Ordinance 34020006.90000
WSS /gjz
6/27/02
ORDINANCE NO. 3402
AN ORDINANCE OF THE CITY OF EDMONDS,
WASHINGTON, AMENDING THE PROVISIONS OF THE
EDMONDS COMMUNITY DEVELOPMENT CODE TO
ADOPT A NEW CHAPTER 16.75 MP- MASTER PLAN
HILLSIDE MIXED USE ZONE, REFINING KING COUNTY'S
DESIGNATION REQUEST TO THE 2003 COMPREHENSIVE
PLAN REVIEW PROCESS, AND FIXING A TIME WHEN THE
SAME SHALL BECOME EFFECTIVE.
WHEREAS, the City has received the recommendation of its Planning Board,
recommending adoption of zoning provisions establishing a Master Plan process for hillside
mixed use development; and
WHEREAS, after public hearing, the City Council deems the amendment to be in
the public interest; and
WHEREAS, the request of King County to incorporate amendments to the
provisions in order to permit use of the Master Plan hillside mixed use zone for a secondary
sewage treatment plant are currently not envisioned by, and therefore in conflict with the
Comprehensive Plan of the City of Edmonds; and
WHEREAS, King County has failed to properly docket Comprehensive Plan
changes in accordance with the Growth Management Act and the ordinances of the City of
t
Edmonds for fiscal year 2002, and
WHEREAS, the City Council declines to proceed with amendment of its
provisions given the conflict with the City's Comprehensive Plan the lack of adequate public
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comment and review, and the review and recommendation of its Planning Board, NOW,
THEREFORE,
THE CITY COUNCIL OF THE CITY OF EDMONDS, WASHINGTON, DO
ORDAIN AS FOLLOWS:
Section 1. The Edmonds Community Development Code is hereby amended by
the adoption of a new Chapter 16.75 MP — Master Plan Hillside Mixed Used to read as follows:
16.75.000 MP- Master Plan Hillside Mixed Use Zone
This chapter establishes the hillside mixed use zoning district
comprised of two distinct zoning categories which are identical in
all respects except as specifically provided for in 16.75.000 and
16.75.020 ECDC.
16.75.005 Purpose
The MP1 and MP2 zones have the following specific purposes in
addition to the general purposed for business and commercial
zones listed in Chapter 16.40 ECDC:
A. To reserve an area where potential exists for planned
development that can benefit the public by providing new tax
revenue;
B. To reserve an area where a mix of land uses can take
advantage of site conditions and water views;
C. To permit construction in accordance with a Master Plan
concept and site design that is visually pleasing; and
D. To promote a mix of residential, commercial, and other
uses in a manner that is consistent with the city's comprehensive
plan, and with the Downtown Waterfront Plan that has been
adopted as a part of the comprehensive plan. The mix of uses is
contemplated to occur throughout the MP 1 and MP2 zones; mixed -
use development is not required on any specific parcel of land.
E. To encourage visual access to the water for the public from
public spaces within the development.
F. The height limit and calculations procedures established for
the MP1 and MP2 zones have been adopted after full consideration
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of the topographical constraints of sites within the zones.
Variances are not available under current City code provisions in
order to make more profitable use of a property. In adopting these
provisions, the City Council has specifically provided for, and
made allowances for, the site constraints and topographical
features inherent in development of the designated MP 1 and MP2
sites. Therefore, no other height variance would typically be
available absent a special showing of constraints unanticipated on
the date of adoption of this ordinance.
16.75.010 Uses.
A. Permitted primary uses in MP I:
1. Multi- family Residential
2. Office
3. Hotels/Motels
4. Restaurants, excluding drive -in businesses
5. Local Public Facilities as defined in ECDC
21.55.007
6. Mixed Use Development for any use permitted in
this zone
7. Secondary Service and Retail Uses to the primary
use, but excluding trailer sales and service, car lots, heavy
equipment sales and service, and any other retail activity that relies
primarily on outdoor display of merchandise.
8. Conference/Performing Arts Center
9. Day Care
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 Primary uses in MP2:
1. All uses permitted in 16.75.010(A), except that
residential use is prohibited on the ground floor of any building.
2. Neighborhood oriented retail uses intended to
support other uses in the immediate are, but excluding trailer sales,
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car lots, heavy equipment sales and service, and any other retail
activity that relies primarily on outdoor display of merchandise
3. Service uses as a primary use intended to support
other uses in the immediate area, but excluding trailer, car, boat
and equipment services
4. Multimodal transportation center
5. Educational facilities.
C. Permitted secondary uses in MP 1 and MP2:
1. Off - street surface parking and structured parking to serve a
permitted use
2. Shared parking facilities to serve more than one
permitted use
3. Off - street loading facilities to serve a permitted use.
D. Uses requiring a Conditional Use Permit
1. Buildings or structures that exceed the maximum
height limit. This permit shall be limited to the approval of a
"landmark" building or structure. Not more than one such
landmark structure shall be permitted for each zone.
2. A, landmark structure is defined as a building or
structure intended to provide an architectural signature for a
location within the MP 1 and MP2 Master Plan areas. The
landmark structure shall not be used for general commercial or
residential purposes above the normal height limits established for
the zone, but may be used for public purposes, or purposes which
benefit the Edmonds community, including but not limited to:
a. Public viewing areas or platforms;
b. Restrooms;
C. To house, in interior space, wireless communication
facilities permitted pursuant to ECDC Chapter 20.50; and to
incorporate antennae and wireless communication facilities in the
fagade of the landmark structure, if such incorporation can be
accomplished in accordance with the architectural design approved
by the City's Architectural Design Board in a way which is not
intrusive and otherwise incorporated within the architectural
design of the structure;
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D. Public safety purposes;
E. As public art or architectural detail; or
F. For other similar public purposes approved as a part of the
Master Planning process.
In no event shall a landmark structure exceed 48 feet in height.
16.75.020 Site Development Standards
A. Any development located in MP1 or MP2 zones shall be
subject to design review in accordance with Chapter 20.10 ECDC.
B. Table. Except as hereinafter provided, development
requirements shall be as follows:
Insert Exhibit A incorporated by this reference as fully as if
herein set forth.
C. Signs, parking, and Design Review. See Chapters 17.50,
20.10 and 20.60 ECDC.
D. Master Plan Required.
1. No development shall be permitted in an MP1 or
MP2 zone unless a Master Plan has been prepared, identifying
potential land uses and densities as set forth in 16.75.020(D)(2).
2. A Master Plan shall describe the land use
parameters and relationships to guide future site development. The
plan shall, in a general manner, define the site layout by showing
development areas b type of use, circulation patterns, site access,
residential densities (if applicable) maximum square footage of
non - residential uses (if applicable), and any open space areas and
buffers. The plan shall also illustrate the relationship between the
site and adjoining properties. Any single Master Plan proposal
submitted to the City for approval shall include a mix of uses for
the overall area included in the Master Plan application. A mix of
uses is not required for any single phase of development within an
approved Master Plan.
3. All property identified in the Master Plan shall be
developed in a manner consistent with the provisions of the Master
Plan.
4. It is intended that site layouts, the range and
intensity of uses, access, and circulation shall be depicted in both
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graphic and narrative form in a general manner. Subsequent to the
adoption of a Master Plan, more detailed site and design
information shall be submitted for review in accordance with
Chapter 20.10 ECDC. The applicant also has the option of
submitting a Master Plan concurrently with a specific site design.
Other necessary applications, such as subdivision, Binding Site
Plan (BSP), or Planned Residential Development (PRD), may also
be submitted concurrently. If submitted concurrently, the city shall
review the applications concurrently. However, not site design or
other approval shall be granted until such time as the Master Plan
is approved.
5. A Master Plan may be approved as a comprehensive
plan amendment, a Planned Residential Development (PRD), or as
a contract rezone. The planning advisory board and City Council
shall review and act upon a proposed Master Plan in accordance
with the provisions of 20.100.020 and 20.100.030 ECDC, except in
the case of a PRD, which shall be reviewed in accordance with the
provisions of 20.35 ECDC.
Section 2. The request of King County for consideration of certain amendments
to its zoning code are hereby referred to the staff for docketing in accordance with the provisions
of ECDC Chapter 20 in planning year 2003, if, but only if, King County properly submits its
request in accordance with the requirements of ECDC 20.00.00 et seq.
Section 3. 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:
mAY,6R GAVICkAENSON
ATTEST /AUTHENTICATED:
L� . / e
'CITY CLERK, SANDRA S. CHASE
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APPROVED AS TO FORM:
OFFICE OF THE CITY ATTORNEY:
BY ) 5�&&
W. SCOTT SNYDER
FILED WITH THE CITY CLERK: 06/28/2002
PASSED BY THE CITY COUNCIL: 07/02/2002
PUBLISHED: 07/10/2002
EFFECTIVE DATE: 07/15/2002
ORDINANCE NO. 3402
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SUMMARY OF ORDINANCE NO. 3402
of the City of Edmonds, Washington
On the 2„d day of July, 2002, the City Council of the City of Edmonds, passed
Ordinance No. 3402. A summary of the content of said ordinance, consisting of the title,
provides as follows:
AN ORDINANCE OF THE CITY OF EDMONDS, WASHINGTON, AMENDING THE
PROVISIONS OF THE EDMONDS COMMUNITY DEVELOPMENT CODE TO ADOPT A
NEW CHAPTER 16.75 MP- MASTER PLAN HILLSIDE MIXED USE ZONE, REFINING
KING COUNTY'S DESIGNATION REQUEST TO THE 2003 COMPREHENSIVE PLAN
REVIEW PROCESS, AND FIXING A TIME WHEN THE SAME SHALL BECOME
EFFECTIVE.
The full text of this Ordinance will be mailed upon request.
DATED this 3`d day of July, 2002.
CITY CLERK, SANDRA S. CHASE
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EXHIBIT A
Sub
Minimum
Minimum
Minimum
Minimum
Minimum
Maximum
Maximum
Maximum
Minimum
District
lot area
lot width
street
side
rear
height
coverage
floor
lot area
setback
setback'
setback2
N
Area
per
dwelling
unit
-S.F.)
MP1
none
none
15'
10'
15'
35'4.5
456
3 sq.
2,400
ft. /s.f. of
lot area
MP2
none
none
none
none
none
35'7
75
4
2,400
sq.ft. /s.f.
of lot
area
1 For residential buildings, setbacks apply to exterior lot line only, and not to any interior lot lines within a
development.
2 See Footnote 1.
3 The Maximum floor area is intended to limit the size of non - residential development only. In the case of
a mixed -use development that includes residences, the Maximum Floor Area calculation shall be applied to
the residential use as well.
4 Roof may extend up to five feet above the state height limit if designed as part of an approved modulated
design in accordance with 20.10. ECDC.
5 Building height may be calculated separately for each clearly separated portion of a building as illustrated,
but not limited to, Figures A, B and C.
6 Total lot coverage for the entire site covered by an adopted master plan within the MP 1 zone cannot
exceed 45 %. Lot coverage for the individual building lots within the area covered by the master plan
cannot exceed 75 %. Individual lots may not be able to achieve the 75% maximum lot coverage due to
compliance with master plan and code requirements that address such issues as circulation, open space,
topography, buffers, and critical areas.
7 The maximum height may be increased to 45 feet with the approval of a conditional use permit, if the
application is filed in conjunction with or after the approval of a multimodal transportation center within or
adjacent to the MP 2 zone.
Figure A:
A building is considered to have two or more clearly separated portions when each portion is
.separated by a. one (1) -story high (10 -foot minimum) space above a plaza or roof. Multiple
floors above the plaza may be connected. by an open -air Bridge no wider than 10' — V. Building
height would be calculated using the centerline of the plaza or roof as one edge of the rectangle
used to average existing grade elevations. See figure below.
Figure 13.
A building is considered to have two or more clearly separated portions when the line of tb.e roof
changes (a vertical shift). Building height would be calculated using the centerline of the Wall
below the shift in roof heights as, one edge of the rectangle used to average existing grade
elevations. See figure below:
( WSS520870.DOC;1 /00006.900000/)
Figure C:
A building is considered to have two or more clearly separated portions when the floor plates
shift (a horizontal shift). Building height would be calculated using the centerline of the wall
along the shift in floor plates as one edge of the rectangle used to average existuxg grade
elevations. Sce figure below;
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Affidavit of Publication
STATE OF WASHINGTON, l
COUNTY OF SNOHOWSH f
S.S.
SUMMARY OF ORDINANCE NO. 3402
o the ityo mon s, Was mgton
On the 2nd day of July, 2002, the City Council of the
No. 3402. A
City of Edmonds, passed Ordinance
summary of the content of said ordinance, consisting of
The undersigned, being first duly sworn on oath deposes and says that she is
AN the title, pRrowdes as follows:
WASHINGTON AMENDING HE PROVISIONS OF
k THE EDMONDs COMMUNITY DEVELOPMENT
Principal Clerk of THE HERALD, a daily newspaper printed and published
CODE TO ADOPT A NEW CHAPTER 16.75 MP- S
1 MASTER PLAN HILLSIDE MIXED USE ZOI -
INN KI N%. —COUNT—S Uhtftz I
in the City of Everett, County of Snohomish, and State of Washington; that
REQUEST TO THE 2003 COMPREHENSIVE PLAN h
REVIEW PROCESS, AND FIXING A TIME WHEN
THE SAME SHALL BECOME EFFECTIVE. I
said newspaper is a newspaper of general circulation in said County and
The full text of this Ordinance will be mailed upon I
request. I{
DATED this 3rd da ,of u&200SANDRA S. CHASE C
State; that said newspaper has been approved as a legal newspaper by order
Published: July 10, 200002.
of the Superior Court.of Snohomish County and that the notice
City of Edmonds
Summary of Ordinance No. 3402
a printed copy of which is hereunto attached, was published in said newspaper
proper and not in supplement form, in the regular and entire edition of said
,paper on the following days and times, namely:
July 10, 2002
and that said newspaper was regularly distributed to its subscribers during
all of said period.
Subscribed and sworn to before me this 10th
day of July, 2002
Notary Public in and for
Everett, Snohomish Cou
Principal Clerk
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�?I NOTARV
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EDMONDS CITY CLERK