2024-04-10 Planning Board PacketOF EDA'
v ti Agenda
Edmonds Planning Board
REGULAR MEETING
BRACKETT ROOM
121 5TH AVE N, CITY HALL- 3RD FLOOR, EDMONDS, WA 98020
APRIL 10, 2024, 7:00 PM
REMOTE MEETING INFORMATION:
Meeting Link: https://edmondswa-
gov.zoom.us/s/87322872194?pwd=WFdxTWJIQmxITG9LZkc3 KOhuS014QT09 Meeting ID: 873 2287
2194 Passcode:007978
This is a Hybrid meeting: The meeting can be attended in -person or on-line. The physcial
meeting location is at Edmonds City Hall 121 5th Avenue N., 3rd floor Brackett R000m
Or Telephone :US: +1 253 215 8782
LAND ACKNOWLEDGEMENT FOR INDIGENOUS PEOPLES
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.
1. CALL TO ORDER
2. APPROVAL OF MINUTES
A. Approval of Minutes
3. ANNOUNCEMENT OF AGENDA
4. AUDIENCE COMMENTS
For topics not scheduled for a public hearing. Please limit your comments to 3 minutes
S. ADMINISTRATIVE REPORTS
6. PUBLIC HEARINGS
7. UNFINISHED BUSINESS
8. NEW BUSINESS
A. Accessory Dwelling Unit Code Update (AMD2023-0008):
9. SUBCOMMITTEE REPORT
10. PLANNING BOARD EXTENDED AGENDA
A. Extended Agenda
Edmonds Planning Board Agenda
April 10, 2024
Page 1
11. PLANNING BOARD MEMBER COMMENTS
12. PLANNING BOARD CHAIR COMMENTS
13. ADJOURNMENT
Edmonds Planning Board Agenda
April 10, 2024
Page 2
2.A
Planning Board Agenda Item
Meeting Date: 04/10/2024
Approval of Minutes
Staff Lead: Mike Clugston
Department: Planning Division
Prepared By: Michael Clugston
Background/History
N/A
Staff Recommendation
Approve draft meeting minutes for March 27th.
Narrative
N/A
Attachments:
PB 03272024 draft
Packet Pg. 3
2.A.a
CITY OF EDMONDS PLANNING BOARD
Minutes of Hybrid Meeting
March 27, 2024
Chair Mitchell called the hybrid meeting of the Edmonds Planning Board to order at 7:00 p.m. at Edmonds City
Hall and on Zoom.
LAND ACKNOWLEDGEMENT FOR INDIGENOUS PEOPLES
The Land Acknowledgement was read by Board Member Golembiewski.
Board Members Present
Jeremy Mitchell, Chair
Lauren Golembiewski, Vice Chair
Judi Gladstone
Richard Kuehn
Susanna Martini
Nick Maxwell
Board Members Absent
None
Staff Present
Susan McLaughlin, Development Services Director
Mike Clugston, Acting Planning Manager
Navyusha Pentakota, Urban Design Planner (online)
Jeff Levy, Senior Planner (online)
ANNOUNCEMENT OF AGENDA
THERE WAS UNANIMOUS CONSENT TO APPROVE THE AGENDA.
AUDIENCE COMMENTS
Samuel, Edmonds resident, expressed concern about the high -density rezoning proposal. He feels that Olympia
is trying to turn Edmonds into a slum with mass housing and high density. He doesn't want Edmonds to turn
into another Shoreline or Ballard. He is concerned about Olympia pushing this by trying to defund Edmonds
and basically take over all zoning regulations. He hopes there is pushback on this.
Roger Pence said he was very heartened by the involvement in the Saturday event. He is glad to see a greater
degree of respect being shown to the Planning Board and attributes this to the new mayor. Regarding the
Comprehensive Plan, he likes the idea of neighborhood hubs but noted that 15th and Edmonds Way was
overlooked as a hub. He commented that the way RM zoning is structured drives large apartment units. They
could get a lot more units out of the RM zone without increasing the size of the building envelope by allowing
the units to be a little smaller.
READING/APPROVAL OF MINUTES
Planning Board Meeting Minutes
March 27, 2024 Pagel of 5
Packet Pg. 4
2.A.a
MOTION MADE BY VICE CHAIR GOLEMBIEWSKI, SECONDED BY BOARD MEMBER
MARTINI, TO APPROVE THE MINUTES OF MARCH 6 RETREAT AS PRESENTED. MOTION
PASSED (3-0).
AYES: MITCHELL, GOLEMBIEWSKI, MAXWELL
NOES: NONE
ABSTAIN: KUEHN, GLADSTONE, MARTINI
Board Member Maxwell requested addition of his comments about sticking with the more restrictive
requirements and revisiting them when the new guidelines come out in 2 or 3 years. He also requested that roll
call vote counts be added to the minutes. He wanted it to be made clear that he voted against the final motion.
MOTION MADE BY BOARD MEMBER MAXWELL TO ADD THE CONVERSATION AND HIS
COMMENTS ABOUT THE AQUIFER REGULATIONS. THE MOTION TO AMEND WAS
SECONDED BY BOARD MEMBER KUEHN AND APPROVED UNANIMOUSLY (6-0).
AYES: ALL
MOTION MADE BY BOARD MEMBER GLADSTONE, SECONDED BY VICE CHAIR
GOLEMBIESWSKI, TO APPROVE THE MINUTES AS AMENDED AND WITH THE
AMENDMENTS REFERENCED IN BOARD MEMBER GLADSTONE'S EMAIL AND IN THE
DISCUSSION. THE MARCH 13, 2024 MINUTES WERE UNANIMOUSLY APPROVED AS
AMENDED (6-0).
AYES: ALL
The group debated how much detail they would like the minutes to contain going forward.
MOTION MADE BY VICE CHAIR GOLEMBIEWSKI, SECONDED BY BOARD MEMBER
GLADSTONE, TO ASK THE STENOGRAPHER TO PROVIDE SUMMARY MINUTES WITH
THE ONLY ATTRIBUTION BEING IN THE MOTIONS AND THAT THE VOTES BE ROLL
CALL. THE MOTION PASSED UNANIMOUSLY (6-0).
AYES: ALL
UNFINISHED BUSINESS
A. Comprehensive Plan Growth Alternatives Recommendation
Director McLaughlin made a presentation regarding conceptual growth alternatives for the Comprehensive
Plan. She shared information about how they got to the centers and hubs. There was some discussion about why
Highway 99 was not included when looking at where to put the needed housing units and how Highway 99 has
already accounted for a significant amount of the growth targets. There is also a desire to rebalance the growth
allocation away from Highway 99.
Director McLaughlin summarized feedback received from the citywide forum and online open house to date.
Some new ideas were presented related to exploring new hubs; making the International District a neighborhood
hub; creating the medical district as a "New Edmonds Uptown' ; and focusing growth centers around schools.
When looking at the alternatives, online survey results showed more support for a distributed approach
Planning Board Meeting Minutes
March 27, 2024 Page 2 of 5
Packet Pg. 5
2.A.a
(Alternative B) but the most responses indicated "Not sure yet". There was discussion about possible reasons
why people would have selected that option including not being able to distinguish between Alternatives A and
B and not preferring either of the alternatives because of conceptual reasons or because of concerns about the
number of stories. Director McLaughlin reviewed ways they could modify both alternatives to limit the height
to four stories without expanding the areas because they would be removing the 8% buffer and the incentive
option resulting in larger developable lot areas. The difference between the two alternatives was reviewed as
well as the difference between the alternatives and existing height limits. The policy framework used to support
compact, mixed -use development was reviewed including PSRC's Multi County Planning Policies, Snohomish
County Planning Policies, and existing Comprehensive Plan policy direction.
There was discussion about how to potentially adjust the alternatives to align with the feedback received and
also get the best use out of the Draft Environmental Impact Study (DEIS). It was emphasized that the end result
will likely be a combination of A and B, and the group was not deciding on one of the alternatives now. Various
topics were discussed including what would happen if the density in the Highway 99 zone were reduced with a
step-down transition area; what would happen if the contingency were bumped up from 8% to 10 or 15%; the
impacts of adding new hubs on the DEIS; and transit routes. It was noted that adding the proposed new hubs
would help clean up the remaining neighborhood business parcels and update options for those areas. There
were comments around ways to differentiate between the alternatives more in response to public comments and
to provide enough flexibility to go in one direction or the other. There was support for having a high and a low
extreme for the DEIS with the goal of eventually finding something in the middle. Board members asked
questions about the difference between the alternatives in different hubs and centers, and staff clarified.
There was some interest in considering a new Edmonds Uptown/Town Center and having taller buildings in
the CG part of the medical district where they would match the height of the hospital. Concerns were raised
about impacts to newer townhomes and residential areas nearby. Staff spoke to the capacity on Highway 99 that
is already not being built and expressed concern about adding more to compete with this. Issues regarding
transportation capacity and proximity to transit were raised with regard to increasing density along 76th versus
Highway 99.
There was consensus that the growth should occur in the hubs and the centers. Regarding bookends, there was
interest in looking at five stories as an option on the high end with the recognition that they are not expecting
the policy to get there. Concerns were raised about the adequacy of the infrastructure with increased density and
how incentives might be able to address this. Director McLaughlin suggested that they could have public
process around development of incentives before the DEIS comes out.
MOTION MADE BY BOARD MEMBER KUEHN, SECONDED BY BOARD MEMBER
GLADSTONE, TO EXTEND THE MEETING TO 9:30 P.M. MOTION PASSED UNANIMOUSLY
(6-0).
AYES: ALL
There was significant debate about where the high end of the bookend should be. There was agreement that the
vast majority of people don't want five stories and that including it as an option is aggressive. Several board
members wanted to include it on the high end for informational purposes only, noting that they can always
reduce the numbers. Others expressed concern about including the five -story option at all for various reasons.
Clarification questions were asked and answered about the heights in the original Alternative A. There was
discussion about how they would move through the process to get to the final land use.
Planning Board Meeting Minutes
March 27, 2024 Page 3 of 5
Packet Pg. 6
MOTION MADE BY BOARD MEMBER GOLEMBIEWSKI, SECONDED BY BOARD MEMBER
KUEHN, TO RECOMMEND MOVING FORWARD TO CITY COUNCIL ALTERNATIVE A AS
PREVIOUSLY PRESENTED WITH THE FIVE -STORY CENTERS WITH INCENTIVES AS ONE
END OF THE BOOKEND FOR THE DRAFT EIS. MOTION PASSED (4-2).
AYES: MITCHELL, GOLEMBIEWSKI, KUEHN, MARTINI
NOES: GLADSTONE, MAXWELL
MOTION MADE BY BOARD MEMBER GOLEMBIEWSKI, SECONDED BY BOARD MEMBER
GLADSTONE, TO RECOMMEND MOVING FORWARD TO CITY COUNCIL THE REVISED
ALTERNATIVE B AS PRESENTED TONIGHT WITH THREE-STORY LIMITS IN ALL OF THE
HUBS, TO GET RID OF NEIGHBORHOOD BUSINESS ZONING, AND TO CONSIDER THOSE
PARCELS AS PART OF THE REVISED EIS ALTERNATIVE.
There was discussion about whether the 84th and 196th proposed hub near the church should be included.
MOTION PASSED UNANIMOUSLY (6-0).
AYES: ALL
The group discussed next steps and decided Chair Mitchell will send out a draft recommendation for board
members to return with tracked comments.
PLANNING BOARD EXTENDED AGENDA
April 10 — Transportation Element; Detached Accessory Dwelling Units
May 22 is a possible date for another joint meeting with the Economic Development Commission to discuss
their policy framework for the economic goals.
PLANNING BOARD MEMBER COMMENTS
Board Member Martini commended everyone for their work.
Board Member Maxwell thought it was a great evening.
Board Member Gladstone said she is looking forward to policy discussion about the alternatives and not being
hung up on the EIS alternatives which usually come afterwards.
Board Member Kuehn agreed with Board Member Gladstone. He likes seeing and hearing all of the comments.
He appreciates that people in Edmonds have a passion for the city.
Vice Chair Golembiewski commented that it feels good to be at this stage. She is looking forward to seeing how
this develops.
PLANNING BOARD CHAIR COMMENTS
Planning Board Meeting Minutes
March 27, 2024 Page 4 of 5
Packet Pg. 7
2.A.a
Chair Mitchell agreed with Board Member Kuehn and said he is really proud of the Board and what they have
done to date. He appreciates the extra time they have all put in which has been helpful for everyone. He urged
them to continue educating the public.
ADJOURNMENT:
The meeting was adjourned at 9:32 p.m.
Planning Board Meeting Minutes
March 27, 2024 Page 5 of 5
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8.A
Planning Board Agenda Item
Meeting Date: 04/10/2024
Accessory Dwelling Unit Code Update (AMD2023-0008):
Staff Lead: Rose Haas
Department: Planning Division
Prepared By: Rose Haas
Background/History
The core obiectives of the ADU code update are as follows:
1. To allow DADUs in the City of Edmonds.
2. To align with HB 1337 in terms of development standards.
3. To provide clear and objective guidance for those who choose to add ADUs or DADUs to
their property.
4. To provide code standards for height, floor area, parking, utilities, etc.
The Housing Element in the 2020 Comprehensive Plan recommends the following
strategy to promote affordable housing:
o The City [should substantially revise] its accessory dwelling
regulations, providing clearer standards and streamlining
their approval as a standard option for any single family
lot (2020 Comprehensive Plan, p. 92).
In 2021, the Citizens' Housing Commission stated the following policy recommendation
for updating the
ADU code to include detached accessory dwelling units (DADUs):
o Allow either one attached or detached accessory unit on a
property in the SFR area, with clear and definitive
development requirements such as size, ownership, and
parking, under the standard permitting process and not
require a conditional use permit.
In the spring of 2023, the state legislature passed HB 1337 which requires
jurisdictions like Edmonds to update their development codes to allow for
DADUs and make related code changes to make it easier to create
accessory dwelling units.
In late October of 2023, City Council indicated that they wished to allow detached
accessory dwelling units (DADUs) in anticipation of conforming with the state mandate
that takes effect in July 2025 (HB 1337).
Staff introduced the proposal to allow for DADUs as well as to fully comply with the
upcoming required State of Washington mandate at Council Committee on November 14,
2023.
Staff held a live public webinar on November 30, 2023 with an online comment period
Packet Pg. 9
8.A
from November 30- December 31, 2023.
Staff introduced the proposal at Planning Board on December 13, 2023.
Staff discussed the proposal at Planning Board on January 10, 2024 and January 24, 2024.
The preliminary discussion touched on the following topics:
§ Regulation of units in lots that contain critical areas;
§ Maximum unit square footage;
§ Setback reductions;
§ Utilities connections, metering, and Public Works' requirements;
§ Nullification of existing owner -occupancy covenants.
Staff reintroduced the proposal and presented draft code amendments at City Council on
February 27, 2024.
Planning Board held a Public Hearing on the Proposal on February 28, 2024. Legal notice
for the Public Hearing was published and posted on February 14, 2024. Written
comments gathered by staff were presented prior to the hearing.
Council and Staff held a study session on March 5, 2024.
Staff has updated the webpage (Edmondswa.gov/ADU
<https://www.edmondswa.gov/government/departments/development services/planni
ng division/code modernization/accessory dwelling units code update>) throughout
the entire process. The webpage includes the recorded webinar, draft code amendments,
FAQs, self -guided slide shows, and has provided a forum for ongoing public comment.
The project will be returning to Council on April 23, 2024 and is anticipated for adoption
on May 7, 2024.
Staff Recommendation
Staff will present Planning Division recommendations as shown in the draft
redline/strikeout code (Attachment 1). Staff and Planning Board will then discuss
draft code language. If the Planning Board is satisfied with the draft language and
has no substantive comments, staff requests that the Planning Board generate a
decision memorandum for City Council that include recommendations on the
following policy topics:
1. ADU size restrictions;
2. ADU setback reductions;
3. Parking restrictions;
4. Impact fees.
Narrative
Accessory dwelling units provide additional affordable housing options within existing
single-family neighborhoods. Edmonds has allowed accessory dwelling units (ADUs)
since 2000 but only when they are in or attached to a primary residence (ECDC 20.21).
State legislation mandates that HB 1337 must be implemented no later than six months
after the next Comprehensive Plan due date, or by June 30, 2025. The requirements for
the City of Edmonds will be as follows:
Allow two ADUs per lot (any configuration of ADU and DADU).
No owner -occupancy requirements.
Allow separate sale of ADUs.
Packet Pg. 10
8.A
No parking required within a half -mile of a major transit stop, as defined in RCW
36.70A.696(8).
Maximum size limitation no less than 1,000sf.
Allow DADUs to be sited at a rear lot line, the lot line abuts a public alley.
No setback requirements, yard coverage limits, tree retention mandates,
restrictions on entry door locations, or aesthetic requirements that are more
restrictive than for the principal unit.
Allow ADUs of at least 24-feet in height.
Allow impact fees of no more than 50% of the fees imposed on the principal unit.
While work on updating the Comprehensive Plan continues, changes to the accessory
dwelling unit code can be made now using existing City policy guidance and the ADU
guidance provided by the Department of Commerce.
There is existing demand for this housing option; Planning staff receives significant
interest through phone inquiries, a -mails and counter visits from community
members on a weekly basis. Community members are interested in having
accommodation for families to age in place or to help offset rising housing -related
costs.
Public Comments received after the February 28t" Planning Board meeting are
attached (Attachment 2).
Attachments:
Attachment 1 - DRAFT Redline strikethrough Code Amendment
Attachment 2 - Public Comment
Attachment 3 - 04102024 PPT PB Discussion #3
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8.A.a
DRAFT ADU CODE UPDATE— 1337 v.8
DRAFT ADU Code Amendments v.8
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. Note
accessory dwelliRg units (ADIJs) aF@ ROt considered to create- additignal dwtalliRg WRitS
becaus;o Grnr :20:21 WO d9tas; not Consider enl Ic as iRGreaSiRg the overall deRSit.y of a
ogle family residential n inhhnrhood 1
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.
Commented [RH1]: I added Comments for annot
whether the code is being deleted, moved or added
why. Or, whether more info is needed
Commented [HR2]: Under departmental internal
and with the City Attorney
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8.A.a
DRAFT ADU CODE UPDATE —1337 v.8
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.
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. 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;
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8.A.a
DRAFT ADU CODE UPDATE —1337 v.8
4. Expansion of an existing structure that results in the addition of 100 square feet or less
of gross floor area;
5. Replacement of a structure with a new structure of the same size and use at the same
site or lot when a building permit application for such replacement is submitted to the city
within 12 months of the demolition or destruction of the prior structure. Replacement of a
structure with 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 (arco«or„ rtwe!liRg , nitS (ADUs) are not si.dere d to create a.JdWAn;4i dlAfpiifnn
u.n.uts; hPc; ice CGDC 2021 0:20 dpps; not cAnr'dPr ADD is as g then roii density of
a single family residential neighborhood, and beEause the Eit)(5 traffic Model does nAt
assign additional trips to the ntati-A-fArk a It of ADI icy
E. 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. Except as provided for below, the following shall be exempted from the payment of park
impact fees under this chapter:
1. Low-income housing provided by nonprofit organizations such as, but not limited to,
Habitat for Humanity. Owners of low-income single-family dwelling units, condominiums
and other low-income housing shall execute and record a lien against the property, in favor
of the city, for a period of 10 years guaranteeing that the dwelling unit will continue to be
Commented [HR3]: Under departmental internal
and with the City Attorney
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8.A.a
DRAFT ADU CODE UPDATE —1337 v.8
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
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. 4268 § 1, 2022; 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
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8.A.a
DRAFT ADU CODE UPDATE - 1337 v.8
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: $2,734.05 per dwelling unit.
2. Accessory dwelling units: $1,367.03 per dwelling unit.
3. 2-. Multifamily residential housing: $2,340.16 per dwelling unit.
4.3. Nonresidential development: $1 .34 per square foot. [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.
2016 (w/
2017 (w/
2018 (w/
2019 and
ITE Land Use Code -
Fee
$1,049.41
$2,543.01
$4,036.61
beyond (w/
Description
Calculation
cost per
cost per
cost per
$5,530.21 cost
trip)
trip)
trip)
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
per dwelling
$1,196.33
$2,873.60
$4,561.37
$6,249.14
unit
Commented [HR4]: Under departmental internal
and with the City Attorney. Per RCW 36.70A.681(1)(
city of county may not assess impact fees on the
construction of accessory dwelling units that are grc
than 50 percent of the impact fees that would be irr
on the principal unit
Q
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8.A.a
DRAFT ADU CODE UPDATE- 1337 v.8
ITE Land Use Code -
Description
Fee
Calculation
2016 (w/
$1,049.41
cost per
trip)
2017 (w/
$2,543.01
cost per
trip)
2018 (w/
$4,036.61
cost per
trip)
2019 and
beyond (w/
$5,530.21 cost
per trip)
215 - Accessory dwelling units
per dwelling
1$3,124.57
unit
220 -Apartment
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
- Commented [HR5]: Under departmental internal
and with the City Attorney. Per RCW 36.70A.681(1)(
city of county may not assess impact fees on the
construction of accessory dwelling units that are grc
than 50 percent of the impact fees that would be irr
on the principal unit
Packet Pg. 17
8.A.a
DRAFT ADU CODE UPDATE- 1337 v.8
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)
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. 4048 § 1, 2016; Ord. 4037 § 1 (Att. A), 2016].
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DRAFT ADU CODE UPDATE — 1337 v.8
Chapter 16.20
RS - SINGLE-FAMILY 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.
16.20.06050 Site development standards - Accessory buildings.
16.20.000 Purposes.
The RS 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;
B. To provide for additional nonresidential uses which complement and are compatible with
single-family dwelling use. [Ord. 3547 5 1, 20053.
16.20.010 Uses.
A. Permitted Primary Uses.
1. Single-family dwelling units;
2. Churches, subject to the requirements of ECDC 17.100.020;
3. Primary schools subject to the requirements of ECDC 17.100.050(G) through (R);
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DRAFT ADU CODE UPDATE — 1337 v.8
4. Local public facilities that are planned, designated, and sited in the capital improvement
plan, subject to the requirements of ECDC 17.100.050;
5. 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. Foster homes;
2. Accessory dwelling units, subject to the requirements of 16.20.050 ECDC;
3. 2—Home occupation, subject to the requirements of Chapter 20.20 ECDC;
3--.4. The renting of rooms without separate kitchens to one or more persons;
5.4. The following accessory buildings:
a. Fallout shelters,
b. Private greenhouses covering no more than five percent of the site,
c. Private stables,
d. Private parking for no more than five cars,
e. Private swimming pools and other private recreational facilities;
6. -S-. Private residential docks or piers;
7. 6-. Family day-care in a residential home;
8. T Commuter parking lots that contain less than 10 designated parking spaces in
conjunction with a church, school, or local public facility allowed or conditionally permitted
in this zone. Any additionally designated parking spaces that increase the total number of
spaces in a commuter parking lot to 10 or more shall subject the entire commuter parking
lot to a conditional use permit as specified in subsection (D)(5) of this section, including
commuter parking lots that are located upon more than one lot as specified in ECDC
21.15.075;
9. 8_ Bed and breakfasts, as in ECDC 20.23.020(A)(1).
9
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Commented [MC6]: ADUs will be a permitted sec Z y
use. ADUs currently require a conditional use perm
addition to any building permit requirements. Redu
permitting time and cost.
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8.A.a
DRAFT ADU CODE UPDATE — 1337 v.8
C. Primary Uses Requiring a Conditional Use Permit.
1. High schools, subject to the requirements of ECDC 17.100.050(G) through (R);
2. Local public facilities that are not planned, designated, and sited in the capital
improvement plan, subject to ECDC 17.100.050;
3. 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. Preschools;
2. Guest house;
3. Amateur radio transmitting antennas;
4 Accessory wellingunits;
4— 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
6. -5-. Bed and breakfasts, as in ECDC 20.23.020(A)(2). [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. 3547 § 1, 2005].
10
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DRAFT ADU CODE UPDATE — 1337 v.8
16.20.030 Table of site development standards.
Minimum Minimum Minimum Minimum Minimum Maximum Minimum
Sub Maximum Side Rear Maximum
Lot Area Lot Street Coverage Parking
Density' Height
District (Sq.Ft.) Width Setback Setback Setback M Spaces'
RS-20 20,000 2.2 100, 25' 3513 & 25' 25' 35% 2
10,
IRS-1 2 12,000 3.7 80' 25' 10, 25' 25' 35% 2
RSW- 12,000 3.7 — 15' 10, 35' 25' 35% 2
124
IRS-1 0 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' S' 15' 25' 35% 2
RS-MP5 12,0005 3.75 80'5 255 10i5 255 25' 35% 2
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.
2 See Chapter 17.50 ECDC for specific parking requirements.
3 Thirty-five feet total of both sides, 10 feet minimum on either side.
4 Lots must have 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. 3547 § 1, 2005].
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DRAFT ADU CODE UPDATE — 1337 v.8
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.
B. Eaves and Chimneys. Eaves and chimneys may project into a required setback not more than
30 inches.
C. Porches and Decks. Uncovered and unenclosed porches, steps, patios, and decks may project
into a required setback not more than one-third of the required setback, or four feet, whichever
is less; provided, that they are no more than 30 inches above ground level at any point.
D. Reserved.
E. Corner Lots. Corner lots have no rear setback; all setbacks other than the street setbacks
shall be side setbacks.
F. Docks, Piers, Floats.
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. Width. The width of any residential dock or pier shall not exceed 25 percent of the lot
width when measured parallel to the shoreline.
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DRAFT ADU CODE UPDATE —1337 v.8
4. Setbacks. All residential docks or piers shall observe a minimum 10-foot side yard
setback from a property line or a storm drainage outfall. joint use docks or piers may be
located on the side property line; provided, that the abutting waterfront property owners
shall file a joint use maintenance agreement with the Snohomish County auditor in
conjunction with, and as a condition of, the issuance of a building permit. joint use docks or
piers shall observe all other regulations of this subsection.
5. Number. No lot shall have more than one dock or pier or portion thereof located on the
lot.
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. 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.
2. That the configuration and arrangement of lots within the master plan area provide for
setbacks on the perimeter of the proposed development that are compatible with the
zoning standards applied to adjoining developed properties. For example, a master plan
adjoining developed lots in an RS-MP zone that were developed under RS-12 standards
13
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DRAFT ADU CODE UPDATE —1337 v.8
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. 3547 § 1, 20051.
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.
B. Number of Units. A principal dwelling unit may have two accessory dwelling units in 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. W
Sub District
Maximum ADU
Minimum
Maximum DADU
Minimum Parking
Gross Floor
Area (Sq. Ft.
DADU Rear
Hei h
Spaces
Setback','
RS-20
1,200
25'
24'
0
RS-12
1,200
25'
24'
0
RS-10
1,200
20'
24'
0
RS-8
11000
1013
24'
0
RS
11000
10i3
24'
0
1 INo 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.
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 units 15' in height or less.
14
Commented [MC7]: Moving and updating ADU Is
currently in ECDC 20.21. ADUs are only allowed in si
family (RS) zones so it is reasonable to include the A
related standards in the IRS zoning chapter. At the si
time, the standards are being updated to be consist,
HB 1337 and best practices.
Commented [RH8]: HB 1337 will require gross flc
up to 1,000sf. Gross floor area is defined by RCW 36
as "the interior habitable area of a dwelling unit ind
basements and attics but not including a garage or a
structure."
Commented [MC9]: Consistent with HB 1337
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8.A.a
DRAFT ADU CODE UPDATE —1337 v.8
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 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.
d. Utilities and Services. The Public Works Department considers Accessory Dwelling Units
dependent upon the principal unit and within the capacity of existing infrastructure of the
primary unit.
1. Utilities. All new or extended utilities must be undergrounded in accordance with
ECDC 18.05.010.
2. 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.
3. Water Meter. Only one 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.
4. 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.
�5. Septic System.
5. Mailboxes. Additional mailboxes may be added for each permitted unit, as approved
by the Post Office.
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 subsection. If expansion
15
Commented [HR10]: Language TBD by Public We
Department. Per State requirements, cities may pro
ADUs on properties not served by sewers.
Commented [RH11]: Under review with City of E
Public Works Department, Utility Billing, and olymp
Water and Sewer District
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8.A.a
DRAFT ADU CODE UPDATE —1337 v.8
or modification to an approved unit is proposed, the ADU must come into full compliance with
the requirements of this section.
16.20.060 16.20.050 Site development standards - Accessory
buildings.
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 maybe 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-
16
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8.A.a
DRAFT ADU CODE UPDATE —1337 v.8
mounted satellite television antenna exceed the maximum height limitations established
by this section.
3. Aesthetic. Satellite television antennas shall be finished in a nongarish, nonreflective
color and surface which shall blend into their surroundings. In the case of a parabolic,
spherical or dish antenna, said antenna shall be of a mesh construction. No commercial
advertising of any kind shall be displayed on the satellite television antenna.
4. Size and Height. Maximum size for a ground -mounted parabolic, spherical or dish
antenna shall be 12 feet in diameter. No ground -mounted antenna shall be greater than 15
feet in height unless otherwise approved for waiver as herein provided. The height of roof -
mounted satellite television antennas shall not exceed the lesser of the height of the
antenna when mounted on a standard base provided by the manufacturer or installer for
ordinary operation of the antenna or the height limitation provided by the zoning code.
5. Number. Only one satellite television antenna shall be permitted on any residential lot
or parcel of land. In no case shall a satellite television antenna be permitted to be placed
on wheels or attached to a portable device for the purpose of relocating the entire antenna
on the property in order to circumvent the intentions of this section.
E. Amateur Radio Antennas.
1. The following applications for the following approvals shall be processed as a Type II
development project permit application (see Chapter 20.01 ECDC):
a. Requests to utilize an amateur radio antenna dish which measures greater than
one meter or 1.1 yards in diameter;
b. Requests to utilize an antenna which:
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. 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).
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DRAFT ADU CODE UPDATE — 1337 v.8
2. The application shall comply with the following regulations:
a. Definition. "Amateur radio antenna" means an antenna, or any combination of a
mast or tower plus an attached or mounted antenna, which transmits noncommercial
communication signals and is utilized by an operator licensed by the Federal
Communications Commission. Guy wires for amateur radio antennas are considered
part of the structure for the purpose of meeting development standards.
b. General. Amateur radio antennas must be installed and maintained in compliance
with the Uniform Building and Electrical Codes, as the same exist or are hereafter
amended. A building permit shall be required to install an amateur radio antenna.
c. Location. Amateur radio antennas may be ground- or roof -mounted, however, these
devices shall:
i. 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. Not be located within any required setback area; and
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. 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. 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.
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DRAFT ADU CODE UPDATE — 1337 v.8
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. 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. 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)
19
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DRAFT ADU CODE UPDATE —1337 v.8
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) 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.
3. 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.
4. 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.
20
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DRAFT ADU CODE UPDATE —1337 v.8
5. 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.
G. 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 PRE-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. 3736 §§ 8, 9, 2009; Ord. 3728 § 3,
2009; Ord. 3547 § 1, 2005].
117I.40.020 Nonconforming building and/or structure.
A. Definition. A nonconforming building is one which once met bulk zoning standards and the
site development standards applicable to its construction, but which no longer conforms to
such standards due to the enactment or amendment of the zoning ordinance of the city of
Edmonds or the application of such ordinance in the case of a structure annexed to the city.
Subject to the other provisions of this section, an accessory building that is not an accessory
dwelling unit shall be presumptively nonconforming if photographic or other substantial
evidence conclusively demonstrates that the accessory building existed on or before January 1,
1981. In the case of a property that was annexed afterjanuary 1, 1981, then the date shall be
that of the effective date of the annexation of the city of Edmonds. Such presumption may be
overcome only by clear and convincing evidence.
B. Continuation. A nonconforming building or structure may be maintained and continued,
unless required to be abated elsewhere in this chapter or section, but it may not be changed or
altered in any manner which increases the degree of nonconformity of the building except as
expressly provided in subsections (C) through-(J)@ of this section.
C. Historic Buildings and Structures. Nothing in this section shall prevent the full restoration by
reconstruction of a building or structure which is either listed on the National Register of
Historic Places, the Washington State Register of Historic Places, the Washington State Cultural
Resource Inventory, or the Edmonds Register of Historic Places, or is listed in a council -
approved historical survey meeting the standards of the State Department of Archaeology and
Historic Preservation. "Restoration" means reconstruction of the historic building or structure
21
Commented [HR12]: Per HB 1337, a city or a cou
allow detached accessory dwelling units to be convE
from existing structures, including but not limited tc
detached garages, even if they violate current code
requirements for setbacks or lot coverage
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DRAFT ADU CODE UPDATE —1337 v.8
with as nearly the same visual design appearance and materials as is consistent with full
compliance with the State Building Code and consistent with the requirements of Chapter 20.45
ECDC, Edmonds Register of Historic Places. The reconstruction of all such historic buildings and
structures shall comply with the life safety provisions of the State Building Code.
D. Maintenance and Alterations.
1. Ordinary maintenance and repair of a nonconforming building or structure shall be
permitted.
2. Solar Energy Installations on Buildings That Exceed Existing Height Limits. A rooftop solar
energy installation mounted on a nonconforming building that exceeds the existing height
limit may be approved as a Type II staff decision if:
a. The installation exceeds the existing roof height by not more than 36 inches.
b. The installation is designed and located in such away as to provide reasonable
solar access while limiting visual impacts on surrounding properties.
3. Alterations which otherwise conform to the provisions of the zoning ordinance, its site
development and bulk standards, and which do not expand any nonconforming aspect of
the building, shall be permitted.
4. In an effort to provide modular relief, minor architectural improvements in commercial
and multifamily zones may encroach into the nonconforming setback adjacent to an access
easement or public right-of-way not more than 30 inches. Minor architectural
improvements may also be permitted in nonconforming side or rear yard setbacks only if
they intrude not more than 30 inches nor one-half of the distance to the property line,
whichever is less. "Minor architectural improvements" are defined as and limited to bay
windows, eaves, chimneys and architectural detail such as cornices, medallions and
decorative trim. Such improvements shall be required to obtain architectural design
review. Nothing herein shall be interpreted to exempt such improvements in compliance
with the State Building and Fire Codes.
5. Alterations required by law or the order of a public agency in order to meet health and
safety regulations shall be permitted.
E. Relocation. Should a nonconforming building or structure be moved horizontally for any
reason for any distance, it shall thereafter come into conformance with the setback and lot
22
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DRAFT ADU CODE UPDATE —1337 v.8
coverage requirements for the zone in which it is located. Provided, however, that a building or
structure may be moved on the same site without full compliance if the movement reduces the
degree of nonconformity of the building or structure. Movement alone of a nonconforming
building or structure to lessen an aspect of its nonconformity shall not require the owner
thereof to bring the building or structure into compliance with other bulk or site development
standards of the city applicable to the building or structure.
F. Restoration.
1. If a nonconforming building or structure is destroyed or is damaged in an amount equal
to 75 percent or more of its replacement cost at the time of destruction, said building shall
not be reconstructed except in full conformance with the provisions of the Edmonds
Community Development Code. Determination of replacement costs and the level of
destruction shall be made by the building official and shall be appealable as a Type II staff
decision under the provisions of Chapter 20.06 ECDC. Damage of less than 75 percent of
replacement costs may be repaired, and the building returned to its former size, shape and
lot location as existed before the damage occurred, if, but only if, such repair is initiated by
the filing of an application for a building permit which vests as provided in ECDC
19.00.025(G) et seq. within 18 months of the date such damage occurred. The director may
grant a one-time extension of up to 180 days if a written extension request has been
received from the applicant prior to the expiration of the initial 18 months.
2. Residential Buildings. Existing nonconforming buildings in use solely for residential
purposes, or structures attendant to such residential use, may be reconstructed without
regard to the limitations of subsections IEl and a of this section, if, but only if, the
following conditions are met:
a. If a nonconforming multifamily residential building or a mixed use building
containing multiple residential units is damaged in excess of 75 percent of its
replacement cost at the time of destruction, the building may be restored to the same
density, height, setbacks or coverage as existing before the destruction or damage
occurred if, but only if, an application for a building permit which vests as provided in
ECDC 19.00.025(G) et seq. is filed within 18 months of the date the damage occurred.
The director may grant a one-time extension of up to 180 days if a written extension
request has been received from the applicant prior to the expiration of the initial 18
months.
23
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DRAFT ADU CODE UPDATE —1337 v.8
b. All provisions of the State Building and Electrical Codes can be complied with
entirely on the site. No nonconforming residential building may be remodeled or
reconstructed if, by so doing, the full use under state law or city ordinance of a
conforming neighboring lot or building would be limited by such remodel or
reconstruction.
c. These provisions shall apply only to the primary residential use on site and shall not
apply to nonconforming accessory buildings or structures.
d. A nonconforming residential single-family building maybe rebuilt within the
defined building envelope if it is rebuilt with materials and design which are
substantially similar to the original style and structure after complying with current
codes. Substantial compliance shall be determined by the city as a Type II staff
decision. The decision of the hearing examiner shall be final and appealable only as
provided in ECDC 20.06.150.
3. The right of restoration shall not apply if:
a. The building or structure was damaged or destroyed due to the unlawful act of the
owner or the owner's agent;
b. The building is damaged or destroyed due to the ongoing neglect or gross
negligence of the owner or owner's agents; or
c. The building was demolished for the purpose of redevelopment.
G. Accessory Dwelling Units. A preexisting nonconforming detached accessory building may be
converted into an accessory dwelling unit provided it meets the standards in ECDC 16.20.050(F)
and G . -Minor exterior modifications required for conversion into conditioned space or other
minor exterior modifications required by the International Residential Code adopted by ECDC
Title 19 may be permitted. 'Minor exterior modifications' include, but are not limited to, egress
windows, exhaust vents, and other minor modifications that are required for health and safety
as determined by the Building Official.
G- H. Subject to the other provisions of this section, an accessory building that is not an
accessory dwelling unit shall be presumptively nonconforming if photographic or other
substantial evidence conclusively demonstrates that the accessory building existed on or before
January 1, 1981. In the case of a property that was annexed after January 1, 1981, then the date
24
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DRAFT ADU CODE UPDATE —1337 v.8
shall be that of the effective date of the annexation to the city of Edmonds. Such presumption
may be overcome only by clear and convincing evidence.
k-l. BD5 Zone. The BIDS zone was created in part to encourage the adoption and reuse of
existing residential structures for live/work and commercial use as set forth in ECDC
16.43.030(B)(5). In the BIDS zone, conforming and nonconforming buildings may be converted
to commercial or other uses permitted by ECDC 16.43.020 without being required to come into
compliance with the ground floor elevation requirements of ECDC 16.43.030(B).
1—LThe antenna and related equipment of a nonconforming wireless communication facility
may be completely replaced with a new antenna and related equipment; provided, that, upon
replacement, the applicant shall use the best available methods and materials to enhance the
appearance of the antenna and related equipment and/or screen it from view in a manner that
improves the visual impact or the conspicuity of the nonconformity. [Ord. 4154 § 6 (Att. D), 2019;
Ord. 4151 § 2 (Att. A), 2019; Ord. 3961 § 3, 2014; Ord. 3866 § 2, 2011; Ord. 3781 § 1, 2010; Ord. 3736 §§ 13, 14,
2009; Ord. 3696 § 1, 2008].
25
Commented [MC13]: Old code that is no longer
part of this update.
Packet Pg. 36
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DRAFT ADU CODE UPDATE —1337 v.8
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:
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. Boarding house: one space per bed.
3. Rest home, nursing home, convalescent home, residential social welfare facilities: one
space per three beds.
B. Business.
26
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DRAFT ADU CODE UPDATE —1337 v.8
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 five 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;
27
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DRAFT ADU CODE UPDATE —1337 v.8
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. Elementary schools, junior high schools, boarding schools (elementary through senior
high), residential colleges and universities: six spaces per classroom, or one space per
daytime employee, whichever is greater;
5. Nonresidential colleges and universities: one space per daytime employee;
6. High schools (senior): one space per daytime employee;
7. Museums, libraries, art galleries: one space per 250 square feet;
28
Packet Pg. 39
8.A.a
DRAFT ADU CODE UPDATE — 1337 v.8
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. 4251 § 2 (Exh. A),
2022; Ord. 3496 § 2, 2004].
20.01.003 Permit type and decision framework.
A. Permit Types.
TYPE I
TYPE II -A
TYPE II-B
TYPE III -A
TYPE III -
B
TYPE IV
TYPE V
Zoning
Accesser
Contingent
Essential
Site specific
complianc
dwelling it
critical area
public
rezone
e letter
review
facilities
Lot line
Formal
Shoreline
Technological
Development
Zoning text
adjustment
interpretatio
substantial
impracticality
agreements
amendment;
n of the text
development
waiver for
area -wide
of the ECDC
permit,
amateur
zoning map
bythe
where public
radio
amendments
director
hearing not
antennas
required per
ECDC
24.80.100
29
Commented [MC14]: ADUs will no longer requirc
conditional use permit but rather a building permit
to a single family residence.
Packet Pg. 40
8.A.a
DRAFT ADU CODE UPDATE — 1337 v.8
30
Commented [MC15]: Moved to ECDC 16.20 and
consistent with FIB 1337 and best practices
00
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Packet Pg. 41
8.A.a
DRAFT ADU CODE UPDATE - 1337 v.8
31
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8.A.a
DRAFT ADU CODE UPDATE -1337 v.8
32
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8.A.a
DRAFT ADU CODE UPDATE -1337 v.8
33
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DRAFT ADU CODE UPDATE — 1337 v.8
20.35.020 *pplicability.�
A. Planned residential developments (PRDs) may be located in any residential zone of the city
Uses permitted in the PRD shall be governed by the use regulations of the underlying zoning
classification.
1. PRDs in single-family zones shall be comprised of detached dwelling units on individual
lots, and any appurtenant common open space, recreational facilities or other areas or
facilities.
a. The PRD process is not available to single-family lots that are incapable of further
subdivision.
b. The PRD process shall not be used to reduce any bulk or performance standard not
specifically referenced herein. Bulk standards not referenced may be varied only in
accordance with Chapter 20.85 ECDC, Variances, or through the modification provision
provided through the subdivision process as outlined in Chapter 20.75 ECDC.
B. Property included in a PRD application must be under the ownership of the applicant, or the
applicant must be authorized pursuant to a durable power of attorney or other binding
contractual authorization in a form which may be recorded in the land records of Snohomish
County to process the application on behalf of all other owners.
34
Commented [MCI 6]: The PRD code currently prc
ADUs. That restriction is proposed to be eliminated
PRD is just another type of single family residential
subdivision. As long as the PRD lot can meet the AD
requirements proposed in ECDC 16.20.050, it could
ADU.
Packet Pg. 45
8.A.a
DRAFT ADU CODE UPDATE —1337 v.8
C. Accessory dwelling units and " Home use occupations restricted by ECDC 20.20.010(B)
01 5(D) shall not be permitted within a PRD. [ord. 3455 § 1, 20031.
21.05.015 Accessory dwelling unit,, attached
An att child accessory dwelling unit is a sstructure attached- to or constructed ,.,,thin a ngle-
famii dWelIiRg (ADU) is a subordinate dwelling unit added to, created within, or detached from
a principal dwelling unit, providing independent living facilities that include permanent
provisions for living sleeping, eating, cooking and sanitation. Accessory dwelling unit does not
include recreational vehicles or mobile homes. ^high has; ii"in^ f,^iitios; for nno inai.,ia,,,i nr
ngle tarn'" herne [Ord. 3294 § 2, 2000].
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 u 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 forjuvenile 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.
35
Packet Pg. 46
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DRAFT ADU CODE UPDATE —1337 v.8
D. E—Nothing herein shall be interpreted to limit normal hosting activities associated with
residential use. [Ord. 4260 § 4 (Exh. A), 2022; Ord. 3571 § 1, 2005; Ord. 3184 § 1, 1998].
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 non -habitable accessory structures.
21.80.075 Principal dwelling unit
Primary housing unit located on the same lot as an accessory dwelling unit.
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 family, 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. .n additienal ^ ailbAx can he added to the 'At
12. MMWMMI- M"INryMsMLbT .1.�yI:11i1.Y13!J� 1
36
Commented [RH17]: Consistent with RCW 36.70,
Commented [RH18]: Consistent with RCW 36.70,
00
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Packet Pg. 47
8.A.b
Haas, Rose
From: notification@civiclive.com
Sent: Wednesday, February 28, 2024 8:06 PM
To: Haas, Rose
Subject: Comments 2024-02-28 09:05 PM(MST) Submission Notification
Follow Up Flag: Follow up
Flag Status: Flagged
Comments 2024-02-28 09:05 PM(MST) was submitted by Guest on 2/28/2024 11:05:45 PM (GMT-07:00)
US/Arizona
Name Value
We drove to the city hall this evening hoping to hear the presentation and the
building was dark with no one around! We are curious about the DADU
proposed requirement to provide an EV hook up. Will the hook up be
standard as Not All EV vehicles can use the same charging hookups!! Also,
with new housing in Edmonds that has been constructed, many have less
textarea-1700597715163-0than 25 feet setbacks. Please reduce the 25 ft rear requirement to 10 feet.
We are in the Edmonds R12 zone and back up to another housing
development called Meadowmere in Lynnwood. There is no ally between our
properties. No right of way either. Our rear fence line has been the same
for30 years. There is no need to waste 15-20 ft from the rear property line.
Please reduce the rear setback to 10 feet or less to match the side setback.
Thank you.
To view this form submission online, please follow the link below:
https://edmondswa.gov/form/one.aspx?objectld=20136002&contextld=l 9931715&returnto=submissio
ns
Packet Pg. 48
8.A.b
Haas, Rose
From: Haas, Rose
Sent: Friday, March 1, 2024 12:51 PM
To: John Weiss
Subject: RE: Planning Board Meeting Feb 28
Thank you for your comments. I will pass them onto the Planning Board for their consideration.
HB 1337 is a state mandate, and all of its requirements must be met. City staff believes that going above and beyond the
requirements of HB1337 is the equitable best choice for the City of Edmonds. City staff also believes that the market
should dictate parking space requirements for ADU additions and requiring a 3rd parking space may limit a homeowner's
ability provide an ADU.
City staff are not legislators and ultimately policy recommendations will be made by the Planning Board to City Council,
who will make the final policy decision.
Rose Haas I Planner
City Hall 1 121 5th Ave N I Edmonds WA 98020
425.771.0220 ext. 1239 (office) 1425.758.1058 (mobile) rose.haas@edmondswa.gov www.edmondswa.gov
The Permit Center is open M-F 8:OOam to 4:30pm for Telephone and Digital access.
In -Person walk-in service is currently available M-F 8:30am-12:OOpm and 1:OOpm-2:OOpm
-----Original Message -----
From: John Weiss <j rweiss98020@comcast. net>
Sent: Thursday, February 29, 2024 5:49 PM
To: Haas, Rose <rose.haas@edmondswa.gov>
Subject: Re: Planning Board Meeting Feb 28
Please ensure all functions are operational for Zoom participants in the future, and ensure all chat and Q&A inputs are
recorded, saved, and responded to.
I didn't save a copy, of the Q&A, but below is what I can remember:
Many of your proposals state "required by 1337". Is that a global requirement, or can the city restrict application as long
as SOME of the ADUs meet the requirement. e.g., are 2 ADUs per property required to be allowed in all cases?
Allowing ADUs for short-term rentals (AirBnB and similar) goes directly counter to the purpose of 1337 - to increase
availability of "affordable housing". A vacation rental is NOT affordable housing, and should be discouraged in residential
areas of Edmonds whenever possible.
Why is the city going beyond the requirements of 1337?
The city is currently in the process of REDUCING on -street (bike lane project 9th Ave S, Walnut, Bowdoin, etc) AND off-
street (Edmonds
Packet Pg. 49
8.A.b
Commons) parking availability throughout the city. Community Transit has also reduced its route structure within the
city (e.g., route that formerly along 9th Ave S, Walnut, 96th Ave W), making many areas a much farther walk to a bus
stop. How can it justify exemptions for parking spots for ADUs or any other new construction?
Exemptions for EV charging accommodations for parking spots in new construction goes counter to the Governor's push
for EVs. How can the city justify exemptions?
On 02/29/24 15:29, Haas, Rose wrote:
> Mr. Weiss,
> I apologize for missing your questions/ comments last night. I cannot retrieve the comments from the Q&A box from
last night's meeting. If you respond to this message with your questions and comments, I would be happy to answer
them and pass your comments onto the Planning Board.
> Thank you,
> Rose Haas I Planner
> City Hall 1 121 5th Ave N I Edmonds WA 98020
> 425.771.0220 ext. 1239 (office) 1425.758.1058 (mobile)
> rose.haas@edmondswa.gov www.edmondswa.gov
> The Permit Center is open M-F 8:OOam to 4:30pm for Telephone and Digital access.
> In -Person walk-in service is currently available M-F 8:30am-12:OOpm
> and 1:OOpm-2:OOpm
> -----Original Message-----
* From: John Weiss <j rweiss98020@comcast. net>
> Sent: Wednesday, February 28, 2024 7:59 PM
> To: Haas, Rose <rose.haas@edmondswa.gov>
> Subject: Planning Board Meeting Feb 28
> Importance: High
> I have logged in twice, and do not have the capability to chat, see
> other participants, or make a comment.
> I have entered several questions in the Q&A box, which is the only
> other function that is enabled.
> Please answer my questions via e-mail or phone.
> John Weiss
>10139thAve S
> 206-484-0372
Packet Pg. 50
8.A.b
Haas, Rose
From: notification@civiclive.com
Sent: Sunday, March 3, 2024 5:15 PM
To: Haas, Rose
Subject: Comments 2024-03-03 06:14 PM(MST) Submission Notification
Comments 2024-03-03 06:14 PM(MST) was submitted by Guest on 3/3/2024 8:14:53 PM (GMT-07:00)
US/Arizona
Name Value
Thank you for providing a forum to discuss development proposals that
fundamentally change our neighborhoods and town. I think that everyone
(almost) can agree that home prices are too high and that there is a housing
shortage that drives much of the unaffordability. In that spirit, I welcome
exploring zoning and building regulation ideas. Some of the following issues
require more in-depth review: — Will we permit 24 foot homes anywhere on a
property, even when the new home blocks neighbors views and sunlight? —
Does the lack of total home square footage (current home of X square feet +
textarea-1700597715163-01,000 square feet for each of the 2 new DADU's) size create more run-off and
block out daylight from gardens — public and private? — What keeps a DADU
from being another garage? — Are all areas of Edmonds appropriate for
DADU's — especially in neighborhoods with small lots that already have
crowded housing? — How do we incentivize developers to build townhouses
that people can buy instead of renting? - How will the City of Edmonds
defend preferential treatment for homeowners with an HOA restricting
DADU's? There are certainly more creative ideas to build housing than
simply stating: No rules apply. Developers have at it. Hank Turner Edmonds
To view this form submission online, please follow the link below:
https://edmondswa.gov/form/one.aspx?objectld=20141067&contextld=l 9931715&returnto=submissio
ns
Packet Pg. 51
8.A.b
Haas, Rose
From: notification@civiclive.com
Sent: Monday, March 4, 2024 9:25 AM
To: Haas, Rose
Subject: Comments 2024-03-04 10:24 AM(MST) Submission Notification
Comments 2024-03-0410:24 AM(MST) was submitted by Guest on 3/4/2024 12:24:40 PM (GMT-07:00)
US/Arizona
Name
Value
For comparing accessory units to apartments, has the City of Edmonds
texta rea-1700597715163-0
confirmed that 2 br apartments in Western Washington actually average
1,200 sf? I work in the industry and 1,200 sf would be considered very large
for a new 2 br apartment in this area.
To view this form submission online, please follow the link below:
https://edmondswa.gov/form/one.aspx?objectld=20142038&contextld=l 9931715&returnto=submissio
ns
Packet Pg. 52
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Haas, Rose
From: Al Snapp <AI.Snapp@lakesideschool.org>
Sent: Monday, March 4, 2024 12:57 PM
To: Planning
Cc: Eck, Chris; Chen, Will; Tibbott, Neil; Olson, Vivian; Paine, Susan; Nand, Jenna; Dotsch, Michelle
Subject: planning for growth
Some people who received this message don't often get email from al.snapp@lakesideschool.org. Learn why this is important
I have been following presentations to the city council concerning the best way to alter current code to
incorporate ADU and DADU's to better achieve necessary housing growth.
I am writing to support this planning and to raise a strong caution.
Recently at a meeting Susan McLaughlin, city planner, shared that the Unocal property next to the
Edmonds Marsh was designated as a potential site for residential housing. There have been many
reports previously about why that is a very poor use of the Unocal property. It would be very unsuitable in
several ways for residences and very much a poor use of the property for the city compared with
acquiring and using the Unocal site to expand the Marsh and in the process revive a true estuary for the
benefit of salmon habitat restoration and stormwater handling.
So again, I heartily support using other means to expand housing in Edmonds including maximizing
thoughtful guidelines for incorporating ADU's and DADU's into the
city code.
Thanks for the great efforts to support best interest of the broad community of Edmonds residents.
Al Snapp
Edmonds resident
Packet Pg. 53
8.A.b
Haas, Rose
From: notification@civiclive.com
Sent: Monday, March 4, 2024 6:11 AM
To: Haas, Rose
Subject: Comments 2024-03-04 07:10 AM(MST) Submission Notification
Comments 2024-03-04 07:10 AM(MST) was submitted by Guest on 3/4/2024 9:10:57 AM (GMT-07:00)
US/Arizona
Name
Value
textarea-1700597715163-0 Please do not ease the parking spaces per dwelling requirement.
To view this form submission online, please follow the link below:
https://edmondswa.gov/form/one.aspx?objectld=20141247&contextld=l 9931715&returnto=submissio
ns
Packet Pg. 54
8.A.b
Haas, Rose
From: notification@civiclive.com
Sent: Sunday, March 10, 2024 10:59 AM
To: Haas, Rose
Subject: Comments 2024-03-10 10:58 AM(MST) Submission Notification
Comments 2024-03-10 10:58 AM(MST) was submitted by Guest on 3/10/2024 1:58:30 PM (GMT-07:00)
US/Arizona
Name
Value
I support the expansion of HB1337. 1 support the flexibility to build new
ADUs or convert existing structures in order to provide additional income
opportunities, increase the availability of affordable housing, and support
textarea-1700597715163-0 aging in place. As the parent of an adult child with MS this would allow me
to have my daughter close to home while still allowing her the
independance of her own living space. Martha Karl 830 Olympic Ave.
Edmonds WA 98020
To view this form submission online, please follow the link below:
https://edmondswa.gov/form/one.aspx?objectld=20152894&contextld=l 9931715&returnto=submissio
ns
Packet Pg. 55
8.A.b
Haas, Rose
From: Dawn Malkowski <dmmalkowski@gmail.com>
Sent: Wednesday, March 13, 2024 1:25 PM
To: Planning
Subject: ADU's, DADU's
Some people who received this message don't often get email from dmmalkowski@gmail.com. Learn why this is important
March 13, 2024
Dear Planning Board Members,
I'm writing to let you know how concerned I am, as well as many, many of our citizens are, about the your plans to alter
the very fabric of our town, and what makes it such a fabulous place to live.
I have attended several of the Board meetings on these housing changes, and I urge you to read and reconsider some of
these changes.
The current information that I have received from attending these meetings is 224 pages, not including dozens and
dozens of emails that we were given to read.
If these are changes are implemented, we can all kiss this lovely town good-bye.
My husband and I moved here 11 years ago from downtown Kirkland, where we lived in the downtown area for 10
years. Kirkland's planning Director decided they should increase density in downtown Kirkland, along with height limits.
Kirkland is similar to Edmonds in that they are a waterfront (lake) community with the small-town feel. They went up 5
plus stories, thinking that people living downtown without ample or sufficient parking, would forgo their cars and use
mass transit. That did not happen. What did happen was a traffic nightmare. The infrastructure was unable to handle
the thousands of people that moved into these places with their cars. Traffic and parking became a very unpleasant
experience.
Due to the fact that like Kirkland, Edmonds is pretty much, a built -out city, and it will be difficult to incorporate these
massive changes. These ideas might work well in an area that is not yet established and built out.
This brings me to another problem. You are discussing eliminating the need for parking for the ADU's and DADU's. I do
not want my town to look like West Seattle, Ballard, or the Wedgewood neighborhoods. If the members haven't been to
those areas recently, I urge you all to take a field trip to visit those neighborhood streets, and see what a trashy,
congested mess they are. No parking requirements is a seriously bad idea.
Accessory, by definition means, "a thing of secondary or lesser importance, an object or device that is not essential in
itself, but adds beauty, convenience, or effectiveness of or to something else".
The ADU's and DADU's that are being proposed, are too large to be an accessory unit. They are in and of themselves, full
size homes using the streets as permanent parking places! 1200 square feet with a 24-foot height is not an accessory
unit. It's a full-size home. I'm a baby boomer and I grew up in a home smaller than that. It was perfectly fine.
Just imagine, worst case scenario, everyone in Edmonds builds another home on their property, and our population
essentially doubles. That's 85,516 people. Worst case scenario, but, it's not inconceivable.
How many cars does that add? Lots.
Can our sewer and water systems handle that? I think not.
What about pollution? It will dramatically increase. For example, car tire residue, "6PPD-quinone", running off the roads
into the sound is toxic to Coho salmon, Chinook salmon, and Steelhead. 40% of Coho salmon deaths in Puget Sound
have been attributed to the toxic tire runoff. It's at unhealthy levels now, imagine what will happen if we continue to
increase density, especially in the bowl area.
Adding to that problem of runoff, is the removal of trees, grass, shrubbery, all things green and permeable surfaces to
build these structures. This will only add to toxic water runoff into the sound. Without permeable surfaces, i.e., grass,
dirt, tree roots, all plant roots, to absorb and filter the water runoff, we will have more flash floods, and filthy, polluted
water running into our marsh and sound.
The other issue with more hard structures, i.e. wood, concrete, asphalt, metal, etc. is Global Warming. All those
materials absorb and hold heat, thus raising the temperature. I find it difficult to understand the contradiction when the
Packet Pg. 56
8.A.b
tree board and other city officials want to increase the tree canopy, protect the sound, yet, builders and developers are
permitted to literally bulldoze large amounts of mature trees in Edmonds.
Imagine a 24-foot-tall building in your neighbor's backyard right next to your fence -line, that takes away any view you
might have, either territorial, mountain, or water view, or the openness of the sky and sunshine. The value of your home
has just dropped. If my neighbor built a 1200 sq ft, 24 ft high home in their backyard, I would not be able to have a
garden as it would take all the sunlight from my yard, plus the water runoff would flood my backyard. We have already
had to put in two French drains to alleviate flooding.
You have also discussed allowing these structures to be sold as a separate property from the main house. Also, you
discussed eliminating the need for owner occupied main house.
On a final note, I do think there is a need for ADU'S and DADU'S, but on a smaller scale. Example, I have aging parents
who would benefit from a small 700 sq ft dwelling in my backyard so that I could help them avoid a very expensive
assisted living facility. Remember, these are accessory dwellings, not separate entities and should be treated as such.
I don't envy you. This will be a tough road to navigate. The people planning to profit from this plan, are going to push
hard.
Most Sincerely,
Dawn Malkowski
Edmonds, WA 98020
425-213-2545
Sent from Mail for Windows
Packet Pg. 57
8.A.b
Haas, Rose
From: notification@civiclive.com
Sent: Sunday, March 17, 2024 12:45 PM
To: Planning
Subject: Contact Planning and Development 2024-03-17 12:44 PM(MST) Submission Notification
Contact Planning and Development 2024-03-1712:44 PM(MST) was submitted by Guest on 3/17/2024
3:44:29 PM (GMT-07:00) US/Arizona
Name Value
Your Name Gerry Gibson
Your Emailbonger@comcast.net
Subject Density
Type of Inquiry Zoning/Land Use Comment or Question
First I completely agree with the comments made by Diane Buckshnis in the Beacon.
Edmonds is unique in many ways, none are addressed by the Growth Management
Act. As I understand , Edmonds is on target for the required growth planning. The
growth of Edmonds was based upon a long standing plan and now that plan is
required to change. The environment, infrastructure, and property use of Edmonds
is now turned upside down. Changing density and adding ADUs are offensive to say
the least. Who is to pay for the complications, infrastructure changes,
Message environmental consequences of such density. Edmonds was not designed for such
density. There are traffic, parking, sewer, water, and a never ending number of other
matters to consider and figure out who is going to pay for this. I certainly do not want
to pay for these changes. I understand the city cannot refuse to make the mandated
requirements, but I recommend the amounts the city can charge for permits, use
and other fees could possibly detour much density development by making such
fees high enough. However, it can be done, I am against the density increases and
urge the city to do whatever it can to keep Edmonds Edmonds.
Acknowledgement I agree
To view this form submission online, please follow the link below:
https://edmondswa.gov/form/one.aspx?objectld=20166262&contextld=l 7263725&returnto=submissio
ns
Packet Pg. 58
8.A.b
Haas, Rose
From: notification@civiclive.com
Sent: Monday, March 18, 2024 3:26 PM
To: Haas, Rose
Subject: Comments 2024-03-18 03:26 PM(MST) Submission Notification
Comments 2024-03-18 03:26 PM(MST) was submitted by Guest on 3/18/2024 6:26:21 PM (GMT-07:00)
US/Arizona
Name
Value
I support HR 1337. 1 bought a SFH in Edmonds with a basement at the end of
2023. My mortagage is very high at the moment. Creating an ADU in the
textarea-1700597715163-0 basement and renting it out would be a great help. That in turn will help
someone to have a living space. I think it's a win -win situation for all
involved.
To view this form submission online, please follow the link below:
https://edmondswa.gov/form/one.aspx?objectld=20168578&contextld=l 9931715&returnto=submissio
ns
Packet Pg. 59
8.A.b
Haas, Rose
From: notification@civiclive.com
Sent: Tuesday, March 26, 2024 6:11 PM
To: Haas, Rose
Subject: Comments 2024-03-26 06:10 PM(MST) Submission Notification
Comments 2024-03-26 06:10 PM(MST) was submitted by Guest on 3/26/2024 9:10:32 PM (GMT-07:00)
US/Arizona
Name
Value
I support these measures and believe it will help increase housing
textarea-1700597715163-0 availability and allow people to age in place. I had one at an only property in
Seattle and plan to build one for my mom to age into.
To view this form submission online, please follow the link below:
https://edmondswa.gov/form/one.aspx?objectld=20189675&contextld=l 9931715&returnto=submissio
ns
Packet Pg. 60
8.A.b
Haas, Rose
From: notification@civiclive.com
Sent: Tuesday, March 26, 2024 10:10 AM
To: Haas, Rose
Subject: Comments 2024-03-26 10:09 AM(MST) Submission Notification
Comments 2024-03-2610:09 AM(MST) was submitted by Guest on 3/26/2024 1:09:32 PM (GMT-07:00)
US/Arizona
Name
Value
Pleaseeeeeee pass the ADU and DADU construction in City of Edmonds,
textarea-1700597715163-Owould really help the owners and generational growth of Edmonds. Thank
you!
To view this form submission online, please follow the link below:
https://edmondswa.gov/form/one.aspx?objectld=20181233&contextld=l 9931715&returnto=submissio
ns
Packet Pg. 61
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Accessory Dwelling Unit Code Update
Planning Board Discussion #3
4/10/2024
et Pg. 62
What the ECDC may look like:
Permit needed
Type of Unit
Number of Units:
Size
Design
Parking
Occupancy
=�_
Attached ADU only.
May have ^"'accessory dwelling unit per lot.
Permitted secondary use* ; Can be permitted in PRDs.
DADUs and AADUs*
Allow two ADUs on all lots in any configuration.*
Max height 24'.*
.Dwelling up to a maximum of 900 squaF„ feet If rear lot line abuts a public alley, no rear setbacks are
ICI" mA-rn +h-+n +,e,r, hor:rr`r`01 mr required.*
,oL If�D l l Or-, -A sipgle fleer�xreptien ea he made In some instance, reduced rear setbacks.
Depending on the zone, no more than 1,200 square feet
gross floor area.
No design restrictions.*
One off street parking space in addition to the parking spaces No additional parking required for ADUs.
normally required for the principal dwelling, but no less than three
spaces per lot.
ACCESSORY DWELLING UNITS
*Required by 1337
Owner not required to reside in one of the units.* Allow
sale as condominiums.*
8.A.c
8.A.c
City of Edmonds Code Update: Staff Recommendations
Based on the discussions with Planning Board, City staff is making the following
recommendations:
o Setback reductions on small parcels (10-feet).
o Setback reduction incentives on small parcels if property owners limit height of ADU to
15' to preserve privacy and views of existing neighborhoods (RS-6, RS-8) to 5-feet.
o Eliminating additional ADU parking requirements:
• Decreases building costs;
• Maximizes ADU usage on smaller lots;
• Eliminates additional EV parking requirements.
ACCESSORY DWELLING UNITS
*Required by 1337
8.A.c
City of Edmonds Code Update: Staff Recommendations
Development Standards - Height Restrictions and
Decreased Setbacks:
o Decreasing rear setback requirements to allow for more
flexibility on smaller lots (RS-6 and RS-8).
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•
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Allowing a minimum 10-foot rear setback for DADUs on small lots. `;
Allowing a minimum 5-foot rear setback for DADUs on small lots that limit
ADU height to 15-feet.
I
Lot coverage will remain at 35% for all Single-family zones.
Limiting DADU height to no less than 24 feet.*
No setbacks for ADUs that abut a public alley*
• Primarily impacts parcels in RS-6 zones.
ACCESSORY DWELLING UNITS
*Required by 1337
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The majority of public alleys in the City of Edmonds are located it
the downtown area (RS-6).
8.A.c
City of Edmonds Code Update: Staff Recommendations
Development Standards - Gross Floor Area:
3
0
0
y
o Limiting ADUs to 1,000 sf of gross floor area on small lots (RS-6 and RS-8).
o Allowing ADUs to have up to 1,200 sf of gross floor area on one or two floors on large lots
(RS-10, RS-12, RS-20)
• Remember:
• gross floor area is defined as the "interior habitable area of an accessory
dwelling unit, not including unconditioned space."
• habitable space can be divided by two floors limited at 24 feet in height.
ACCESSORY DWELLING UNITS
*Required by 1337
Staff Recommendations
Development Standards - Parking Requirements:
o No additional parking required for ADUs
• 2 parking spaces are currently required for all single-family
homes.
• Current regulations allow ADU parking to be tandem or
within the existing driveway.
• High cost of providing additional parking may limit some
homeowners' ability to create additional housing.
• Many lots do not have the capacity for a 3rd parking space.
o Since 2021, no additional parking has been
required for ADUswithin �/4 mileofa major transit
stop.
ACCESSORY DWELLING UNITS
*Required by 1337
Distance to Transit
i 8.A.c
Stop for RS Parcels ;
i
Legend
Bus Routes
_ Eighth Mile ' '_. \\` ��•
- Quarter Mile c
Half Mile;\\
- Half Mile from Major Transit
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Packet Pg. 67
8.A.c
City of Edmonds Code Update: Staff Recommendations
Developmen
t Standards
- Putting
it all together:
Sub District
Maximum ADU
Minimum
Maximum DADU
Minimum Parking
Gross Floor
DADU Rear
Height
Spaces
Area (Sq. Ft.)
Setback'2
RS-20
1,200
25'
24'
0
RS-12
1,200
25'
24'
0
RS-10
1,200
20'
24'
0
RS-8
1,000
10'3
24'
0
RS-6
1,000
10'3
24'
0
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
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 units 15' in height or less.
ACCESSORY DWELLING UNITS
*Required by 1337
City of Edmonds Code Update: Staff Recommendations
Development Standards - Putting it all together:
8.A.c
1-Story ADU (single story incentives)
1 r RS-6 and RS-8
- 1,000 sf. max. (per H131337)
r(7 ':., 10 - 5' from rear property line
15' Height limit
- 35% Lot coverage limit (existing code)
iddff - On alleyway, 0' rear setback (per HB133'
RS-10, RS-12, RS-20, etc...
- 1,200 sf. max. (best practices)
- Maintain existing setbac packet Pg. 69
- 35% Lot coverage limit
City of Edmonds Code Update: Staff Recommendations
Development Standards - Putting it all together:
8.A.c
2-Story ADU (no incentives)
RS-6 and RS-8
- 1,000 sf. max. (per HB1337)
- 10' From rear property line
- 24' Height limit (per H131337)
- 35% Lot coverage limit (existing code)
- On alleyway, 0' rear setback (per HB1337)
All others (RS-10, RS-12, RS-20, etc...) Q
- 1,200 sf. max. (best practices)
- Maintain existing setbacks
- 35% Lot coverage limit (ex Packet Pg. 70
City of Edmonds Code Update: Staff Recommendations
Development Standards - Putting it all together:
8.A.c
8.A.c
Update: Critical Areas
EHB 2321 - Section 6(c)
(c) Shall apply to middle housing the same development permit and
environmental review processes 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;
• ADUs are allowed on lots that contain critical areas
or their associated buffers so long as they can meet
protection standards in ECDC Title 23 (Natural
Resources).
Credit: City of Edmonds
ACCESSORY DWELLING UNITS
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8.A.c
Under Discussion: Allowing ADUs in PRDs:
HOAs and CCRs:
PDF RCW 64.38.160
New associations Accessory dwelling units.
(1) Except governing documents of associations created to protect public health and safety, and ground and surface waters from on -site wastewater, governing
documents of associations created after July 23, 2023, and applicable to a property located within an urban growth area may not impose any restriction or prohibition on
the construction, development, or use on a lot of an accessory dwelling unit that the city or county in which the urban growth area is located would be prohibited from
imposing under RCW 36.70A.681.
(2) For the purposes of this section, "urban growth area" has the same meaning as in RCW 36.70A.030.
(3) A city or county issuing a permit for the construction of an accessory dwelling unit may not be held civilly liable on the basis that the construction of the accessor
dwelling unit would violate a restrictive covenant or deed restriction.
[ 2023 c 334 § 11.]
Planning Division Recommendations:
• State law requires that ADUs be allowed in all zones that allow for single-family development
• HOAs and CCRs that limited ADUs prior to July 23, 2023 can continue to do so.
• Municipality will not regulate private agreements.
ACCESSORY DWELLING UNITS
8.A.c
Under Discussion: Impact Fees
ECC Chapter 3.36
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. Note:
accessory dwelling units (ADUs) are not considered to create additional dwelling units
because ECDC 20.21.020 does not consider ADUs as increasing the overall density of a
single-family residential neighborhood.
Planning Division Recommendations:
• Count ADUs toward density requirements,
consistent with 2024 Comprehensive Plan Update
and GMA requirements.*
• May result in applying impact fees for ADUs.
• Reducing fees will incentivize ADU construction.
*Pending internal discussion and review by the City Attorney.
ACCESSORY DWELLING UNITS
Credit: Trip Advisor
8.A.c
Under Discussion: Utilities
Water meters, sewer connections, and utility
undergrounding can add costs to ADU
development. The Planning Division is
working with Public Works and Olympic View
Water and Sewer District (OVWSD) to update
regulations.
Planning Division Recommendations:
• Reduce costs for homeowners as much as
possible.
• Collaborate with the Public Works
Department, Utility Billing, South County
Fire, and OVWSD to ensure that all
requirements are met.
ACCESSORY DWELLING UNITS
Credit: watercarexa.nz
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8.A.c
Under Discussion: Utilities
Engineering Division Recommendations:
• New and extended utilities must be
undergrounded.
• All units must have unrestricted access to
utility control systems.
• Only one water service and meter allowed
per parcel.
• Only one sewer lateral is allowed per
parcel.
• Upsizing or replacement of existing service
lines/laterals may be required.
ACCESSORY DWELLING UNITS
DvAc he0
noun* with no
Sharod Sewer%
T•rIaced houwa
mth shared
► sewers
Planning Board recommendation memo should include the following policy
direction:
0 ADU size restrictions
o� ADU setback reductions
G Parking restrictions
O Impact fees
ACCESSORY DWELLING UNITS
8.A.c
Schedule:
• Council Introduction - November 14, 2023
• Planning Board Introduction - December 13, 2023
• Planning Board Discussion 1 -January 10, 2024
• Planning Board Discussion 2 -January 24, 2024
• Council Discussion 1 - February 27, 2024
• Planning Board Public Hearing - February 28, 2024
• Council Study Session - March 5, 2024
• Planning Board Discussion 3 - April 10, 2024
• Council Public Hearing - April 23, 2024
ACCESSORY DWELLING UNITS
10.A
Planning Board Agenda Item
Meeting Date: 04/10/2024
Extended Agenda
Staff Lead: Michael Clugston
Department: Planning Division
Prepared By: Michael Clugston
Background/History
N/A
Staff Recommendation
Discuss the attached extended agenda.
Narrative
N/A
Attachments:
April 10 Extended Agenda
Packet Pg. 79
10.A.a
Planning Board Extended Agenda - April 10, 2024
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Comprehensive Plan
High Level Alternatives
D/R
D/R
Joint Discussion w/EDC
D/R
D/R
Final Review Draft Alternatives
D/R
Transportation and Land Use
D/R
Draft Preferred Plan and Policy
D/R
Final Plan and Policy
D/R
Code Updates
Critical Aquifer Recharge
D/R
Tree Code Update
D/R
Detached Accessory Dwelling Units (HB 1337 - mid 2025)
D/R
D/R
PH
D/R
Green Building Incentives
I
D/R
D/R
PH
Climate Legislative Package
I
Land use permit timelines (SB 5290 - end 2024)
1
D/R
PH
Middle Housing (HB 1110 - mid 2025)
I
Design standards and processes (HB 1293 - mid 2025), including
multfamily design standards
Long Range
Capital Improvement Program/Capital Facilties Plan
Tree Canopy Policy
I
D/R
D/R
Highway 99 Landmark Site
Administrative
Election of Officers
Planning & Development 2024 Work Plan
B
Annual Retreat
I
Planning Board report to City Council
D/R
B
Parks, Recreation & Human Services Report
B
B
KEY
I- Introduction & Discussion
PH- Public Hearing
D/R- Discussion/Recommendation
B- Briefing/Q&A
R- Report with no briefing/presentation
Regular meeting cancelled
Future Items
Neighborhood Center Plans
Code Modernization Projects:
1. Unified Development Code (late 2025)
Comp Plan Implementation
Highway 99 Community Renewal Program
Packet Pg. 80