Ordinance 4414ORDINANCE NO. 4414
AN ORDINANCE OF THE CITY OF EDMONDS,
WASHINGTON, ADOPTING AMENDMENTS TO THE
EDMONDS CITY CODE AND EDMONDS COMMUNITY
DEVELOPMENT CODE RELATED TO CO -LIVING
HOUSING.
WHEREAS, in 2024 the Washington State Legislature adopted Engrossed Second
Substitute House Bill 1998, now codified in part at RCW 36.70A.535, requiring cities planning
under the Growth Management Act to allow co -living housing as a permitted use wherever
multi -family residential development of six or more dwelling units is allowed and to regulate
such housing no more restrictively than other multi -family residential uses in the same zone;
WHEREAS, RCW 36.70A.535 further establishes standards for co -living housing,
including definitions of "co -living housing" and "sleeping unit," direction on how sleeping units
are to be counted for dwelling -unit density and sewer connection fee purposes, and limitations on
off-street parking requirements for co -living housing located within one-half mile walking
distance of a major transit stop as defined in RCW 36.70A.030;
WHEREAS, the Department of Commerce has issued guidance to assist cities in
implementing RCW 36.70A.535 and in updating local development regulations to accommodate
co -living housing;
WHEREAS, RCW 36.70A.535 provides that, if a city has not brought its development
regulations into compliance with the statute by December 31, 2025, the statutory requirements
will supersede, preempt, and invalidate any conflicting local provisions, making it necessary and
appropriate for the City of Edmonds to amend its development regulations in advance of that
date;
WHEREAS, Policy H-5.2 of the Edmonds 2024 Comprehensive Plan states that the City
will support co -living, co -housing, micro -housing, and other shared housing arrangements to
improve housing affordability for seniors, recent graduates, students, and young adults, and the
proposed code amendments are consistent with and implement this policy;
WHEREAS, planning staff introduced the co -living housing concept and statutory
requirements to the Planning Board on July 23, 2025, returned with draft amendments on
October 10, 2025, and the Planning Board made a recommendation on the proposed co -living
housing code update on October 22, 2025;
WHEREAS, the City Council received the Planning Board's recommendation and the
proposed amendments and held a duly noticed public hearing on November 11, 2025, to take
testimony on the proposed co -living housing code updates;
WHEREAS, the City Council has considered the staff analysis, the Planning Board's
recommendation, the Department of Commerce guidance, public testimony, and the entire
record, and finds that the proposed co -living housing code amendments are necessary to bring
the Edmonds Community Development Code into compliance with RCW 36.70A.535, are
consistent with the City's Comprehensive Plan, and will further the public health, safety, and
welfare by expanding housing choices and affordability while maintaining appropriate
development standards; NOW, THEREFORE,
THE CITY COUNCIL OF THE CITY OF EDMONDS, WASHINGTON, DO ORDAIN
AS FOLLOWS:
Section 1. The following sections of the Edmonds City Code and Edmonds Community
Development Code are hereby amended to read as set forth in Exhibit A, which is attached
hereto and incorporated herein by this reference as if set forth in full (new text is underlined;
deleted text is s+ttc 44Fo* ;):
3.34.010 Imposition of tax
16.30.010 Uses
16.30.030 Site development standards
16.43.020 Uses
16.50.010 Uses
16.53.010 Uses
16.60.030 Site development standards —Design
17.50.010 Off-street parking required
17.50.020 Parking space requirements
16.77.010 Uses.
Section 2. Definitions. The following sections of the Edmonds City Code and Edmonds
Community Development Code are hereby amended to read as set forth in Exhibit A, which is
attached hereto and incorporated herein by this reference as if set forth in full (new text is
underlined; deleted text is stfuEkthr-eugh):
21.10.008 Bed and breakfast
21.10.030
Boarding house
21.15.036
Co -living housing
21.15.071
Community facilities
21.15.095
Congregate care facility
21.50.020
Kitchen
21.85.080 Rooming house
21.90.093 Sleeping unit
24.90.030 Definitions — G to O.
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:
DEPUTY CITY CLERK, EMILY VILLATA
APPROVED AS TO FORM:
OFFICE OF THE CITY ATTORNEY:
BY
JEFF TARADAY
FILED WITH THE CITY CLERK: November 20, 2025
PASSED BY THE CITY COUNCIL: November 25, 2025
PUBLISHED: November 28, 2025
EFFECTIVE DATE: December 3, 2025
ORDINANCE NO. 4414
SUMMARY OF ORDINANCE NO. 4414
of the City of Edmonds, Washington
On the 28th day of November, 2025, the City Council of the City of Edmonds, passed
Ordinance No. 4414. 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
EDMONDS CITY CODE AND EDMONDS
COMMUNITY DEVELOPMENT CODE RELATED TO
CO -LIVING HOUSING.
The full text of this Ordinance will be mailed upon request.
DATED this 281h day of November, 2025.
DEPUTY CITY CLERK
EMILY VILLATA
5
3.34.010 Imposition of tax.
There is hereby levied a special excise tax of two percent on the sale of or charge made for the
furnishing of lodging by a hotel, se, tourist court, motel, trailer camp, and the
granting of any similar license to use real property, as distinguished from the renting or leasing
of real property; provided, however, that it shall be presumed that the occupancy of real
property for a continuous period of one month or more constitutes a rental or lease of real
property and not a mere license to use or enjoy the same. [Ord. 2010 § 1, 1978].
Chapter 16.30
RM - MULTIPLE RESIDENTIAL
16.30.010 Uses.
A. Permitted Primary Uses.
1. Multiple dwellings;
2. Single-family dwellings;
3. Retirement homes or GeRgregate care faellities, assisted living facilities;
4. Co -living housing it at least six multifamily residential units are allowed
5.4. -Group homes for the disabled, foster family homes and state -licensed group homes
for foster care of minors; provided, however, that halfway houses and group homes
licensed for juvenile offenders are not permitted uses in a residential zone of the city;
- . 4X+)ar*ng houses
6. Housing for low income elderly in accordance with the requirements of Chapter 20.25
ECDC;
7. Churches, subject to the requirements of ECDC 17.100.020;
8. Primary schools subject to the requirements of ECDC 17.100.050(G) through (R),
9. Local public facilities that are planned, 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. All permitted secondary uses in the LDR 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 (D1(21 of this section, including
commuter parking lots that are located upon more than one lot as specified in ECDC
21.15.075.
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].
16.30.030 Site development standards.
A. Table.
Minimum Lot
Minimum
Minimum
Minimum
Area Per
Maximum
Maximum
Subdistrict
Street
Side
Rear
Dwelling Unit3
Height
Coverage
Setback
Setback
Setback
(Sq. Ft.)
RM-1.5
1,500
15'
10'
15'
25"
45%
RM-EW
1,500
15'
10,
15'
2514
45%
RM-2.4
2,400
15'
10,
15'
25"
45%
RM-3 3,000 15' 15' 15' 25" 45%
1 Roof only may extend five feet above the stated height limit if all portions of the roof above the stated height
limit have a slope of four inches in 12 inches or greater.
2 IRS setbacks may be used for single-family homes on lots of 10,000 square feet or less in all RM zones.
3 For purposes of calculating unit density. a sleeRing Lnit in CO•hvinghousing Is no
more titan one -quarter of a dwelling unit
4 The maximum base height of any building fronting on Edmonds Way maybe increased to 35 feet if the
following apply to the site and proposed development:
(a) At least two of the following techniques shall be incorporated into the building and/or site's design:
(1) Achievement of at least LEED gold certification or comparable green building certification;
(2) Inclusion of housing units affordable to persons at low/moderate income as determined by
Snohomish County Tomorrow. The number of affordable units must be at least 15 percent of the
gross number of units proposed;
(3) Low impact development (LID) techniques are employed. LID best management practices
include, but are not limited to: bioretention/rain gardens, permeable pavements, roof downspout
controls, dispersion, soil quality and depth, minimal excavation foundations, vegetated roofs, and
water re -use.
B. See Parking (Chapter 17.50 ECDC), Design Review (Chapter 20.10 ECDC), and Sign Code
(Chapter 20.60 ECDC) for additional standards. The following design standards shall also apply
to buildings within the RM-EW zone:
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].
16.43.020 Uses.
A. Table 16.43-1.
Chapter 16.43
BD - DOWNTOWN BUSINESS
Permitted Use
Commercial Uses
BD1
s BD1
BD2
BD3
BD4
BD5
GFSF()
Retail stores or sales
A
A
A
A
A
A
Offices
A
X
A
A
A
A
Legal/law firms
A
X
A
A
A
A
Financial
A
X
A
A
A
A
Advising
A
X
A
A
A
A
Mortgage
A
X
A
A
A
A
Banks (without tellers)
A
X
A
A
A
A
Accounting
A
X
A
A
A
A
Counseling
A
X
A
A
A
A
Architecture
A
X
A
A
A
A
Engineering
A
X
A
A
A
A
BD1
Permitted Uses
BD1
BD2
BD3
13134
BIDS
GFSFO)
Advertising
A
X
A
A
A
A
Insurance
A
X
A
A
A
A
Fitness related business (yoga/pilates/gym/fitness
A
X
A
A
A
A
club)
Service uses
A
Aar
A
A
A
A
Retail sales requiring intensive outdoor display or
X
X
X
X
X
X
storage areas, such as trailer sales, used car lots
(except as part of a new car sales and service
dealer), and heavy equipment storage, sales or
services
Enclosed fabrication or assembly areas
A
A
A
A
A
A
associated with and on the same property as an
art studio, art gallery, restaurant,
microbreweries/distilleries or food service
establishment that also provides an on -site retail
outlet open to the public
Automobile sales and service
X
X
A
A
X
X
Dry cleaning and laundry plants which use only
C
X
A
A
A
X
nonflammable and nonexplosive cleaning agents
Printing, publishing and binding establishments
C
X
A
A
A
C
Public markets licensed pursuant to provisions in
A
A
A
A
A
A
Chapter 4.90 ECC'
BSF(')
Permitted Uses
BD1
13132
BD3
BD4
BD5
GF
Outdoor dining meeting the criteria of Chapter
B
B
B
B
B
B
17.75 ECDC
Residential
Single-family dwelling
A
X
A
A
A
A
Multiple dwelling unit(s) including co -living
housine - 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 Ll
A
X
A
A
A
A
Local public facilities, subject to the requirements
of ECDC 17.100.050
C
C
C
C
A
C
Neighborhood parks, natural open spaces, and A A A A A A
communityparks with an adopted master plan
subject to the requirements of ECDC 17.100.070
Off-street parking and loading areas to serve a B X B B B B
permitted use
Permitted Uses
BD1
BD1
GFSFM
BD2
BD3
BD4
BD5
Commuter parking lots in conjunction with a
facility otherwise permitted in this zone
B
X
B
B
B
X
Commercial parking lots
C
X
C
C
C
X
Wholesale uses
X
X
X
C
X
X
Hotels and motels
A
A
A
A
A
A
Amusement establishments
C
C
C
C
C
C
Auction businesses, excluding vehicle or livestock
auctions
C
X
C
C
C
C
Drive-in/through businesses (businesses with
drive through facilities)
X
X
C
A
C
X
Laboratories
X
X
C
C
C
X
Fabrication of light industrial products not
otherwise listed as a permitted use
X
X
X
C
X
X
Day care centers
C
X
C
C
A
C
Hospitals, health clinics, convalescent homes, rest
homes, sanitariums
X
X
C
C
A
X
Medical uses, e.g.,
A
X
A
A
A
A
Physicians
A
X
A
A
A
A
Dental
A
X
A
A
A
A
Permitted Uses
BD1
BD1
BD2
BD3
BD4
BIDS
GFSF0)
Optometrist (without retail)
A
X
A
A
A
A
Physical therapy (without retail)
A
X
A
A
A
A
Counseling
A
X
A
A
A
A
Other similar medical services
A
X
A
A
A
A
Museums and art galleries of primarily local
A
A
A
A
A
A
concern that do not meet the criteria for regional
public facilities as defined in ECDC 21.85.033
Zoos and aquariums of primarily local concern
C
X
C
C
C
A
that do not meet the criteria for regional public
facilities as defined in ECDC 21.85.033
Counseling centers and residential treatment
X
X
C
C
A
X
facilities for current alcoholics and drug abusers
Regional parks and community parks without a
C
C
C
C
C
C
master plan subject to the requirements of ECDC
17.100.070
Outdoor storage, incidental to a permitted use
D
X
D
D
D
D
Aircraft landings as regulated by Chapter 4.80
X
X
D
D
D
D
ECC
A = Permitted primary use
B = Permitted secondary use
C = Primary uses requiring a conditional use permit
D = Secondary uses requiring a conditional use permit
X = Not permitted
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 retaiVdining/entertainment functions as a primary
component of the business are not allowed within BD1 GFSF (first 45 feet). Open door businesses, e.g., real
estate offices, banks (with tellers and no drive-throughs), nail and hair salons are allowed.
For conditional uses listed in Table 16.43-1, the use may be permitted if the proposal meets the
criteria for conditional uses found in Chapter 20.05 ECDC, and all of the following criteria are
met:
1. Access and Parking. Pedestrian access shall be provided from the sidewalk. Vehicular
access shall only be provided consistent with ECDC 18.80.060. When a curb cut is
necessary, it shall be landscaped to be compatible with the pedestrian streetscape and
shall be located and designed to be as unobtrusive as possible.
2. Design and Landscaping. The project shall be designed so that it is oriented to the street
and contributes to the pedestrian streetscape environment. Fences more than four feet in
height along street lot lines shall only be permitted if they are at least 50 percent open,
such as a lattice pattern. Blank walls shall be discouraged, and when unavoidable due to
the nature of the use shall be decorated by a combination of at least two of the following:
a. Architectural features or details;
b. Artwork;
c. Landscaping.
B. Exception to the BD1 GSFS. The owner of a building in the BD1 zone may apply for an
exception from the restrictions on offices and medical uses within the designated street front
for leasable space meeting all of the following criteria:
1. The space is less than 500 square feet;
2. The space does not contain direct access to the street or sidewalk;
3. The previous use was a nonconforming use (e.g., not retail); and
4. The space has been vacant for a period of more than six months. (Ord. 4333 § 8 (Exh. A),
2023; Ord. 4314 § 43 (Exh. A), 2023; Ord. 4282 § 3 (Exh. 8), 2022; Ord. 3955 § 1 (Att. A), 2014; Ord. 3932 § 6,
2013; Ord. 3918 § 1 (Att. 1), 2013; Ord. 3700 § 1, 2008].
Chapter 16.50
BC - COMMUNITY BUSINESS
16.50.010 Uses.
A. Permitted Primary Uses.
1. Low -density residential buildings, as regulated in LDR-M zone;
2. Retail stores, restaurants, offices and service uses, excluding intense uses, such as
trailer sales, used car lots (except as part of a new car sales and service dealer), and heavy
equipment sales and services;
3. New automobile sales and service;
4. Dry cleaning and laundry plants which use only nonflammable and nonexplosive
cleaning agents;
5. Printing, publishing and binding establishments;
6. Bus stop shelters;
7. Community -oriented open air markets conducted as an outdoor operation and licensed
pursuant to provisions in the Edmonds City Code;
8. Multiple Dwelling Unit(s) and Co•livrng Housing. This use may not be located on the ground
floor of a structure, except as provided in ECDC 16.50.020(B):
9. Churches, subject to the requirements of ECDC 17.100.020
10. Primary and high schools subject to the requirements of ECDC 17.100.050(G) through
l
11. Local public facilities subject to the requirements of ECDC 17.100.050:
12. Neighborhood parks, natural open spaces, and community parks with an adopted
master plan subject to the requirements of ECDC 17.100.070.
B. Permitted Secondary Uses.
1. Limited assembly, repair or fabrication of goods incidental to a permitted or conditional
use;
2. Off-street parking and loading areas to serve a permitted or conditional use;
3. Commuter parking lots in conjunction with a facility meeting the criteria listed under
subsections (C)(11) through 14 of this section, except that the facility may also be located
along a designated transit route in addition to an arterial or collector street;
4. Outdoor dining meeting the criteria of Chapter 17.75 ECDC.
C. Primary Uses Requiring a Conditional Use Permit.
1. Commercial parking lots;
2. Wholesale uses;
3. Hotels and motels;
4. Amusement establishments;
5. Auction businesses, excluding vehicle or livestock auctions;
6. Drive-in businesses;
7. Laboratories;
8. Fabrication of light industrial products;
9. Convenience stores;
10. Day care centers and preschools;
11. Hospitals, convalescent homes, rest homes, and sanitariums;
12. Museums, art galleries, zoos, and aquariums of primarily local concern that do not
meet the criteria for regional public facilities as defined in ECDC 21.85.033;
13. Counseling centers and residential treatment facilities for current alcoholics and drug
abusers;
14. Regional parks and community parks without a master plan subject to the
requirements of ECDC 17.100.070.
D. Secondary Uses Requiring a Conditional Use Permit.
1. Outdoor storage, incidental to a permitted or conditional use;
2. Aircraft landings as regulated by Chapter 4.80 ECC. [Ord. 4333 § 10 (Exh. A), 2023; Ord. 4314
§ 45 (Exh. A), 2023; Ord. 3943 § 1 (Exh. 1), 2013; Ord. 3932 § 4, 2013; Ord. 3627 § 2, 2007; Ord. 3353 § 4,
2001; Ord. 3269 § 2*, 1999; Ord. 3147 § 1, 1997].
* Code reviser's note: Ord. 3269 expired August 13, 2000. For provisions on the outdoor display of
merchandise, see Chapter 17.65 ECDC.
Chapter 16.53
BP - PLANNED BUSINESS
16.53.010 Uses.
A. Permitted Primary Uses.
1. Low -density residential buildings in accordance with the regulations applicable to the
LDR-M zone, Chapter 16.20 ECDC;
2. Business or professional offices or studios;
3. Small-scale retail sales or services not exceeding 5,000 square feet of cumulative space
on a site, such as convenience stores, video stores, barber shops, beauty shops, gift shops,
bookstores, florists/nurseries, dry cleaning stores and laundromats;
4. Artgalleries;
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
(RY
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, including co -living housing. 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;
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].
16.60.030 Site development standards - Design.
A. Screening and Buffering.
1. General.
a. Retaining walls facing adjacent property or public rights -of -way shall not exceed
seven feet in height. A minimum of four feet of planted terrace is required between
stepped wall segments.
b. Tree landscaping may be clustered to soften the view of a building or parking lot,
yet allow visibility to signage and building entry.
c. Stormwater facilities shall be designed to minimize visual impacts and integrate
landscaping into the design.
d. All parking lots are required to provide Type V interior landscaping, consistent with
Chapter 20.13 ECDC.
e. Type I landscaping is required for commercial, institutional and medical uses
adjacent to residential (LDR and RM) zones. The buffer shall be a minimum of 10 feet in
width and continuous in length.
f. Type I landscaping is required for parking areas adjacent to residential (LDR and
RM) zones. The buffer shall be a minimum of four feet in width and continuous in
length.
g. If there is a loading zone and/or trash compactor area next to a residential (LDR and
RM) zone, there shall be a minimum of a six -foot -high masonry wall plus a
minimum width of five feet of Type I landscaping. Trash and utility storage
elements shall not be permitted to encroach within street setbacks or within
setbacks adjacent to the LDR zone. Mechanical equipment, including heat pumps
and other mechanical elements, shall not be placed in the setbacks.
h. Outdoor storage areas for commercial uses must be screened from adjacent
residential (LDR and RM) zones.
2. Parking Lots Abutting Streets.
a. Type IV landscaping, minimum five feet wide, is required along all street frontages
where parking lots, excluding for auto sales use, abut the street right-of-way.
b. For parking lots where auto sales uses are located, the minimum setback area must
be landscaped to include a combination of vegetation and paved pedestrian areas.
c. All parking located under the building shall be completely screened from the public
street by one of the following methods:
Walls that have architectural treatment meeting at least three of the elements listed in
subsection D 2 e of this section;
ii. Type III planting and a grill that is 25 percent opaque; or
iii. Grill work that is at least 80 percent opaque.
B. Parking, Access, and Bicycle Storage Standards.
1. Parking Requirements. Vehicle parking shall be provided as follows:
a. Nonresidential uses, one space per 500 square feet of leasable building space; and
b. Residential uses, an average of 0.75 space per unit that is less than 700 square feet, an
average of 1.25 parking spaces per unit that is between 700 and 1,100 square feet, and
otherwise 1.75 spaces per unit. Parking for co -living housing must meet the requirements
of ECDC 17.50.020(A)(2).
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 (BIMMIM 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:
L One -quarter -mile proximity to a bus rapid transit station and methodology that takes
into account transit -oriented development;
ii. Use of transportation demand management policies, including but not limited to free or
subsidized transit passes for residents and workers;
Ill. 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.
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.
H. The maximum ramp slope may be increased to 20 percent.
iii. A mixture of full and reduced width parking stalls may be provided without
demonstrating the stalls could also be provided at full width dimensions.
10. Drive -Through Facilities. Drive -through facilities such as, but not limited to, banks,
cleaners, fast food, drug stores, and espresso stands, shall comply with the following:
a. Drive -through windows and stacking lanes shall not be located along the facades of
the building that face a street.
b. No more than one direct entrance or exit from the drive -through shall be allowed
as a separate curb cut onto an adjoining street.
11. Pedestrian and Transit Access.
a. Pedestrian building entries must connect directly to the public sidewalk and to
adjacent developments if feasible.
b. Internal pedestrian routes shall extend to the property line and connect to existing
pedestrian routes where applicable. Potential future connections shall also be
identified such that pedestrian access between developments can occur without
walking in the parking or access areas.
c. Where a transit station or bus stop is located in front of or adjacent to a parcel,
pedestrian connections linking the station or stop directly to the development are
required.
d. Pedestrian routes shall connect buildings on the same site to each other.
C. Site Design and Layout. Overall, the design and use of each site shall be based on the
building/street relationship and on the integration of pedestrian features. This will take the
form of either a pedestrian -oriented design area or an alternative walkable design area, as
described in subsections tC1(11 and (2) of this section; provided, that an exceptions process,
pursuant to subsection (QM of this section, may be allowed under the provisions of this
section. Additional site design and layout standards in this section must also be met.
1. Pedestrian -Oriented Design Area. Unless otherwise permitted under subsection (CM or
of this section, development must meet the requirements of this subsection for a
pedestrian -oriented design area.
a. Primary Frontage. At least 50 percent of a building's facade facing the primary public
street shall be located within 20 feet of the property line where the primary street
frontage exists. The illustration below provides an example of this concept. The
requirement does not apply to buildings that are behind another building on the same
lot when the other building has a footprint of at least 3,000 square feet and has met
the requirement. Where site constraints preclude strict compliance with the
requirement, the building line shall be measured one foot behind the line created by
that constraint. On a corner lot or a lot with frontages on multiple streets, the planning
and development director shall determine the primary street frontage considering the
following:
i. The street classification of the adjacent streets;
ii. The prevailing orientation of other buildings in the area;
iii. The length of the block face on which the building is located; or
iv. Unique characteristics of the lot or street.
b. The building must include a prominent pedestrian entry on the primary frontage.
Vehicle parking, other than where permitted for vehicle sales use, shall not be located
within the first 20 feet of the primary street frontage. The first 20 feet of the primary
street frontage may include building space, landscaping, artwork, seating areas,
outdoor displays, and pedestrian and bicycle facilities.
2. Alternative Walkable Design Area Option. An alternative to the pedestrian -oriented design area
requirements of subsection (C1(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.
e. Required amenity spaces, under subsection (cl(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 fQM or 0 of this section may be allowed by the hearing
examiner under a Type III -A decision process to provide for design flexibility that still
encourages pedestrian orientation and efficient land uses when the following criteria are
met:
a. The property is located within 300 feet of a highway interchange and has unique
pedestrian access constraints or is primarily used for motor vehicle sales;
b. The development provides business and pedestrian areas that are near the
primary street frontage and likely to be active throughout the day and evening;
c. The development features a prominent building entry for pedestrian use that is
highly visible and connected by a well -lit walkway from the primary street frontage;
d. At least 25 percent of the required amenity space shall be located to connect the
building to the street in a manner that encourages pedestrian use and include seating,
landscaping, and artwork;
e. Where a site has multiple buildings (excluding accessory utility buildings), 50
percent or more of the required amenity space shall be located between buildings to
allow for shared use;
f. No more than 50 percent of vehicle parking, other than that associated with a
permitted vehicle sales facility use, may be located within 20 feet of the front property
line;
g. One or more buildings on the site must have at least two stories of useable space.
4. Amenity Space. Amenity space is intended to provide residents, employees, and visitors
with places for a variety of outdoor activities.
a. An area equivalent to at least five percent of the building footprint shall be
provided as amenity space. If a vehicle parking area is being added to the site without
the concurrent development of a building of at least 2,000 square feet, amenity space
must be provided to equal at least five percent of the additional parking area.
b. The amenity space shall be outdoor space that incorporates pedestrian -oriented
features, such as, but not limited to, seating, paths, gazebos, dining tables, pedestrian -
scale lighting, and artwork. A minimum of 10 percent of the required amenity space
shall be comprised of plantings, which may include tree canopy areas and other shade
or screening features. Native vegetation is encouraged.
c. The majority of the required amenity space must be provided in one or more of the
following forms:
i. Recreation areas: an open space available for recreation. The area may be
spatially defined by landscaping rather than building frontages. Its surface shall
consist primarily of hardy groundcover or a material conducive to playground or
recreational use. Decorative landscape features, such as flower beds, shall not
comprise more than 15 percent of the total area.
ii. Plazas: an open space available for community gathering and commercial
activities. A plaza shall be spatially defined primarily by either building facades,
with strong connections to interior uses, or close proximity to the public sidewalk,
especially at the intersection of streets. Its surface shall be primarily hardscape;
provided, that trees, shade canopies, and other landscaping, as well as water
features and artwork, may add visual or environmental features to the space.
iii. Squares or courtyards: an open space available for unstructured recreation or
community gathering purposes. A square is spatially defined by building facades
with strong connections to interior uses. Its surface shall be primarily hardscape,
supplemented by trees and other landscaping. Water features and artwork are
optional.
iv. Exception. A community garden may comprise a portion of any amenity space;
provided, that it:
(A) Is located more than 20 feet from a primary street frontage;
(B) Is dedicated to ongoing use by residents of the site, including for growing
edible produce; and
(C) Includes facilities for watering the garden and storing garden supplies.
5. Lighting. All lighting shall be shielded and directed downward and away from adjacent
parcels. This may be achieved through lower poles at the property lines and/or full "cut off'
fixtures.
a. Parking lots shall have lighting poles that are a maximum of 25 feet in height.
Pedestrian paths or walkways and outdoor steps shall have pedestrian -scaled lighting
focused on the travel path. Pole height shall be a maximum of 14 feet, although
lighting bollards are preferred.
b. For pedestrian paths and walkways on internal portions of the site, solar -powered
lighting may be sufficient.
c. Entries shall have lighting for safety and visibility integrated with the
building/canopy.
D. Building Design Standards.
1. General. To provide variety and interest in appearance, the following design elements
should be considered, and a project shall demonstrate how at least four of the elements
will be used to varythe design of the site:
a. Building massing and unit layout;
b. Placement of structures and setbacks;
c. Location of pedestrian and vehicular facilities;
d. Composition and character of open space, plant materials and street trees;
e. Variety in architectural elements, facade articulation, and/or building materials;
f. Roof variation in slope, height and/or materials.
2. Building Design and Massing.
a. Buildings shall convey a visually distinct "base" and "top," which maybe achieved
through differences in massing elements and/or architectural details.
b. The bulk and scale of buildings of over 3,000 square feet in footprint shall be
mitigated through the use of massing and design elements such as facade articulation
and modulation, setbacks, step -backs, distinctive roof lines or forms, and other design
details.
c. Primary Frontage. On the primary frontage, to provide visual connection between
activities inside and outside the building, 50 percent of the building facade between
two and 10 feet in height, as measured from the adjacent sidewalk, shall be comprised
of windows or doors that are transparent, the bottom of which may not be more than
four feet above the adjacent sidewalk. A departure from this standard may be
approved when the facade will not be visible from the public street due to the
placement of other buildings on the site; provided, that the requirements of subsection
(D)(2)(e) of this section shall apply.
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 clead-
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 Ld1 of this section are intended to not display blank, unattractive walls to the
public or to other building tenants. To accomplish this, walls greater than 30 feet in
length shall have architectural treatment that incorporates at least four of the
following elements into the design of the facade:
i. Masonry (except for flat concrete block).
ii. Concrete or masonry plinth at the base of the wall.
iii. Belt courses of a different texture and color.
iv. Projecting cornice.
v. Projecting metal or wood canopy.
vi. Decorative tilework.
vii. Trellis containing planting.
viii. Medallions.
ix. Artwork or wall graphics.
x. Vertical differentiation.
A. 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 § \
17.50.010 Off-street parking required.
A. New Uses or Structures Not Including the Downtown Business Area.
1. Off-street parking facilities which comply with this chapter shall be provided before any
new use is begun, or any new structure is approved for occupancy. A detailed plan and
provisions specifically setting forth the method and location by which the off-street parking
required for the proposed use will be met, whether by construction, a joint use agreement,
or any other method provided by this code, shall be filed and approved in conformance
with the applicable provisions of this code before any building permit is issued.
2. If any change of use occurs, or any addition is built, additional parking spaces to meet
the requirements of this chapter shall be provided.
B. Existing Uses or Structures Not Including the Downtown Business Area.
1. Existing uses or structures shall not be required to comply with the requirements of this
chapter except under subsection (B)(2) or (B)(3) of this section, if they have off-street
parking which complied with applicable regulations at the time the use began or the
structure was occupied.
2. If a change of use takes place, or an addition is built, which increases the number of off-
street parking spaces normally required by this chapter by more than 10 percent but less
than 100 percent, the number of additional off-street parking spaces required by this
chapter for the new use or addition shall be required to be provided in addition to the
number of spaces previously existing. In no case shall the total requirement exceed that
required by this chapter.
3. If a change of use takes place, or an addition is built, which increases the number of off-
street parking spaces normally required by this chapter by 100 percent or more, the full
number of spaces required by this chapter for the new use or the entire altered building
shall be provided.
C. The Downtown Business Area.
1. All new buildings or additions in the downtown business area shall provide parking at a
flat rate of one parking stall for every 500 square feet of gross floor area of building. If it is
a mixed use or residential building, the portions of the building used exclusively for
residential uses shall only be required to provide parking at one stall per dwelling unit. For
co -living housing see ECDC_t 7.50.020(A)(2). For purposes of this chapter, "residential uses"
shall refer to lobbies, stairwells, elevators, storage areas and other similar features.
2. All existing and new uses in existing buildings are considered to comply with the
parking requirements set forth in this chapter of the code.
D. Electric Vehicle (EV) Charging Infrastructure Parking Standards. See Chapter 17.115 ECDC for
parking standards relating to electric vehicle (EV) charging infrastructure. [Ord. 4251 § 2 (Exh. A),
2022; Ord. 4140 § 2, 2019; Ord. 3496 § 2, 2004].
17.50.020 Parking space requirements.
(Refer to ECDC 17.50.010(Cl 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:
Required parking
Type of multiple
spaces per dwelling
dwelling unit
unit
Studio
1.2
1 bedroom
1.5
2 bedrooms
1.8
3 or more
2.0
bedrooms
2 Co -living housing: 0.25 e�eingunit No off-street parking is required for co -living
units within one-half mile walking distance of a major transit stop as defined in RCW
36.70A.030.
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;
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;
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].
Chapter 16.77
OR - OFFICE -RESIDENTIAL
16.77.010 Uses.
A. Permitted Primary Uses. Any combination of the following uses is permitted:
1. Single-family dwellings.
2. Office uses.
3. Multiple dwelling unit(s).
4. Co -living housing
5.4 Neighborhood parks, natural open spaces, and community parks with an adopted
master plan subject to the requirements of ECDC 17.100.070.
B. Permitted Secondary Uses.
1. Off-street parking and loading areas to serve a permitted or conditional use.
2. All permitted secondary uses allowed in the RS - Single Family Residential zone, as
listed in ECDC 16.20.010(B).
C. Primary Uses Requiring a Conditional Use Permit.
1. Local public facilities subject to the requirements of ECDC 17.100.050. [Ord. 3619 § 1,
20061.
Chapter 21.00
DEFINITIONS - GENERAL
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
house
21.10.040
Building.
21.10.050
Building area.
21.10.060
Building envelope.
21.10.070
Building line.
21.10.008 Bed and breakfast.
Abed 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 a form of- -li inr, housm . 1@eard1c3g
#ease. 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 § s, 2012].
21.1 8-039—Benrdk% 4euse.
�eaFdu�g br�as��{uzg araitia wk
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.
21.15.035
Repealed.
21.15.036
Co -living housing
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.
2 45 095
Eo:.gregaEe car4-facility:
21.15.100
Corner lot.
21.15.105 Cottage housing.
21.15.108 Courtyard apartments.
21.15.110 Coverage.
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,
fardit es, co -living housing. day care facilities, fraternities, foster homes, halfway houses, home
occupations, hospitals, des, retirement homes, sororities, or similar medical,
hospice, or care uses. [Ord. 3353 § 14, 2001].
21.15.036 Co -living housing.
Co -living housings a resi n ial development with sleeping units that are Independently
rented and lockable and provide living and sleeping space and residents must share kitchen
facilities and may share bathroom facilities with other sleeping units in the building For
purposes of calculating unit denim a sleeping unit in co -living housing is no more than one
nuartPr of a dwelling unit. Co -living units may not include rooms that allow tenancies for less
han 30 calendar
Commented [RH1]: Redundant if added eL.ewh.r.
21-.15-.095 Congregate care faE44y-.
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 a room or part of a room which is used intended or designed to be used by
preparing food A kitchen includes facilities or utility. hookups for facilities sufficient to prepare,
gook and store food and wash dishes including at a minimum countertops a kitchen -style
sink, space and utilities sufficient for a gas or 220/24av electric stove and oven. and a
refrigerator. Ay-ree
Chapter 21.85
"R" TERMS
Sections:
21.85.010 Rear lot line.
21.85.015 Rainwater collection tank.
21.85.020 Rearsetback.
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.
21.85.050 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.
2-"5.090 Rooming hn,,Re-.
a+�s a�ar�iag he�se
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).
21.90.090
Site.
21.90.093_
Sleeping unit_
21.90.095
Small animal hospital.
21.90.100
Sorority.
21.90.101
Specified anatomical areas.
21.90.102
Specified sexual activities.
21.90.110
Story.
21.90.120
Street.
21.90.130
Street lot line.
21.90.140
Street setback.
21.90.150
Structure.
21.90.160
Structural alterations.
21.90.170
Subdivision.
21.90.093 Sleeping unit.
Sleeping unit is an independently rented or owned and lockable unit that provides living and
sleeping space and either sanitation or kitchen facilities but not both. Such rooms and space
that are also part of a dwelling unit are not sleeping units Sluing units must have a
minimum of 70 square feet, excluding k jth n ant- pathrogm facili i .
Chapter 24.90
DEFINITIONS
24.90.030 Definitions - G to O.
A. "Gabions" means structures composed of masses of rocks, rubble or masonry held tightly
together, usually by wire mesh, so as to form blocks or walls; sometimes used on heavy erosion
areas to retard wave action or as foundations for breakwaters orjetties.
B. "Geotechnical report" or "geotechnical analysis" means a scientific study or evaluation
conducted by a qualified expert that includes a description of the ground and surface hydrology
and geology, the affected land form and its susceptibility to mass wasting, erosion, and other
geologic hazards or processes, conclusions and recommendations regarding the effect of the
proposed development on geologic conditions, the adequacy of the site to be developed, the
impacts of the proposed development, alternative approaches to the proposed development,
and measures to mitigate potential site -specific and cumulative geological and hydrological
impacts of the proposed development; including the potential adverse impacts to adjacent and
down -current properties. Geotechnical reports shall conform to accepted technical standards
and must be prepared by qualified professional engineers or geologists who have professional
expertise in both regional and local shoreline geology and processes.
C. "Government facility" means the movement or redistribution of the soil, sand, rock, gravel,
sediment, or other material on a site in a manner that alters the natural contour of the land.
D. "Grading' means the movement or redistribution of the soil, sand, rock, gravel, sediment, or
other material on a site in a manner that alters the natural contour of the land.
E. "Haines Wharf' means Lots 7 through 11 in the plat of Meadowdale Tidelands.
F. "Hotel" means any building containing five or more separately occupied rooms that are
rented out for sleeping purposes. A central kitchen and dining room and interior accessory
shops and services catering to the general public can be provided. Not included are co -living
housing facilities, or institutions housing persons under legal restraint or requiring medical
attention or care.
G. "Improvement' means any structure or manmade feature.
H. "Inner harbor line" means the line designated as such by the State Harbor Line Commission
pursuant to Article XV, Washington State Constitution.
I. "Land surface modification" means the clearing or removal of trees, shrubs, ground cover
and other vegetation, and all grading, excavation and filling of materials. The removal of
overhanging vegetation and fire hazards as specified in ECDC 23.10.040(C) shall not be deemed
to be land surface modifications.
1. "Landscaping' means the planting, removal and maintenance of vegetation along with the
movement and displacement of earth, topsoil, rock, bark and similar substances done in
conjunction with the planting, removal and maintenance of vegetation.
K. "Landward" means upland from the ordinary high watermark
L. "Lot' means a single tract of land legally created as a separate building site with frontage on
a street or access easement. For purposes of this code the area of the lot used to calculate lot
area shall be the area of the lot which is upland of the OHWM and adjoining lots under
common ownership which were created without subdivision or short subdivision approval from
applicable city or county governments. This lot area shall be considered as one lot and subject
to the regulations contained herein. The terms of this section shall apply regardless of whether
the individual adjoining lots meet current zoning requirements.
M. "Low impact development (LID)" means a stormwater and land use management strategy
that strives to mimic predisturbance hydrologic processes of infiltration, filtration, storage,
evaporation and transpiration by emphasizing conservation, use of on -site natural features, site
planning, and distributed stormwater management practices that are integrated into a project
design.
N. "LID principles" means land use management strategies that emphasize conservation, use
of on -site natural features, and site planning to minimize impervious surfaces, native vegetation
loss, and stormwater runoff.
O. "Low impact development best management practices" means distributed stormwater
management practices, integrated into a project design, that emphasize predisturbance
hydrologic processes of infiltration, filtration, storage, evaporation and transpiration. LID BMPs
include, but are not limited to, bioretention/rain gardens, permeable pavements, roof
downspout controls, dispersion, soil quality and depth, vegetated roofs, minimum excavation
foundations, and water reuse.
P. "Marine launcher" means a mechanical device that can hoist vessels off trailers and
transport them into the water and often is associated with dry land moorage facilities.
Q. "Master plan" means a complete development plan for the subject property showing
placement, dimensions and uses of all structures as well as streets and other areas used for
vehicular circulation.
R. "Mean sea level" means the level of Puget Sound at zero tide as established by the U.S. Army
Corps of Engineers.
S. "Minor appurtenant building' means minor buildings associated with overwater structures
including but not limited to the following: storage buildings less than 150 square feet in area,
ferry terminal passenger shelter, covered moorage, etc.
T. "Mixed use developments" are shoreline developments which combine more than one
separate but related activity into a coordinated package. Activities usually include one or more
water -dependent uses with non -water -dependent uses. Drive-in businesses are not permitted.
U. "Modification" means an action undertaken in support of or in preparation for a shoreline
use that modifies the physical configuration or qualities of the shoreline area.
V. "Moorage" means a place to tie up or to anchor a waterborne craft.
W. "Mooring buoy' means a floating object anchored to the bottom of a water body that
provides tie-up capabilities for waterborne craft.
X. "Moorage facility' means a pier, dock, dolphin, buoy or other structure providing docking or
moorage space for waterborne craft.
Y. "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.
Z. "Multimodal terminal (facility)' means a terminal (facility) designed for the co -location of
transportation loading and unloading by multiple forms of transportation including land, water
or rail.
AA. "Nonconformance" means any use, structure, lot, condition, activity, or any other feature
or element of private property or the use or utilization of private property that does not
conform to any of the provisions of this code or that was not approved by the city through the
appropriate decision -making process required under this code and/or was established prior to
the original Edmonds shoreline master program.
BB. "Normal appurtenances" include a garage; deck; driveway; utilities; fences; installation of a
septic tank and drainfield and grading which does not exceed 250 cubic yards and which does
not involve placement of fill in any wetland or waterward of the ordinary high water mark. Local
circumstances may dictate additional interpretations of normal appurtenances which shall be
set forth and regulated within the applicable master program.
CC. "Office (use)" means a place of employment in a building or separately defined space
within a building providing services other than production, distribution or sale or repair of
goods or commodities. The following is a nonexclusive list of office uses: accounting,
architectural, engineering, consulting or other similar professional services; management,
administrative, secretarial, marketing, advertising, personnel or other similar personnel
services; sales offices where no inventories or goods are available on the premises; real estate
insurance, travel agent, brokerage or other similar services. The following uses are specifically
excluded from the definition of office: medical, dental, or other health care; veterinary; banks,
loan companies and similar financial institutions.
DD. "Off-street parking' means motor vehicle parking facilities within the lot area of a private
lot or public lot established for that purpose.
EE. "Official newspaper of the city' means the publication designated by ordinance or
resolution to contain official newspaper publications for the city government.
FF. "Official notification boards of the city' means the bulletin boards in the public areas of the
city of Edmonds Community Services Building, the Edmonds Main Post Office Branch, and the
Edmonds Public Library.
GG. "OHWM" means ordinary high water mark (see subsection (11) of this section).
HH. "Open space" means land not covered by buildings, roadways, parking areas or other
surfaces through which water cannot percolate into the underlying soils.
II. "Ordinary high water mark' on all lakes, streams, and tidal water is that mark that will be
found by examining the bed and banks and ascertaining where the presence and action of
waters are so common and usual, and so long continued in all ordinary years, as to mark upon
the soil a character distinct from that of the abutting upland, in respect to vegetation as that
condition existing on June 1, 1971, as it may naturally change thereafter, or as it may change
thereafter in accordance with permits issued by the city of Edmonds or the Department of
Ecology; provided, that in any area where the ordinary high water mark cannot be found, the
ordinary high water mark adjoining salt water shall be the line of mean higher high tide and the
ordinary high water mark adjoining fresh water shall be the line of mean high water.
JJ. "Oriented" means facing or directed toward.
KK. "Outer harbor line" means the line designated as such by the State Harbor Line
Commission pursuant to Article XV, Washington State Constitution. [Ord. 4333 § 32 (Exh. A), 2023;
Ord. 4072 § 1 (Att. A), 2017].
Everett Daily Herald
Affidavit of Publication
State of Washington }
County of Snohomish } ss
Michael Gates being first duly sworn, upon
oath deposes and says: that he/she is the legal
representative of the Everett Daily Herald a
daily newspaper. The said newspaper is a legal
'=-newspaper by order of the superior court in the
county in which it is published and is now and
has been for more than six months prior to the
date of the first publication of the Notice
.1,hereinafter referred to, published in the English
language continually as a daily newspaper in
' i. Snohomish County, Washington and is and
0glways has been printed in whole or part in the
Everett Daily Herald and is of general
circulation in said County, and is a legal
newspaper, in accordance with the Chapter 99
of the Laws of 1921, as amended by Chapter
213, Laws of 1941, and approved as a legal
newspaper by order of the Superior Court of
Snohomish County, State of Washington, by
order dated June 16, 1941, and that the annexed
is a true copy of EDH1023322 ORD 4413-4414 as
it was published in the regular and entire issue
of said paper and not as a supplement form
thereof for a period of 1 issue(s), such
publication commencing on 11/28/2025 and
'ending on 11/28/2025 and that said newspaper
was regularly distributed to its subscribers
during all of said period.
The amour of the fee for such publication is
$32.68.
Subscribed and sworn before me on this `�Q���ssion c�} ��������
-- day of �P r o lea_✓_ . � ' V NpTAF }•
w2� N:o PUBLIC
o
tiUmbe( �30' C�,�����•
Notary Public in and for the State of
Washington.
Cay of Edmonds -LEGAL ADS 1 14101416
EMILY VILLAIA
Classified Proof
ORDINANCE SUMMARY
of the�iy of mon s, as ngton
On the 25m day of November, 2o25, the Clty Council of the City of
Edmonds, passed Me fogovdng Ordinances, the summary of said
ordinances consisting of titles is ovieed as follows:
RDINAN E NO 4413
AN ORDINANCE F THE CITY OF EDMONDS.
WASHINGTON, PROVIDING FOR THE ANNUAL TAX LEVY
BY INCREASING THE REGULAR PROPERTY TAX LEVY AT
101 % OF THE CURRENT LEVY LIMIT.
OR INAD:CE NO .4+4
AN ORDINANCE�H CITY OF EDMONDS.
WASHINGTON, ADOPTING AMENDMENTS TO THE
EDMONDS CITY CODE AND EDMONDS COMMUNITY
DEVELOPMENT CODE RELATED TO CO -LIVING
HOUSING
DATED this 25TH Day of November, 2025
DEPUTY CITY CLERK, EMILY VILLATA
Published: November 28, 2025, EOH1023322
Proofed by Pospical, Randie, 12/02/2025 09:23:50 am Page: 2