond written by a corporate surety acceptable to the city equal
to at least 125% of the estimated cost of restoring the right-of-way of the city to the pre-
construction condition. Said bond shall be required to remain in full force until 60 days after
completion of the construction of grantee’s facilities and other improvements from the right-of-
way of the city, and said bond, or separate bond acceptable to the city, shall warrant all such
restoration work for a period of two years. In the event that a bond issued to meet the requirements
of this section is canceled by the surety, after proper notice and pursuant to the terms of said bond,
grantee shall, prior to expiration of said bond, be responsible for obtaining a replacement bond
which complies with the terms of this section.
18.60.770 Modification.
The city and grantee reserve the right to alter, amend or modify the terms and conditions of this
master permit upon the written master permit of both parties to such alteration, amendment or
modification. Said modifications shall be approved by the city by ordinance and accepted by the
grantee by filing an unconditional written acceptance.
18.60.775 Forfeiture and Revocation.
10.4.b
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A. This Agreement may be terminated for failure by Grantee to comply with the material
provisions hereof and other provisions of the Edmonds Municipal Code. In addition to
termination, the City may pursue other rights or remedies as may be available to it herein, or
in law or in equity.
Material violations include the following:
1. Construction or operation in the right-of-way without a right-of-way construction
permit or a master permit, as applicable;
2. Construction or operation at an unauthorized location;
3. Misrepresentation or lack of candor by or on behalf of a Grantee in any application or
written or oral statement upon which the city relies in making the decision to grant,
review or amend any master permit or right-of-say construction permit;
4. Unauthorized abandonment of facilities in the right-of-way;
5. Failure to relocate or remove facilities as required in this code or a master permit;
6. Failure to pay undisputed compensation, fees or costs in accordance with
RCW 35.21.860 when and as due the city;
7. Violation of any bonding, insurance, indemnification and restoration provisions of
this code or master permit or right-of-way construction permit.
B. If the City has reason to believe that grounds exist for revocation of a master permit or lesser
sanctions, then:
1. The City shall provide Grantee with written notice of the violation, by certified mail,
containing a short and concise statement of the nature and general facts of the violation,
the steps necessary to cure such violation, and a reasonable time period within which
the violation must be cured. Within thirty (30) days thereafter, Grantee shall respond
demonstrating that no violation occurred, that any problem has been corrected, or with
a proposal to correct the problem within a specified period of time.
2. Grantee may request an extension of time to cure an alleged violation if construction is
suspended or delayed by the City, or where unusual weather, natural consequences
(e.g., earthquakes, floods, etc.), extraordinary acts of third parties, or other
circumstances which are reasonably beyond the control of Grantee delay progress,
provided that Grantee has not, through its own actions or inactions, contributed to the
delay. The amount of additional time allowed will be determined by the City. The
extension of time in any case shall not be greater than the extent of the actual non-
contributory delay experienced by Grantee.
3. If said response is not satisfactory to City, the City may declare Grantee to be in default,
with written notice to Grantee in accordance with the Notice requirements of this
Agreement. Within ten business days after notice to Grantee, Grantee may deliver to
the City a request for a hearing before the City Council. If no such request is received,
the City may declare the Agreement terminated for cause and/or pursue other rights or
remedies as may be available to it herein, or in law or in equity, includin g but not
limited to obtaining a court order compelling specific performance and recovery of
10.4.b
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damages and costs incurred by the City, or in lieu of the foregoing damages, collecting
liquidated damages per paragraph C below.
4. If Grantee files a timely written request for a hearing, such hearing shall be held within
thirty (30) days after the City's receipt of the request therefor. Such hearing shall be
open to the public and Grantee and other interested parties may offer writt en and/or
oral evidence explaining or mitigating such alleged non-compliance. Within ten days
after the hearing, the City Council, on the basis of the record, will make the
determination as to whether there is cause for termination, whether the Agreement will
be terminated, and/or to pursue other rights or remedies. The City Council may in its
sole discretion fix an additional time period to cure violations. If the deficiency has
not been cured at the expiration of any additional time period or if the City Council
does not grant any additional period, the City Council may, by resolution declare the
Agreement to be terminated and forfeited and/or pursue other rights or remedies.
5. If Grantee appeals revocation and termination, such revocation may be held in
abeyance pending judicial review by a court of competent jurisdiction, provided the
Grantee is otherwise in compliance with this Agreement. While revocation is held in
abeyance, City may suspend the issuance of additional permits. In any such appeal,
Grantee shall be responsible for the costs of preparing and filing the City’s
administrative record with the Court and such costs shall be paid prior to the City’s
filing thereof.
C. In the event that the City elects to collect liquidated damages, said damages shall be five
hundred dollars ($500.00) per day, per violation, for each day beyond thirty (30) days that
Grantee has been in violation. If liquidated damages are used, then those damages shall be the
exclusive monetary remedy for the breach.
D. If this agreement is terminated for cause, the ninety (90) day clock referenced in Section 20
(Abandonment and Removal of the Grantee’s Facilities) begins to run the date the City or City
Council declares the Agreement terminated for cause in accordance with the procedures of this
Section 26; Provided that if Grantee appeals revocation and termination pursuant to paragraph
B(5) of this Section 26, then paragraph B(5) shall govern.
E. Grantee shall not be deemed to be in default, failure, violation, or non -compliance with any
provision of this Agreement where performance was rendered impossible due to materially,
substantially, and reasonably to an act of God, fire, flood, storm, or other element or casualty,
theft, war, disaster, strike, lock-out, boycott, prevailing war or war preparation, or bona fide
legal proceedings, beyond the control of Grantee.
F. City code may provide for civil penalties or abatement for code violations, and nothing in this
Section 26 prevents the City from pursuing those independent of or in conjunction with the
remedies and procedures outlined in this Section.
10.4.b
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18.60.780 City Ordinances and Regulations. Nothing herein shall be deemed to direct or restrict
the city's ability to adopt and enforce all necessary and appropriate ordinances regulating the
performance of the conditions of this master permit, including any valid ordinance made in the
exercise of its police powers in the interest of public safety and for the welfare of the public and
grantee agrees to comply with all applicable law, ordinances, and regulations lawfully enacted
pursuant to the police powers of the city, or hereafter enacted in accordance therewith. The city
reserves its right to exercise its police powers, notwithstanding anything in this master permit to
the contrary.
The city shall have the authority at all times to control by appropriate regulations the locations,
elevation, manner or construction and maintenance of any facilities by the grantee, and the grantee
shall promptly conform with all such regulations, unless compliance would cause the grantee to
violate other requirements of the law.
18.60.782 Safety Requirements.
A. Grantee shall, at all times and at its sole responsibility and expense, comply with all applicable
laws, standards and regulations relating to the installation, operation, maintenance, repair
and/or removal of its Facilities. In accordance with applicable federal, state, and local safety
requirements, Grantee shall at all times employ reasonable and ordinary care and shall install
and maintain and use commonly accepted methods and devices for preventing failures and
accidents which are likely to cause damage, injury, or nuisance to the public and/or workers.
The Facilities shall at all times be kept and maintained in a safe, suitable condition, and in good
order and repair.
B. As an exercise of its police powers in the interest of the public health, safety, and welfare, and
to the extent not preempted by federal law, the City may require verification of Grantee’s
compliance with any health and safety laws and regulations applicable to its Facilities at
Grantee’s cost and expense. The City may, but shall have no obligation to, conduct inspections,
and Grantee shall cooperate with any such inspections and provide all information requested
by the City as it may reasonably determine is necessary as part of its inspection. Grantee shall
reimburse the City for its reasonable costs related to all inspections in accordance with terms
of published fee schedule.
C. If a violation of the National Electrical Safety Code or other applicable regulation is found to
exist by the City, the City will, after discussions with Grantee, establish a reasonable time for
Grantee to make necessary repairs. If the repairs are not made wit hin the established time
frame, the City may make the repairs itself or have them made and collect all reasonable costs
thereof from Grantee.
18.60.785 Security Fund.
A. At the same time as providing acceptance of this Master permit, Grantee shall establish a
permanent security fund in the amount of Fifty Thousand Dollars ($50,000) by providing a
letter of credit or a performance bond reasonably acceptable to the City to guarantee the full
and complete performance of the requirements of this Master permit and to guarantee payment
of any costs, expenses, damages, or loss the City pays or incurs, including monetary and civil
10.4.b
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penalties, because of any failure attributable to Grantee to comply with the codes, ordinances,
rules, regulations, or permits of the City. The amount of the Security Fund shall not be
construed to limit Grantee's liability or to limit the City's recourse to any remedy to which the
City is otherwise entitled at law or in equity.
B. Grantee shall replenish the security fund within fourteen (14) days after written notice from
the City that there is a deficiency in the amount of the fund.
C. Upon termination or expiration of the Master permit, all funds remaining in the Security Fund
shall be returned to Grantee within thirty (30) days after removal of Grantee’s Facilities in the
Public Ways.
18.60.787 Survival. All of the provisions, conditions, and requirements of this Master permit shall
be in addition to any and all other obligations and liabilities the Grantee may have to the City at
common law, by statute or any applicable law, or by contract. The provisions, conditions, and
requirements of Sections 7, Relocation of Facilities; 8, Undergrounding of Facilities; 10, Work in
Public Ways; 11, Restoration after Construction; 13, Dangerous Conditions, Authority for City to
Abate; 16, Indemnification and Waiver; 17, Insurance; and 18,Abandonment and Removal of the
Grantee’s Facilities, shall survive the expiration or termination of this Master permit, and any
renewals or extensions thereof and remain effective until such time as the Grantee removes its
Facilities from the Public Ways. All of the provisions, conditions, regulations and requirements
contained in this Master permit shall further be binding upon the heirs, successors, executors,
administrators, legal representatives and assigns of the Grantee and all privileges, as well as all
obligations and liabilities of the Grantee shall inure to its heirs, successors, and assigns equally as
if they were specifically mentioned wherever the Grantee is named herein.
18.60.790 Severability. In any section, sentence, clause, or phrase of this Master permit should
be held to be invalid or unconstitutional by a court of competent jurisdiction, such invalidity or
unconstitutionality shall not affect the validity or constitutionality of any other section, sentence,
clause, or phrase of this Master permit.
18.60.792 Assignment. This master permit may not be assigned or transferred without prior
written notice to the City, except that the Grantee may freely assign this Master permit without
notice in whole or part to a parent, subsidiary, or affiliated corporation or as part of any corporate
financing, reorganization or refinancing. In the case of transfer or assignment as security by
mortgage or other security instrument in whole or in part to secure indebtedness, such notice shall
not be required unless and until the secured party elects to realize upon the collateral.
Grantee may, without the prior written notice to the City: (i) Lease the Facilities, or any portion
thereof, to another; (ii) Grant an Indefeasible Right of User Interest in the Facilities, or any portion
thereof, to another; or (iii) Offer or provide capacity or bandwidth in its Facilities to another,
PROVIDED THAT: Grantee at all times retains exclusive control over such Facilities and remains
responsible for locating, servicing, repairing, relocating or removing its Facilities pursuant to the
terms and conditions of this Master permit.
10.4.b
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18.60.795 Incorporation by reference. The provisions of this chapter 18.60.700 shall be
incorporated by reference into any master permit approved by council after the effective date of
this ordinance. However, in the event of any conflict between this chapter and a master permit,
the terms of the master permit prevail.
10.4.b
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ORDINANCE NO.
AN ORDINANCE OF THE CITY OF EDMONDS,
WASHINGTON, AMENDING SECTION 20.110.040 ECDC
ENTITLED “ENFORCEMENT PROCEDURES” TO AMEND
PROCEDURES AND FINES FOR NOTICES OF VIOLATION;
PROVIDING FOR SEVERABILITY; AND SETTING AN
EFFECTIVE DATE.
WHEREAS, the City of Edmonds issues orders to correct violation and notices of
violation when the city becomes aware that a code violation is occurring; and
WHEREAS, chapter 20.110.040 of the Edmonds Community Development Code
(hereinafter “ECDC) provides the procedures for civil code enforcement; and
WHEREAS, the City Council has determined to amend its code enforcement section to
clarify procedures and the content of the notice of violation. The amended notice of violation
will apprise the recipient of the various costs that may be incurred as part of the code
enforcement process, including graduated civil monetary penalties for continuing or repeated
violations, as well as the costs that may be incurred as part of abatement; NOW THEREFORE;
THE CITY COUNCIL OF THE CITY OF EDMONDS, WASHINGTON, DO ORDAIN
AS FOLLOWS:
Section 1. Section 20.110.020 of the ECDC entitled “Definition section.” is hereby
amended to read as follows (new text is shown in underline; deleted text is shown in
strikethrough):
20.110.020 Definition section.
A. “City” means the city of Edmonds, Washington.
B. “Civil violation” means a violation of a provision of the Edmonds Community Development
Code for which a monetary penalty may be imposed under this chapter. Each day or portion of a
day during which a violation occurs or exists is a separate violation unless otherwise stated in
code.
10.4.c
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C. “Director” means the Planning and Development Director, the Director of Public Works, or
such other department director as may be applicable. Director shall include a Director’s
designee.
D. “Person” means any natural person, any corporation, or any unincorporated association or
partnership.
E. “Repeat violation” means the same, continuing violation; or a subsequent violation of the
same nature.
Section 2. Section 20.110.040 of the ECDC, entitled “Enforcement procedures.” is
hereby amended to read as follows (new text is shown in underline; deleted text is shown in
strike-through):
20.110.040 Enforcement procedures.
A. Order to Correct Violation.
1. Issuance. Whenever the planning and development d Director or his/her designee
becomes aware that a violation has occurred or is occurring, he/she may issue an order to correct
violation to the property owner, right-of-way user, or to any person causing, allowing or
participating in the violation.
2. Content. The planning and development d Director or his/her designee shall include
the following in the order to correct violation:
a. Name and address of the property owner, right-of-way user, or other person to whom
the order to correct violation is directed; and
b. The location of the subject property or area of right-of-way by address or other
description sufficient for identification of the building, structure, premises or land upon or within
which the violation has occurred or is occurring; and
c. The code section that has been violated; and
d. A description of the violation; and
e. A statement of action required to be taken to correct the violation and achieve
compliance; and
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f. Date by which compliance is required to avoid monetary penalties. This date will be
no less than 24 hours from the date and time that the notice is posted on the property or no less
than three days from the date that the letter is placed in U.S. mail; and
g. Statement that a The dollar amount of the civil monetary penalty an amount per day
that will be imposed for each violation should compliance not be met by the date for compliance
shall be assessed against the person to whom the order to correct violation is directed for each
and every day or portion of a day on which the violation continues following the administrative
hearing.
3. Service of Order. The planning and development d Director or his/her
designee shall serve the order to correct violation upon the person to whom it is directed, either
by sending a copy by U.S. mail to the last known address of the person responsible for the
violation, or by posting a copy conspicuously on the site or by serving a copy of the notice
personally on the person responsible for the violation. If the notice is directed to a right-of-way
user, the Director may serve the order to correct violation by sending a copy by email to the
address provided in an applicable permit application or by other email address provided to the
city by the person to whom the order is directed or appearing on the offi cial website of the
person to whom the order is directed.
B. Notice of Civil Violation.
1. Issuance. If the person responsible for the violation fails to correct or cause the
correction of the violation to achieve compliance within the time given by the order to correct the
violation, a notice of civil violation will be issued to each person to whom the order to correct
violation directed.
2. Issuance in an Emergency or for Repeat Violations. The planning and development d
Director or his/her designee may issue a notice of civil violation without having issued an order
to correct where an emergency exists or a repeated violation occurs, or as otherwise may be
specified in code.
3. Content. The applicable department d Director or his/her designee shall include the
following in the notice of civil violation:
a. The name and address of the property owner, right-of-way user, or other person to
whom the notice is directed; and
10.4.c
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b. The location of the subject property or area of right-of-way by address or other
description sufficient for the identification of the subject property the building, structure,
premises or land upon or within which the violation has occurred or is occurring; and
c. The code section that has been violated; and
d. A description of the violation; and
e. A statement that a The dollar amount of the civil monetary penalty for each violation,
and the due date for payment thereof in an amount per day is assessed against the person to
whom the violation is directed for each and every day or portion of a day during which the
violation continues; and
f. Date by which compliance is required to be completed avoid abatement by the city.
This date will be no less than 10 15 days from the date of the notice to correct violation; and
g. A statement that the person to whom the notice of civil violation is
directed must correct the violation and may pay the monetary penalty imposed to the city of
Edmonds planning division or may appeal the notice of civil violation to the city of
Edmonds hearing examiner. A statement that the notice represents a determination that a civil
violation has been committed by the person named in the notice and that the determination is
final unless appealed as provided in this chapter; and
h. The method of appealing the notice of violation in accordance with Section
20.110.040.C ECDC; and
i. A statement advising that, if any assessed penalty, fee or cost is not paid on or before
the due date, and the time for an appeal has lapsed, the Director may charge the unpaid amount
(i) as a lien against the property where the civil code violation occurred if owned by a person
responsible for code compliance or otherwise pursue collection efforts by any lawful means and
(ii) as a joint and several obligation of all persons responsible for code compliance; and
j. A statement advising that, if any required work is not completed within the time
specified by the notice of violation, and the time for an appeal has lapsed, the Director may
proceed to abate the violation in accordance with code or a court order, and charge all abatement
costs as a lien against the property and/or as a joint and several obligation of all persons
responsible for code compliance; and
k. As applicable, a statement advising that the notice of violation may be recorded against
the property in the Snohomish County Auditor’s Office subsequent to service if the property
10.4.c
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owner fails to appeal the violation and the violation has not been cured or the monetary penalties
have not been paid; and
l. A statement advising that the city may recover the city’s costs incurred on enforcement
activities undertaken pursuant to this chapter; and.
m. Date of issuance.
n. If there is a right-of-way permit associated with the violation, then the right-of-way
permit number shall be included.
4. Service of Notice. The planning and development d Director or his/her
designee shall serve the notice of civil violation upon the person to whom it is directed, either by
(i) sending a copy by U.S. mail to the last known address of the person responsible for the
violation, or (ii) by posting a copy conspicuously on the site or by serving a copy of the notice
personally on the person responsible for the violation; or (iii) if the notice is directed to a right-
of-way user, the Director may serve the order to correct violation by sending a copy by email to
the address provided in an applicable permit application or by other email address provided to
the city by the person to whom the order is directed or appearing on the official website of the
person to whom the order is directed.
C. Appeal to Hearing Examiner.
1. General. A person to whom the notice of civil violation is directed may appeal the
notice of civil violation by filing a written notice of appeal with the planning and development d
Director within 1015 days of the date the notice is placed in the mail, or seven days from the date
the notice is posted conspicuously on the property or served personally on the person responsible
for the violation. In the case of right-of-way users notified by email, the person to whom the
notice of civil violation is directed may appeal the notice of civil violation by filing a written
notice of appeal with the Director within 15 days of the date the notice is emailed.
2. Notice of Hearing. Notice of hearing will be sent by U.S. mail, e-mail, posted on
the site, or served in person upon the violating party no less than five calendar days before the
time fixed for the hearing.
3. Hearing by City Violations Hearing Examiner.
a. At the time stated in the notice, the violations hearing examiner will hear all relevant
facts, objections, protests and shall receive testimony under oath. Said The hearings may be
10.4.c
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continued from time to time as needed. If continued to a date certain, no new posting notice is
not required.
b. If the violations hearing examiner finds that a violation of the Edmonds Community
Development Code exists and that there is sufficient cause to abate the same, the hearing
examiner will prepare findings and an order within 24 hours 10 working days which shall
specify:
i. The nature of the violation; and
ii. The amount of fine per day; and
iii. The method of abatement; and
iv. The time by which abatement by the person found to be responsible for committing
the violation is to be completed.
D. Appeal to Superior Court. The determination of the hearing examiner is final
and shall be appealable to superior court in accordance with Chapter 36.70C RCW.
E. Abatement by the City.
1. It is the duty of the property owner or permit holder to abate any nuisance or other
condition that violates this code. In addition to or as an alternative to any other available remedy,
the Director may use the notice of violation provisions of this chapter to order any person
responsible for code compliance or permit compliance to abate the violation and to complete the
work at such time and under such conditions as the Director determines reasonable under the
circumstances.
2. If the violation has not been corrected by the time ordered by the notice of violations
or, if appealed, by order of the hearing examiner upon appeal, or by the correction date ordered
by the notice of civil violation, an abatement notice shall be sent by mail to
the person responsible for the violation at their last known address, shall be posted in a
conspicuous location on the site or served personally on the person responsible for the violation
no less than 10 working days prior to abatement by the city. The city, its employees or agents are
expressly authorized to enter said property for the purposes of abatement of said violation. The
actual cost of abatement, including any incidental cost such as, but not limited to: the Director
may seek legal or equitable relief to enjoin any acts or practices, to abate any condition which
constitutes or will constitute a violation of this code, and to recover all costs, fees and expenses
of the city associated with such abatement, including, but not limited to:
10.4.c
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i. staff time Personnel costs, both direct and indirect, including fees and costs incurred to
document the violation as soon as the violation occurred;
ii. legal costs Attorneys’ fees, filing fees, witness and expert witness fees;
iii. Hauling, storage and disposal expenses;
iv. cost of postage or service Actual expenses and costs of the city in preparing notices,
specifications and contracts and in accomplishing or contracting and inspecting the work and the
costs of any required printing or mailing; and
v. aAny other reasonable, incidental cost shall be calculated and added to the monetary
penalties. The city shall be free to employ appropriate contractors to remedy the situation
and may pass through all costs of such contractors as incidental costs of abatement.
3. The city must obtain a court order from Superior Court authorizing abatement before
initiating abatement on private property, except if the abatement consists of removing junk cars
as such removal is permitted to be summarily abated by the city without a court order per state
law in accordance with Chapter 8.50 ECC.
4. All costs assessed by the city in pursuing code compliance and/or abatement create a
joint and several obligation in all persons responsible for code compliance.
5. The city may take a lien for the value of the costs of pursuing code compliance against
the real property of the person responsible for code compliance.
F. Monetary Penalties. Except where a different penalty is specifically established by
this code, violations shall be assessed at the rate of $100.00 per day or a portion of day thereof,
for each and every day after the service of the notice of civil violation any person violating or
failing to comply with any provisions of this code shall be subject to a civil monetary fine of
$100 for the first violation, $200 for a repeat violation, $300 for a third repeat violation, and
$500 for each additional repeat violation in excess of three, not including fees, costs and
assessments. For violations of code other than Ch 18.60 ECDC, the The violations hearing
examiner may also grant an extension of the date upon which fines begin in order to allow for a
reasonable period of abatement. Such extension shall not exceed 10 calendar days. Following a
finding of the hearing examiner of the existence of a violation at the appeal hearing on the
expiration of the appeal period to appeal to Superior Court, continuing fines may be assessed by
the provision of additional notice of civil violation pursuant to subsection (B)(2) of this section
10.4.c
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or other section of this code, and an opportunity for hearing. No additional fine for a continuing
violation may be assessed without the provision of notice and the opportunity for a hearing.
G. Collection of Monetary Penalties. The monetary penalties constitute a personal
obligation of the persons to whom the order to correct notice of violation is directed. Any
monetary penalty must be paid to the city of Edmonds planning division within 10 working 15
days from the date of service of the notice of violation, or within 10 days of the hearing
examiner order upon appeal, or as ordered by superior court if the hearing examiner’s decision is
appealed. Payment of a monetary penalty pursuant to this section does not relieve a person of the
duty to stop or correct the violation as ordered in the notice of violation. The penalty imposed by
this section shall be collected by any appropriate legal means and is a joint and several obligation
of all persons responsible for code compliance. The city is authorized to take a lien for the value
of unpaid civil penalties imposed against the real property of the person responsible for code
compliance and as a joint and several obligation of all persons responsible for code compliance.
Section 3. Section 20.110.045 of the ECDC, entitled “Suspension or revocation of
permit” is hereby amended to read as follows (new text is shown in underline; deleted text is
shown in strike-through):
20.110.045 Suspension or revocation of permit.
The city shall retain the right to suspend or revoke a permit issued under this development code
that fails to comply with any conditions of approval of said permit, or which operates in a
manner inconsistent with representation made in the application. The suspension or revocation of
a permit may be appealed to the hearing examiner under Chapter 20.06 ECDC. Upon receipt of a
timely appeal under Chapter 20.06 ECDC, suspension or revocation shall be stayed pending
decision on the appeal; provided, that such a stay shall not affect any stop work order issued by
the director.
A. The Director may suspend, revoke or limit any permit issued whenever:
1. The permit holder has committed a code violation in the course of performing
activities subject to that permit;
2. The permit holder has interfered with the Director in the performance of their duties
relating to that permit;
10.4.c
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3. The permit was issued in error or on the basis of materially incorrect information
supplied to the City; or
4. Permit fees or costs were paid to the City by check and returned from a financial
institution marked nonsufficient funds (NSF) or cancelled.
B. Such suspension, revocation or modification shall be carried out through the order to
correct provisions of this section 20.110 and shall be effective upon the compliance date
established by the order to correct unless otherwise state in code. Such revocation, suspension or
cancellation may be appealed to the Hearing Examiner using the appeal provisions of this
section. Notwithstanding any other provision of this section, the Director may immediately
suspend operations under any permit by ordering work to stop by a written directive.
C. Notwithstanding the foregoing, right-of-way construction permits issued under
Chapter 18.60 ECDC may be suspended or revoked as provided therein without a need to issue
an order to correct or notice of violation.
Section 4. 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 5. Effective Date. This ordinance is subject to referendum and shall take effect
thirty (30) days after final passage of this ordinance.
APPROVED:
MAYOR MICHAEL ROSEN
ATTEST/AUTHENTICATED:
CITY CLERK, SCOTT PASSEY
10.4.c
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APPROVED AS TO FORM:
OFFICE OF THE CITY ATTORNEY:
BY
JEFF TARADAY
FILED WITH THE CITY CLERK:
PASSED BY THE CITY COUNCIL:
PUBLISHED:
EFFECTIVE DATE:
ORDINANCE NO.
10.4.c
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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 SECTION 20.110.040
ECDC ENTITLED “ENFORCEMENT PROCEDURES”
TO AMEND PROCEDURES AND FINES FOR NOTICES
OF VIOLATION; PROVIDING FOR SEVERABILITY;
AND SETTING AN EFFECTIVE DATE.
The full text of this Ordinance will be mailed upon request.
DATED this _____ day of ________________, 2025.
CITY CLERK, SCOTT PASSEY
10.4.c
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ECDC Title 18 and Chapter 20.110 Code Updates
June 24, 2025
City Council
10.4.d
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INTRODUCTION
⸴
偡捫整⁐朮‵㐲
CODE UPDATE
GOALS ➢Enhance the city’s ability to
effectively manage the right-of-way
in the public interest
➢Enhance and clarify:
•Procedures applicable to
construction permits and franchise
agreements
•Rules and regulations relating to
construction in the right-of-way
and placement of facilities
•Code enforcement
10.4.d
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ROW MANAGEMENT
•What is right-of-way?
•What is there to manage?
10.4.d
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•Conversion to Underground
•Utilities Pay for Their Share to
the Extent Authorized by Law.
ROW MANAGEMENT 10.4.d
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CODE SECTIONS
REVISED/NEW
•ECDC 18.00 General Requirements
•ECDC 18.60.00 Preliminary Article (NEW)
18.60.055 Enforcement
•ECDC 18.60.100 Right-of-Way Construction Permits
•ECDC 18.60.500 Franchises (NEW)
•ECDC 18.60.600 Utility Wires and Poles (NEW)
•ECDC 18.60.700 Master Permit Terms
Council has Pre-Approved (NEW)
•ECDC 20.110 Enforcement Procedures
10.4.d
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PROPOSED CODE
➢Clarifies application requirements (18.00.010)
➢Addresses abandoned applicatios (18.00.010)
➢Adds restoration requirements (18.00.026)
➢Clarifies inspections and corrections (18.00.030)
✓Clarification of existing code section
✓Applies to entirety of Title 18
ECDC 18.00 GENERAL REQUIREMENTS 10.4.d
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CIT Y O F EDM
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PROPOSED CODE
➢Purpose and Objectives – regulate ROW in the public interest (18.60.020)
•Preserve and restore integrity, aesthetics, public safety
•Control orderly flow of vehicles and pedestrians
•Managing and keeping track various facilities
•Ensure public’s paramount right to use it for safe travel
•Safeguard public assets
•Franchises, ROW permits
➢Recovery of city expenses– Just as before, fees are published in the fee
schedule (18.60.040)
➢Definitions - specific to managing the ROW (18.60.050)
➢Enforcement (18.60.055)
✓ New Code Section – Preliminary article to ROW code sections
ECDC 18.60.00 PRELIMINARY ARTICLE 10.4.d
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CIT Y O F EDM
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PROPOSED CODE
➢Permit Required and Exemptions (18.60.110 & 112)
•Continues to require a permit to perform work in ROW and work in utility
easements
•Continues to exempt work by city employees
➢Applications (18.60.120)
•Clarifies what’s needed
➢Permit expiration (18.60.185)
•Completion of work by expiration date (or extension if granted)
•6 months or date associated with building or development permit.
•Two 6-month extensions (requested prior to expiration)
✓ Overhaul of existing Chapter 18.60 (ROW Construction Permits)
ECDC 18.60.100 RIGHT-OF-WAYCONSTRUCTION PERMITS
10.4.d
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Proposed code … continued:
➢Emergency Response Work (18.60.121)
•Immediate threat to human health and safety or to the environment
•2 day notification, 5 days submit permit form, 30 days complete application
•Compliance with city codes and policies required (i.e. clear zone)
•If revisions requested and 1) no response; 2) requested info not received; 3)
statement it won’t comply, then subject to enforcement.
ECDC 18.60.100 RIGHT-OF-WAYCONSTRUCTION PERMITS
10.4.d
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CIT Y O F EDM
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Proposed code … continued:
➢Pavement Cut Restrictions (18.60.152)
•Newly paved ROW (reconstructed, repaved or resurfaced) within year 1
No cuts except for emergencies or waiver:
o Special circumstances beyond their control
o Benefit to the public outweighs disturbance to pavement
o Director grant or deny in their sole discretion
•Recently paved ROW (reconstructed, repaved or resurfaced) years 2-6
•Expanded restoration standards for cuts in years 1-6
•Street overlay cut penalty fee for cuts in years 1-6
ECDC 18.60.100 RIGHT-OF-WAYCONSTRUCTION PERMITS
10.4.d
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CIT Y O F EDM
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The city grants franchises to public utilities and how to apply for a
franchise if the public utility does not currently have one.
➢When and how to apply
➢Application to be submitted within 30 days
➢Procedure for processing and approving a franchise
✓ New Code Section
ECDC 18.60.500 FRANCHISES 10.4.d
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CIT Y O F EDM
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PROPOSED CODE
➢Location – overhead and underground (18.60.630)
•Existing overhead allowed to remain with current franchise
•Where no poles exist, no poles shall be placed
•Installation in compliance with applicable regulations
➢Conversions from overhead to underground (18.60.630)
•City project – cost of conversion per RCW 35.99.060 or state law
•If electric removes pole/converts to undergound, all attachers
underground
•Development/redevelopment – underground along frontage
•Underground when any utility undergrounds distance of 250’ or more
✓ New Code Section – ROW standards
✓ ECDC 18.05 remains unchanged (for now)
• Largely deals with development related improvements
ECDC 18.60.600 UTILITY WIRES AND POLES 10.4.d
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➢New and replaced poles (18.60.645)
Standards for new poles and replacement poles
➢New poles
•No new poles where overhead power doesn’t exist
➢Replacement poles
•Replacement of existing (1:1)
•Replacement of comm only poles subject to:
o Existing overhead on same street in same block
o Crossings at nearest intersections
o Service drops remain overhead with no new poles
Proposed code … continued:
ECDC 18.60.600 UTILITY WIRES AND POLES 10.4.d
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CIT Y O F EDM
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➢Pole and Facility Installation Requirements (18.60.650)
•Regulate type of poles: hollow pole design – ADB/Council
•Compliance Dates
•Standards for overhead installation
➢Pole replacement or removal – coordination (18.60.665)
•Application process
•List of attachers
•Required conditions
o Site restoration
o Notification to attachers
o Tracking to ensure completion within permitted period
o Notification to city when ALL work is completed
Proposed code … continued:
ECDC 18.60.600 UTILITY WIRES AND POLES 10.4.d
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•Tripping Hazards
•ADA Impediments
•Pedestrian Safety
•Substandard Work
•Clutter
•Increased Staff Time
PERMIT NON-COMPLIANCE 10.4.d
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CIT Y O F EDM
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Proposed code:
➢Competitively neutral
➢Applicable to telecommunication companies
✓ New Code Section
ECDC 18.60.700 MASTER PERMIT TERMSCOUNCIL PRE-APPROVED
10.4.d
Packet Pg. 557
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CIT Y O F EDM
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PROPOSED CODE
Amends content of notices and procedures
➢Monetary Penalties-updated
•Previously $100/day, revised as follows:
o $100 first violation
o $200 repeat violation
o $300 third repeat violation
o $500 each additional repeat in excess of three
➢Director uses NOV procedures to obtain abatement or seek judicial
relief
➢Liens available for unpaid civil penalties
➢Suspension of ECDC permits-other than right-of-way permits,
suspension is through OTC process
✓Enhancement of existing code section –Applies to ECDC generally,
not just Title 18
✓Applies to ROW enforcement except as modified by 18.60.055
ECDC 20.110 ENFORCEMENT 10.4.d
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CIT Y O F EDM
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Inc.1 8 9 0
Proposed code:
➢Additional procedures for managing the ROW
➢Methods of enforcement:
•Written or oral directive
•Revoke permits
•Refuse to grant new permits
➢Allows NOV without OTC
•Repeat violations
•Work performed without a permit
➢Monetary Penalties:
•$500 first violation
•$2500 second repeat violation
•$3500 third repeat violation
•$5000 each additional repeat violation
•$1000/day monetary penalty for no franchise agreement
✓ New Code Section
✓ Supplements 20.110 Enforcement
ECDC 18.60.055 (ROW) ENFORCEMENT 10.4.d
Packet Pg. 559
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UTILITY COMPANY
ENGAGEMENT
➢April 30, 2025 - Draft code
provided or offered to providers
➢Comments incorporated
➢NEXT: Individual meetings with
utility companies
PUD OVWSD
PSE T-Mobile
Ziply MCI Metro Access
Comcast Astound Broadband
AT&T Wireless Lumen
10.4.d
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CODE UPDATE
SCHEDULE ➢April 8, 2025 – Introduction at Council
✓June 24, 2025 – Presentation at City
Council
➢August 4, 2025 – Public Hearing at City
Council
➢August 12, 2025 - Adoption
10.4.d
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QUESTIONS?
10.4.d
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