2024-04-24 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 24, 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. Minute Approval
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
A. Accessory Dwelling Unit Code Update (AMD2023-0008)
B. Green Building Incentives Program
8. NEW BUSINESS
9. SUBCOMMITTEE REPORT
10. PLANNING BOARD EXTENDED AGENDA
A. Extended Agenda
Edmonds Planning Board Agenda
April 24, 2024
Page 1
11. PLANNING BOARD MEMBER COMMENTS
12. PLANNING BOARD CHAIR COMMENTS
13. ADJOURNMENT
14. GENERIC AGENDA ITEMS
Edmonds Planning Board Agenda
April 24, 2024
Page 2
2.A
Planning Board Agenda Item
Meeting Date: 04/24/2024
Minute Approval
Staff Lead: Mike Clugston
Department: Planning & Development
Prepared By: Michelle Martin
Background/History
N/A
Staff Recommendation
Review April 10th meeting minutes.
Narrative
April 10th draft meeting minutes attached.
Attachments:
Draft April 10, 2024 minutes
Packet Pg. 3
2.A.a
CITY OF EDMONDS PLANNING BOARD
Minutes of Hybrid Meeting
April 10, 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 Martini.
0
L
Board Members Present Staff Present a
Jeremy Mitchell, Chair Mike Clugston, Acting Planning Manager
Lauren Golembiewski, Vice Chair (online) Rose Haas, Planner
Susanna Martini
Nick Maxwell
Board Members Absent
Judi Gladstone (excused)
Richard Kuehn (excused)
READING/APPROVAL OF MINUTES
MOTION MADE BY BOARD MEMBER MARTINI, SECONDED BY VICE CHAIR
GOLEMBIEWSKI, TO APPROVE THE MINUTES OF MARCH 27, 2024 AS PRESENTED.
MOTION PASSED UNANIMOUSLY.
ANNOUNCEMENT OF AGENDA
THERE WAS UNANIMOUS CONSENT TO APPROVE THE AGENDA AS PRESENTED.
AUDIENCE COMMENTS
Roger Pence, former Planning Board member/chair, commented on the issue of the stated growth targets of
13,000 people and 9,000 units. After doing his own research he found that there is no justification for the
expectation that the City of Edmonds is going to grow by 13,000 people in the next 20 years which is 4'/2 times
the growth rate of the previous 20 years. He also referred to the RM zoning and urged the City to enable smaller
units (1300 to 900 sf units) which could result a 50% increase in unit count out of future development in that
zone.
NEW BUSINESS
Planning Board Meeting Minutes
April 10, 2024 Pagel of 3
Packet Pg. 4
2.A.a
A. Accessory Dwelling Unit Code Update (AMD2023-0008)
The Board agreed to discuss this topic but wait to make a final recommendation at a future meeting when more
members are present. Planner Rose Haas presented the proposed code update and summarized staff
recommendations on areas where staff is seeking a recommendation from the Planning Board — reduction in
rear setbacks, total gross floor area restrictions, parking requirements, and whether to have impact fees. The
City Council public hearing is scheduled tentatively for May 7. Via Perkins Eastman, the consultant, is
projecting 2,010 ADUs to be built by 2044, or 105 per year. There some discussion about the illustrations and
a request for a 3-D model showing potential ADU development for better visualization. Staff responded to
clarification questions about the City's ability to require parking, whether ADUs can be built in front of a
primary residence, and the relationship between planning for development and building the infrastructure.
The group debated proposed size restrictions, possible setbacks, and heights. The sizes seemed appropriate to
some members. The height of the units appears to be the biggest concern for people in proximity to their existing
..
houses for privacy, light/views, and aesthetics. There was a suggestion to expand incentives (such as reduced
c
setbacks) for single story to other parcel sizes instead of just the smaller parcels. Several members expressed
a
agreement. There was a recommendation to not automatically offer the 10-foot setback on RS-6 or RS-8 in
a
order to encourage single -story through incentives on the small lots. There was significant discussion about
hypothetical and actual scenarios with varying heights and setbacks. A question was asked if stepbacks could
=_
be required for the second story in certain situations. Staff clarified that they can't restrict it more than they
2
would for a single-family structure. There was support for having the setbacks for two-story DADUs be the
same as the primary house.
There was some discussion about the fact that unconditioned space for single-family homes is not currently
restricted, so it cannot be restricted for ADUs as long as it meets lot coverage restrictions. It was noted that they
could potentially end up with a 1200 sf ADU built over 1200 sf of unconditioned space in some circumstances.
This might not be a bad thing as it is an efficient building style and could help with parking concerns. Planning
Manager Clugston stressed that this would be a very uncommon situation.
The group debated whether or not to require parking spaces for ADUs. Based on public concerns about not
requiring parking, a suggestion was offered to allow no parking for ADUs under a certain size threshold. Those
smaller units could potentially also be exempt from impact fees due to their small scale. Various options for
parking requirements were discussed. The City of Kirkland's regulations were reviewed which do not require
parking for one ADU but require an extra space if there are two. It was noted that this would be a way of meeting
the community halfway to address concerns about parking. The idea of having residential permit parking was
briefly mentioned. There was some discussion about whether it would be possible to do a public survey just on
the parking topic to get a better feel of the public opinion. Planning Manager Clugston suggested that the
Planning Board could provide City Council with more than one creative idea for them to debate; they don't
have to provide just one solution. Ms. Haas commented on the discrepancy between the comments that staff
receives on day-to-day planning and the public feedback they have gotten on this topic with regard to setbacks,
parking, size, etc. It was noted that people who actually want to build want flexibility with parking. Incentives
can be useful with a certain size threshold.
The group was supportive of requiring impact fees to sustain growth. There was a suggestion that smaller units
could be exempt (500-600 sf) due to their reduced scale. There was another suggestion to require an application
if someone wants to waive impact fees. Staff raised a concern about incentivizing smaller units because of the
Planning Board Meeting Minutes
April 10, 2024 Page 2 of 3
Packet Pg. 5
lack of diverse housing this could produce. It was noted that the type of structure built would still be market -
driven. There was discussion about costs to build ADUs, whether converted she -sheds would be allowed, ADA
accessibility, and whether impact fees would be a barrier for builders. There seemed to be agreement that the
proposed impact fees were appropriate.
L rr , a member of the public raised a concern about ADUs being permitted by the City in PRDs (Planned
Residential Developments) even though there might be existing HOA or CCRs precluding them. Ms. Haas
affirmed this could happen, but if the PRD had an existing ban prior to a certain date, the PRD could ban it as
part of that private agreement. In that instance it would be a civil issue between the homeowner and the HOA
or the PRD. However, the City would not be involved in regulating it. Larry expressed concern that the only
remedy available after the City approved the permit would be for someone to sue to stop the development. He
recommended that they look into this further. There was some support by board members to follow up with the
City Attorney and defer to the City Council. Staff added that they do not currently look at HOA documents
when reviewing building permits, so this would not be different than the existing situation.
..
�a
PLANNING BOARD EXTENDED AGENDA
a
a
a
April 24 — Green Building incentives; Detached Accessory Dwelling Units - Vice Chair Golembiewski and
Board Member Maxwell will work on a draft recommendation on ADUs based on tonight's discussion for
=_
consideration on April 24.
May 22 - Staff will confirm the joint meeting with the EDC. There may also be an update on the Tree Canopy
study at this meeting. If so, staff will consider whether to move the public hearing for the Green Building
incentives. It is not known if or when the Board will get back to the Tree Code this year.
PLANNING BOARD MEMBER COMMENTS
Board Member Maxwell reported on a recent Council discussion regarding growth alternatives for the
Comprehensive Plan. He expressed concern about the lack of time to preparation a presentation for the City
Council that would have facilitated better discussion and understanding. He recommended that the Planning
Board not do anything that they don't have to do this year (tree plan, Climate Element) so they can better focus
on what needs to be done with the rest of the Comprehensive Plan and do it well.
PLANNING BOARD CHAIR COMMENTS
None
ADJOURNMENT:
The meeting was adjourned at 8:58 p.m.
Planning Board Meeting Minutes
April 10, 2024 Page 3 of 3
Packet Pg. 6
7.A
Planning Board Agenda Item
Meeting Date: 04/24/2024
Accessory Dwelling Unit Code Update (AMD2023-0008)
Staff Lead: Rose Haas
Department: Planning Division
Prepared By: Rose Haas
Background/History
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 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
Packet Pg. 7
7.A
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.
Planning Board and Staff reconvened on April 10, 2024, to discuss possible policy recommendations.
Staff has updated the webpage (Edmondswa.gov/ADU
<https://www.edmondswa.gov/government/departments/development services/planning 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.
On April 241h, Planning Board will discuss and refine their draft policy recommendations prior to
forwarding a final memo to City Council. The Board's draft recommendations are included as
Attachment 3.
The project will be returning to Council on May 7, 2024 for a Public Hearing, and is anticipated for
adoption on June 4, 2024.
Staff Recommendation
Staff requests that Planning Board discuss the draft policy language and proposed code
language (Attachment 1). Staff recommends 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 (ADU) provide affordable housing options within existing single-family
neighborhoods. They are a small residence that shares a single-family lot with a primary dwelling. An
ADU is self-contained, with its own kitchen, bathroom, living and sleeping area. Edmonds has allowed
(ADUs) since 2000 but only when they are in or attached to a primary residence (ECDC 20.21).
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 standards for height, floor area, parking, utilities, etc.
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.
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:
Packet Pg. 8
7.A
Allow two ADUs per lot (any configuration of ADU and DADU).
No owner -occupancy requirements.
Allow separate sale of ADUs.
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, e-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 April 101h Planning Board meeting are shown as Attachment 2.
Attachments:
Attachment 1 - DRAFT Redline strikethrough Code Amendment
Attachment 2 - Public Comment
Attachment 3 - Draft Planning Board Recommendation to Council
Packet Pg. 9
7.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
Packet Pg. 10
7.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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7.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
Packet Pg. 12
7.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
Packet Pg. 13
7.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
Packet Pg. 14
7.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. 15
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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].
Packet Pg. 16
7.A.a
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);
8
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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
00
0
0
0
A
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O
N
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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.
O
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Packet Pg. 18
7.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
Packet Pg. 19
7.A.a
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].
11
Packet Pg. 20
7.A.a
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.
12
Packet Pg. 21
7.A.a
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
Packet Pg. 22
7.A.a
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
Packet Pg. 23
7.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
Packet Pg. 24
7.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
Packet Pg. 25
7.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).
17
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7.A.a
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.
18
Packet Pg. 27
7.A.a
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
Packet Pg. 28
7.A.a
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
Packet Pg. 29
7.A.a
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.
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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
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7.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. 38
7.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
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7.A.a
DRAFT ADU CODE UPDATE - 1337 v.8
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7.A.a
DRAFT ADU CODE UPDATE -1337 v.8
32
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7.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. 43
7.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
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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. 45
7.A.b
Haas, Rose
From: notification@civiclive.com
Sent: Tuesday, April 16, 2024 11:55 AM
To: Haas, Rose
Subject: Comments 2024-04-16 11:54 AM(MST) Submission Notification
Comments 2024-04-1611:54 AM(MST) was submitted by Guest on 4/16/2024 2:54:41 PM (GMT-07:00)
US/Arizona
Name Value
after watching your meeting about ADU's on May 7th ,the draft on paper
looks good but the back and forth bickering of of some counsel members on
subjects that they are not experts at is disturbing I hope that they won't be
textarea-1700597715163-0 making the decisions! I think off street parking is a must in a town like this
with ferry boats, trains, bike lanes its already so congested with people
Leaving there cars .please watch the meeting again and reflect on what I'm
saying
To view this form submission online, please follow the link below:
https://edmondswa.gov/form/one.aspx?objectld=20221277&contextld=l 9931715&returnto=submissio
ns
Packet Pg. 46
7.A.b
Haas, Rose
From: notification@civiclive.com
Sent: Tuesday, April 16, 2024 12:40 PM
To: Haas, Rose
Subject: Comments 2024-04-16 12:40 PM(MST) Submission Notification
Comments 2024-04-1612:40 PM(MST) was submitted by Guest on 4/16/2024 3:40:05 PM (GMT-07:00)
US/Arizona
Name Value
As a long time resident of Edmonds I would like to see ADU's added.
Affordable rents are really hard to find in our area. This would allow current
homeonwners to do many things: * The ability to downsixe and move into a
ADU and rent out the existing home. * Provide extra income for seniors.
textarea-1 700597715163-0 * Increase more affordable housing for young people and low income wage
earners. *Still maintain Edmonds charm without needing to build taller
buildings to house people. *Maximize property values. *Provide space for
older parents or relatives to have affordable housing and allow us to be
close enough to provide care, while still maintaining some privacy in our
own homes. Thank you! Alan Thiemens 272 4TH AVE N Edmonds, WA 98020
To view this form submission online, please follow the link below:
https://edmondswa.gov/form/one.aspx?objectld=20221411 &contextld=19931715&returnto=submissio
ns
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7.A.c
MEMORANDUM
To: Edmonds City Councilmembers & Mayor Rosen
From: Edmonds Planning Board
Date: DRAFT for discussion at 4/24/24 meeting
CC: Edmonds Planning Board, and Planning and Development Staff
Re: ADU/DADU Code — Planning Board Recommendation
Mayor Rosen and Councilmembers,
The Edmonds Planning Board is pleased to present this memorandum summarizing our recommendation for
the Attached Dwelling (ADU) and Detached Accessory Dwelling Unit (DADU) Code Additions. Edmonds
residents have expressed great interest in expanding our existing code to include DADUs; in addition, HB
1337 will take effect in 2025 and requires cities to allow for ADU/DADU construction. Our recommendation
is to adopt code that aligns with HB 1337 ahead of the required timeline, to provide clear and objective
guidance for those wishing to build an ADU/DADU.
The elements of HB 1337 that must be incorporated into Edmonds development code before July 2025:
➢ Allow two ADUs per lot (any configuration of ADU and DADU).
➢ No owner -occupancy requirements.
➢ Allow separate sale of ADUs.
➢ No parking can be 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,OOOsf.
➢ Allow DADUs to be sited at a rear lot line, if 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.
Meetings & Discussion:
The City of Edmonds held an online open house to address questions from citizens about Accessory Dwelling
Units November 30, 2023. In 2023, Edmonds held meetings to gain citizen input for the Comprehensive Plan
development process.
The Planning Board met and discussed the ADU/DADU code update 6 times between December 2023 and
April 2024 including holding one Public Hearing on February 28, 2024. Staff has taken notes from our
discussions and incorporated them into the draft code for each meeting. The meeting dates if you wish to
review the minutes were:
Packet Pg. 48
7.A.c
Planning Board Introduction — December 13, 2023
Planning Board Discussion 1 —January 10, 2024
Planning Board Discussion 2 —January 24, 2024
Planning Board Public Hearing— February 28, 2024
Planning Board Discussion 3—April 10, 2024
Planning Board Discussion & Recommendation —April 24, 2024
Citizen Input:
For ADU's & DADU's, there was consistent preference for shorter rather than taller buildings — a preference
for single story rather than 24' buildings.
There was mixed input about how to comply with HB1337. Residents who attended the November 30 open
house were enthusiastic about the opportunity to add housing for family who could not afford to live in
Edmonds otherwise and the opportunity to benefit financially from home and land. Emails and Public
Hearing comments expressed preference for HB1337 never having been passed to begin with and a request
that compliance with HB1337 be as minimal as legally possible.
There was mixed input on the question of requiring additional off-street parking rather than allowing
residents to choose for themselves how much parking to install. There were requests for requiring additional
off-street parking spaces beyond the two spaces already required for single-family parcels, Based on a
concern that allowing additional housing without additional off-street parking will lead to increased on -street
parking. There were requests to not require additional off-street parking, based on a concern about the
environmental harm of reducing surface -level rainwater infiltration, and concern with government overreach
in requiring households put in parking even when they have no vehicles to park.
Concerns about the looming produced by two-story ADUs/DADUs with small setbacks.
Recommendation:
Our recommendation addresses specific areas in which Edmonds can add, modify, and/or clarify elements
of the ADU/DADU code that are complimentary to those in HB 1337, while promoting development
consistent with the Edmonds Vision Statement and Comprehensive Plan.
1. Size Limitations and Setbacks — HB 1337 sets the maximum size limitation at no less than
1,OOOsf. The Planning Board agrees this is appropriate for the R-6 and R-8 zoned parcels, but
recommends increasing the maximum size to 1200 SF for R-10, R-12, R-20 zoned parcels. We
recommend maintaining the same setbacks for DADUs as are required for Single Family, except
for reducing the setbacks for DADUs with a building height of 15' or less. Recommended Table
of ADU Development Standards:
Maximum ADU
Minimum
Maximum DADU
Sub District
Gross Floor
DADU Rear
Height
Area (Sq. Ft.)
Setbackl,Z
Packet Pg. 49
7.A.c
RS-20
1200'
2513
24'
RS-12
1200'
2513
24'
RS-10
1200'
2013
24'
RS-8
1000'
1514
24'
RS-6
1000'
1514
24'
' 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.
'The normally required rear setback may be reduced to a minimum of fifteen feet for a
detached accessory dwelling units 15' in height or less.
'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.
2. Parking— On lots with more than one (1) accessory dwelling unit, there shall be one (1) off-
street parking space provided unless:
a. On -street parking is available within 600 feet of the subject property; or
b. The property is located within one- half -mile of a major transit stop, as defined in RCW
36.70A.696(8)
3. Impact Fees —Impact fees are necessary for Edmonds to accommodate the growth anticipated
with HB 1337. The Planning Board recommends requiring street and park impact fees at 50% of
the amounts imposed on single family development.
The 50% level is a small percent of the cost of constructing an ADU or DADU. The Planning
Board does not feel that the 50% level will discourage ADU/DADU development.
4. Utilities —We understand that the Engineering department is working with Olympic View Water
to update regulations. Generally Engineering recommends
• New and extended utilities must be undergrounded.
• All units must have unrestricted access to utility control systems.
• Only allowing one water service and meter per parcel.
• Only allowing one sewer lateral per parcel.
• Upsizing or replacement of existing service lines/laterals may be required
We agree with Engineering's recommendation, understanding that additional connections to
mainlines increase the cost of maintenance and replacement of City -owned utilities. If
secondary meters are desired for ADUs, they would be a separate agreement between the
homeowner(s) and/ortenants and would not be recorded bythe City. Power utilities may require
a separate meter and would be coordinated directly.
Packet Pg. 50
7.A.c
Council Decisions
• ADU/ADU height & setback
• Maximum ADU/DADU size
• Additional Off-street parking
• Impactfees
• Utility metering
The following summary includes some reasonable options that the Planning Board considered. Other
options are possible. These options are provided to make it easier to understand what issues need
decisions.
ADU/DADU Height & Setbacks
Options
Pros & Cons
Option A
Pros: Ensures a minimum of 30' between all
24' height for every ADU/DADU and ADU/DADU.
buildings in single-family residential
Setbacks match main -house setbacks (except on
neighborhoods.
a back lot line on an alleyway)
Cons: Increases the number of 2-story
ADUs/DADUs
Option B
Pros: Incentivizes one-story buildings
24' allowed. 10' removed from setback
requirements if ADU/DADU height limited to 15'.
Cons: Provides a possibility of a 20' gap between a
home and a neighbor's 1-story neighbor DADU in
RS-6 & R-8 neighborhoods
Planning Board recommendation: Option B
Level of Compliance
Options
Pros & Cons
Option A
Pros: Reduces noticeable changes to Edmonds
Minimum compliance with HB1337: maximum size
due to HB1337.
set at 1,000 for all ADUs and DADUs
Increases low-income housing by increasing the
stock of smaller homes.
Cons: Reduces residents' freedom to build the
ADU's & DADU's that best match their needs.
Option B
Pros: Increases residents' freedom to build the
Allow 1,200 square feet in RS-10 to RS-20 zones.
ADU's/DADU's that will work best for them,
Packet Pg. 51
7.A.c
without the crowding that such buildings would
add in smaller lots.
Cons: Some residents will object to seeing
ADUs/DADUs that are 20% larger.
Planning Board recommendation: Option B
Additional Off -Street Parking
Options
Pros & Cons
Option A
Pros: Reduces additional on -street parking due to
Require an additional off-street parking space for
ADUs/DADUs.
each new ADU or DADU for homes more than a
half mile from any major transit center.
Cons: Increased stormwater
Increased resident costs.
Reduced lawn and garden space, even when no
vehicle is owned to park in the space.
Option B
Pros and Cons of Option A, but weaker impacts of
Leave required off-street parking spaces at 2 for a
the requirement.
first ADU/DADU; require a third off-street parking
space only if a second ADU/DADU is added more
than a half mile from any major transit center.
Option C
Pros: Increased surface -level stormwater
Allow residents to choose for themselves whether
infiltration
to add off-street parking when they add an
Reduced resident costs
ADU/DADU.
Increased lawn and garden space
Cons: Increased on -street parking
Planning Board recommendation: Option B
Impact fees
Options
Pros & Cons
Option A
Pros: Better funding for City services
Maximum allowable impact fees: 50% of main
house fees
Cons: Small disincentive that puts additional
costs on residents and may discourage
ADU/DADU development
Packet Pg. 52
7.A.c
Option B Pros: Small incentive to encourage ADU/DADU
Reduced fees development
Cons: Reduced funding for City services
Planning Board recommendation: Option A
Water & sewer metering and connections
Options
Pros & Cons
Option A
Pros: Reduced cost for meter and line
Require a single water meter per parcel - main
maintenance
house and ADU/DADU's share a single meter.
Allow only one sewer connection from each parcel
Cons: ADU/DADU residents will have to
to sewer mains.
coordinate with main house residents
Development permitting may require replacing
existing service lines or laterals.
Option B
Pros: Additional costs
Allow multiple water meters per parcel and
multiple sewer laterals or lines
Cons: Greater indepdence of ADU/DADU residents
Planning Board recommendation: Option A
End of Memo
Packet Pg. 53
7.B
Planning Board Agenda Item
Meeting Date: 04/24/2024
Green Building Incentives Program
Staff Lead: Leif Bjorback
Department: Planning & Development
Prepared By: Tristan Sewell
Background/History
Edmonds' 2023 Climate Action Plan includes a green building incentive program as a necessary action to
achieve the City's goal of climate neutrality by 2050. The Planning & Development Department has
researched and drafted green building incentives that could be offered in the zoning code and through
expedited building permit review processes.
The Planning Board received an introduction to this topic on January 10th, 2023, followed by an update
on the draft green building incentives program on February 281", 2024 (minutes as Attachment 8).
Staff has refined the zoning code amendments and has researched effective means to enforce the
program. The draft codes are included as Attachments 1- 6 as redline/strikeouts of the specific zoning
chapters where incentives are proposed.
A public hearing on this topic is scheduled for May 22.
Staff Recommendation
Staff will provide a presentation on the proposed code changes and requests Planning Board feedback.
A working version of the presentation is included as Attachment 9.
Narrative
Staff researched best practices, outcomes, and plans for revisions of the leading Puget Sound green
building programs prior to developing the proposed incentives. The current code includes some green
building land use incentives, such as increased building height. The attached proposal works to integrate
these lessons into existing code in a manner that would be easily understood by applicants and staff
alike. The proposal relies on industry standards and existing precedent in Edmonds' code to offer
attractive incentives capable of motivating the desired environmental outcomes.
The concept of incentives have also been incorporated into the 2024 Comprehensive Plan update to
enable an extra floor for buildings within our growth areas. Staff anticipates that the green building
incentive program could be adapted after the Comp Plan adoption to require a higher level of LEED
certification (platinum) for mixed -use developments in neighborhood centers or hubs that want to
pursue an additive floor. Staff would not advise waiting until the Comp Plan is complete to adopt a
green building incentive program. There will be new residential construction opportunities with the
DADU code update that staff would like to incentivize to use the Built Green program. This addresses
Packet Pg. 54
7.B
the concern of the Climate Action Plan as residential buildings are responsible for 35% of our GHG local
emissions.
Potential benefits of incentivizing green building via permitting and land use include:
More resilient building stock - both commercial and residential
Reduction of the largest GHG emission source of Edmonds' local climate pollution
Reduced land allocation to parking; costs can be shifted to green development
Fostering shifts in the development market and ensuring that Edmonds is taking advantage of
new advanced building practices similar to peer cities
Potential negative impacts from green building incentives include:
Increased demands on permitting staff from prioritized reviews could delay other development
review permits
Increased training needs for staff on green building practices
Inequitable distribution of program's benefits
Inability to enforce maintenance of required building performance
Attachments:
Attachment 1 - Section 16.20.060 ECDC - RS Zone
Attachment 2 - Section 16.30.060 ECDC - RM Zone
Attachment 3 - Section 16.43.050 ECDC - BD Zone
Attachment 4 - Section 16.45.040 ECDC - BN Zone
Attachment 5 - Section 16.50.040 ECDC - BC Zone
Attachment 6 - Section 16.53.030 ECDC - BP Zone
Attachment 7 - Draft Incentives Summary Table 4.18.24
Attachment 8 - Excerpt PB minutes 2.28.24
Attachment 9 - Slides 4.24.24
Packet Pg. 55
7.B.a
Chapter 16.20 ECDC, RS - Single -Family Residential
Pagel of 2
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 buildings.
16.20.060
Green building incentives.
16.20.060 Green building incentives.
A. General. New principal residences, as well as additions/remodels to those existing buildings,
can earn relaxed site development standards by receiving Built Green 4-Star certification or
better.
B. Development Type. Only housing proposals receive the below land use incentives. Other uses
permitted in this zone, whether primary or secondary uses, or outright or conditionally
permitted, are ineligible for the following incentives.
C. Height. Residences certified Built Green 4-Star or better may extend five feet above the stated
height limit of ECDC 16.20.030 if all portions of the roof above the stated height limit have a
slope of four inches in 12 inches or greater.
D. Setbacks. Residences certified Built Green 5-Star or better may use the setbacks of one RS
zone district smaller (i.e. RS-12 site may use RS-10 setbacks - see ECDC 16.20.030). Properties
zoned RS-6 receive no further setback reduction.
The Edmonds Community Development Code is current through Ordinance 4314, passed August 2, 2023.
Packet Pg. 56
7.B.a
Chapter 16.20 ECDC, RS - Single -Family Residential
Page 2 of 2
E. Parking. New residential development certified Built Green 4-Star or better requires only one
parking space per dwelling unit rather than the standard requirement of ECDC
17.50.020(A)(1)(a). This reduced requirement does not apply to additions/remodels. Electric
vehicle parking standards of Chapter 17.115 remain calculated off standard parking
requirements.
F. Detached Accessory Dwelling Units. Detached accessory dwelling units certified Built Green 4-
Star or better in the IRS-6 and RS-8 zones may have an additional 5% of structural lot coverage
to a maximum of 40% for the lot.
G. Enforcement. Development granted these incentives but then unable to achieve the
requirements are subject to the enforcement measures of ECDC 17.XX.
The Edmonds Community Development Code is current through Ordinance 4314, passed
August 2, 2023.
Disclaimer: The city clerk's office has the official version of the Edmonds Community
Development Code. Users should contact the city clerk's office for ordinances passed
subsequent to the ordinance cited above.
City Website: www.edmondswa.gov
Hosted by Code Publishing Company, A General Code Company.
The Edmonds Community Development Code is current through Ordinance 4314, passed August 2, 2023.
Packet Pg. 57
7.B.b
Chapter 16.30 ECDC, RM - Multiple Residential
Page 1 of 2
Chapter 16.30
RM - MULTIPLE RESIDENTIAL
Sections:
16.30.000
Purposes.
16.30.010
Uses.
16.30.020
Subdistricts.
16.30.030
Site development standards.
16.30.040
Site development exceptions.
16.30.050
Green building incentives.
16.30.050 Green building incentives.
A. General. New multifamily residential buildings, as well as additions/remodels to those
existing buildings, can earn relaxed site development standards by receiving LEED Gold
certification or better.
B. Incentive Options. Multifamily residential development certified LEED Gold or better may
choose to use one of the following incentives. Multifamily residential development certified
LEED Platinum or better may use both of the following incentives.
1. Height. Structures are allowed an additional five feet above the stated height limit of
ECDC 16.30.030(A). This is in addition to pitched roof height bonus of ECDC
16.30.030(A)(1).
2. Density. The dwelling unit density may increase one zoning district (i.e., a property
zoned RM-2.4 may apply the lot area per unit requirement of the RM-1.5 zone - see
ECDC 16.30.030(A)). Properties zoned RM-1.5 or RM-EW receive no additional density
C. Parking. Multifamily residential development certified LEED Gold or better must provide a
minimum of one off-street parking space per dwelling unit rather than the requirements of
ECDC 17.50.020(A)(1)(b).
The Edmonds Community Development Code is current through Ordinance 4314, passed August 2, 2023.
Packet Pg. 58
7.B.b
Chapter 16.30 ECDC, RM - Multiple Residential
Page 2 of 2
D. Enforcement. Development granted green building incentives but then unable to achieve the
requirements are subject to the enforcement measures of ECDC 17.XX.
The Edmonds Community Development Code is current through Ordinance 4314, passed
August 2, 2023.
Disclaimer: The city clerk's office has the official version of the Edmonds Community
Development Code. Users should contact the city clerk's office for ordinances passed
subsequent to the ordinance cited above.
City Website: www.edmondswa.gov
Hosted by Code Publishing Company, A General Code Company.
The Edmonds Community Development Code is current through Ordinance 4314, passed August 2, 2023.
Packet Pg. 59
7.B.c
Chapter 16.43 ECDC, BD - Downtown Business
Pagel of 2
Chapter 16.43
BD - DOWNTOWN BUSINESS
Sections:
16.43.000
Purposes.
16.43.010
Subdistricts.
16.43.020
Uses.
16.43.030
Site development standards.
16.43.035
Design standards - BD zones.
16.43.040
Operating restrictions.
16.43.050
Green building incentives.
16.43.050 Green building incentives.
A. General. New buildings, as well as additions/remodels to those existing buildings, can earn
relaxed site development standards by receiving LEED Gold certification or better.
B. Eligibility. Development of new single-family residences cannot receive these green building
incentives in the BD zone. Remodel projects for existing single-family residences can earn the
incentives for the RS zone instead (see ECDC 16.20.060).
C. Height. Development certified LEED Gold or better in the BD1 - 4 zones is allowed an
additional five feet above the stated height limit in ECDC 16.43.030.A. Properties zoned BD5
receive no additional benefit. D. Enforcement. Development granted these incentives but then
fails to achieve the requirements are subject to the enforcement measures of ECDC 17.XX.
The Edmonds Community Development Code is current through Ordinance 4314, passed
August 2, 2023.
The Edmonds Community Development Code is current through Ordinance 4314, passed August 2, 2023.
Packet Pg. 60
7.B.c
Chapter 16.43 ECDC, BD - Downtown Business
Page 2 of 2
Disclaimer: The city clerk's office has the official version of the Edmonds Community
Development Code. Users should contact the city clerk's office for ordinances passed
subsequent to the ordinance cited above.
City Website: www.edmondswa.gov
Hosted by Code Publishing Company, A General Code Company.
The Edmonds Community Development Code is current through Ordinance 4314, passed August 2, 2023.
Packet Pg. 61
7.B.d
Chapter 16.45 ECDC, BN - Neighborhood Business
Chapter 16.45
BN - NEIGHBORHOOD BUSINESS
Sections:
16.45.000
Purposes.
16.45.010
Uses.
16.45.020
Site development standards.
16.45.030
Operating restrictions.
16.45.040
Green building incentives.
Pagel of 2
16.45.040 Site development exceptions - green building incentives.
A. General. New buildings, as well as additions/remodels �o those existing buildings, can earn
relaxed site development standards by receiving LEED Gold certification or better.
B. Eligibility. Development of new single-family residences cannot receive these green building
incentives in the BN zone. Remodeled existing single-family residences can earn the incentives
for the IRS zone instead (see ECDC 16.20.060).
C. Height. Development certified LEED Gold or better is allowed an additional five feet above the
stated height limit of ECDC 16.45.020.A where all portions of the roof above 25 feet are sloped
at least four in twelve.
D. Parking. Development certified LEED Gold or better (must provide at least one parking space
per 500 square feet of leasable floor area.
IE. Enforcement Development granted these incentives but then (fail) to achieve the
requirements are subject to the enforcement measures of ECDC 17.XX.
The Edmonds Community Development Code is current through Ordinance 4314, passed August 2, 2023.
Commented [CM7]: Does LEED look at new cons
and remodels the same for commercial?
Commented [CM2]: I'd pick something easier to
administer. 1 stall per 500 sf of leasable floor area
commercial and 1 stall per dwelling unit if residenti�
included
Commented [CM3]: Sub E and F?
Packet Pg. 62
7.B.d
Chapter 16.45 ECDC, BN - Neighborhood Business
Page 2 of 2
The Edmonds Community Development Code is current through Ordinance 4314, passed
August 2, 2023.
Disclaimer: The city clerk's office has the official version of the Edmonds Community
Development Code. Users should contact the city clerk's office for ordinances passed
subsequent to the ordinance cited above.
City Website: www.edmondswa.gov
Hosted by Code Publishing Company, A General Code Company.
The Edmonds Community Development Code is current through Ordinance 4314, passed August 2, 2023.
Packet Pg. 63
7.B.e
Chapter 16.50 ECDC, BC - Community Business
Page 1 of 2
Chapter 16.50
BC - COMMUNITY BUSINESS
Sections:
16.50.000
BC and BC - Edmonds Way.
16.50.005
Purposes.
16.50.010
Uses.
16.50.020
Site development standards.
16.50.030
Operating restrictions.
16.50.040
Green building incentives.
16.50.040 Green building incentives.
A. General. New buildings, as well as additions/remodels to those existing buildings, can earn
relaxed site development standards by receiving LEED Gold certification or better.
B. Eligibility. Development of new single-family residences cannot receive these green building
incentives in the BC zone. Remodeled existing single-family residences can earn the incentives
for the RS zone instead (see ECDC 16.20.060).
C. Height. Development certified LEED Gold or better is allowed an additional five feet above the
stated height limit of ECDC 16.50.020(A) in addition to the standard pitched roof height bonus
of ECDC 16.50.020(A)(2).
D. Parking. Development certified LEED Gold or better must provide at least one parking space
per 500 square feet of leasable commercial floor area.
E. Enforcement. Development granted these incentives but then unable to achieve the
requirements are subject to the enforcement measures of ECDC 17.XX.
The Edmonds Community Development Code is current through Ordinance 4314, passed August 2, 2023.
Packet Pg. 64
7.B.e
Chapter 16.50 ECDC, BC - Community Business
Page 2 of 2
The Edmonds Community Development Code is current through Ordinance 4314, passed
August 2, 2023.
Disclaimer: The city clerk's office has the official version of the Edmonds Community
Development Code. Users should contact the city clerk's office for ordinances passed
subsequent to the ordinance cited above.
City Website: www.edmondswa.gov
Hosted by Code Publishing Company, A General Code Company.
The Edmonds Community Development Code is current through Ordinance 4314, passed August 2, 2023.
Packet Pg. 65
7.B.f
Chapter 16.53 ECDC, BP - Planned Business
Page 1 of 2
Chapter 16.53
BP - PLANNED BUSINESS
Sections:
16.53.000 Purpose.
16.53.010 Uses.
16.53.020 Site development standards.
16.53.030 Green building incentives.
16.53.030 Site development exceptions - green building incentives.
A. General. New buildings, as well as additions/remodels to those existing buildings, can earn
relaxed site development standards by receiving LEED Gold certification or better.
B. Eligibility. Development of new single-family residences cannot receive these green building
incentives in the BP zone. Remodeled existing single-family residences can earn the incentives
for the RS zone instead (see ECDC 16.20.060).
C. Height. Development certified LEED Gold or better receive an additional five feet to the height
maximum, in addition to the standard pitched roof height bonus of ECDC 16.53.020(A)(2).
D. Parking. Development certified LEED Gold or better may use the lesser requirement of
Chapter 17.50.020(B) or a parking study. Electric vehicle parking standards of Chapter 17.115
remain calculated off standard parking requirements.
G. Enforcement. Development granted these incentives but then fails to achieve the
requirements are subject to the enforcement measures of ECDC 17.XX.
The Edmonds Community Development Code is current through Ordinance 4314, passed August 2, 2023.
Packet Pg. 66
7.B.f
Chapter 16.53 ECDC, BP - Planned Business
Page 2 of 2
The Edmonds Community Development Code is current through Ordinance 4314, passed
August 2, 2023.
Disclaimer: The city clerk's office has the official version of the Edmonds Community
Development Code. Users should contact the city clerk's office for ordinances passed
subsequent to the ordinance cited above.
City Website: www.edmondswa.gov
Hosted by Code Publishing Company, A General Code Company.
The Edmonds Community Development Code is current through Ordinance 4314, passed August 2, 2023.
Packet Pg. 67
Edmonds Green Building Incentives
Single -Family Residential
Multifamily Residential, Commercial, and Mixed Use
Development
Type
New Construction'
Remodel
Multifamily Residential
Business (B) Zones
(RM) Zones
Certification
Built Green 4-Star
Built Green Remodel
LEED Gold'
Minimum
Built Green 5-Star projects may use
Setbacks
setbacks one zone smaller (i.e., RS-
N/A
N/A
10 to RS-8. RS-6 as -is).
Choose one* of the
+5' plus the 5' pitched
roof
following:
bonuses below
+5' plus pitched roof
3-in-12
bonus of ECDC
ECDC 16.50.020(A)(2)
BC
+5' where all portions above 25' are
+5' where all portions
16.30.030(A)(1)
4-in-12
Height
sloped at least 4-in-12
above 25' that are
• Maximum unit density
ECDC 16.53.020(A)(2)
BN3, BP
sloped at least 4-in-12
increased one tier (i.e.,
RM-3 to RM-2.4)
6-in-12
BDS
ECDC 16.43.030(C)(2)(a)
No roof pitch bonus
BD 1-4
*LEED Platinum projects
may use both incentives.
Parking
1 per dwelling unit
N/A
1 per dwelling unit
1 per 500 sq. ft. leasable commercial floor area
Expedited
Review
See Review Times Table
' Incentives unavailable to new single-family residences in RM, OR, Business, or Commercial zones. Incentives are available to single-family remodels, duplexes, and
ADUs in these zones.
'Appropriate LEED rating system depends on project
3 Previously lacked the 5' pitched roof bonus
Last revised April 18, 2024
Packet Pg. 68
IT
N
W
7.B.h
MOTION TO CLOSE THE PUBLIC HEARING MADE BY BOARD MEMBER GLADSTONE,
SECONDED BY VICE CHAIR GOLEMBIEWSKI. MOTION PASSED UNANIMOUSLY.
NEW BUSINESS
A. Green Building Incentives Program
Planner Tristan Sewall and Building Official Leif Bjorback made the presentation regarding potential incentives
including:
• Additional building height
• Reduced property line setbacks
• Increased lot coverage
• Density
• Reduced off-street parking
• Expedited plan review
Board members had questions about how the expedited plan review would work. There was a recommendation
to hire temporary staff if needed to not slow down the rest of the applications. A board member asked about the
cost to the applicant to be able to qualify for the incentives. Staff explained that the only cost is the commitment
to build green. They reviewed Built Green and LEED building standards.
Staff reviewed draft land use incentives with examples for Single -Family Residential with Built Green 4-Star
or Better and Built Green 5-Star or better and Multifamily Residential LEED Gold (baseline) and LEED
Platinum (further incentives). There was a question about the value of the 5-foot height incentive. Staff also
reviewed the Business Zones incentives with LEED Gold. Commercial, Mixed Use, and Master Planned zones
are excluded because incentives already exist in those zones. Required EV parking will be calculated off the
standard parking requirement. Staff reviewed draft RS code and additional questions for consideration.
Hard questions to consider:
• How might these incentives impact housing affordability? May it contribute to housing displacement?
• Who would benefit most from these incentives? Who might face unintended negative outcomes? Who
is left out?
• Do the land use incentives reflect the communities best interest? Are they meaningful to development
professionals and homeowners?
• Can staff successfully implement accelerated review? Can we handle the incentivized applications with
current staffing?
Staff also responded to previous Planning Board questions related to Edmonds' building emissions and
estimating emissions reduction potential. They reviewed the timeline and next steps.
There was a question about how this would apply to a remodel. Would the entire home be subject to this
improvement or just the portion that is remodeled? Staff provided a link to the Built Green Remodel program
and checklist which might answer those questions. A board member asked about incentivizing green building
techniques for remodels for homeowners who are not used to the cumbersome process. Staff explained it is
often the design professional or contractor who would be selling this. A board member suggested a city rebate
Planning Board Meeting Minutes
February 28, 2024 Page 5 of 7
Packet Pg. 69
7.B.h
program for smaller projects. There was some discussion about ways other cities do this and potentials for
Edmonds.
PLANNING BOARD EXTENDED AGENDA
Chair Mitchell asked the Board for feedback on requesting a Planning Board public hearing on the draft growth
alternatives that were presented to the Planning Board before the April 13 EIS. Board members discussed the
value of public comment and debated the best time and way to get more public comments regarding the draft
alternatives. There were concerns about how the timing of a public hearing could impact the draft EIS. A board
member asked if there is any flexibility with the draft EIS date. Mr. Clugston did not think there was. There was
interest in having a special meeting to have a public hearing on March 20 to help the Board's recommendation
process. The Board generally discussed what a recommendation to Council might look like.
MOTION MADE BY BOARD MEMBER GLADSTONE TO HOLD A SPECIAL MEETING ON
MARCH 20 TO CONDUCT A PUBLIC HEARING ON THE PROPOSED ALTERNATIVES FOR
THE COMPREHENSIVE PLAN. THE MOTION WAS SECONDED BY CHAIR MITCHELL.
Vice Chair Golembiewski moved to amend the motion to say that the Board would like to schedule a public
hearing prior to making a recommendation to Council on April 10 and that they would confirm the date at the
March 6 meeting. Planning Manager Clugston reviewed public hearing notice requirements and timeline. Vice
Chair Golembiewski withdrew her amendment.
MOTION PASSED UNANIMOUSLY.
Mr. Clugston continued to review the rest of the extended agenda. The bulk of the next four or five meetings
will be Comprehensive Plan topics. The March 6 Retreat will be a high-level review of alternatives. ADUs will
come back for discussion on March 13 along with the joint meeting with the EDC (Economic Development
Commission). There was consensus to hold the public hearing at 6:30 p.m. on the 20t'.
There was a comment about the order of the Comprehensive Plan work. Since they are looking at the alternatives
first and then the policies in May, it seems like they could end up with a lot of discussion between May and
July.
After some discussion the group seemed to have a preference of having summer break on August 14. There was
a question about the week of spring break (the first week of April) but the group will be off that week anyway.
Mr. Clugston gave an update on board member position openings and recruitment efforts. Clarification
questions followed.
PLANNING BOARD CHAIR COMMENTS
None
PLANNING BOARD MEMBER COMMENTS
Board Member Maxwell expressed appreciation to everyone for the meeting and the great input tonight.
Planning Board Meeting Minutes
February 28, 2024 Page 6 of 7
Packet Pg. 70
Edmonds'
Green Building
Incentives Program
Leif Bjorback, Building Official
Tristan Sewell, Planner
Planning and Development Dept.
City of Edmonds
Planning Board
April 24, 2024
Packet Pg. 71
7.B.i
Today's Discussion
• Brief Recap
• Construction Standards
• Potential Incentives
• Other Notes
• Hard Questions
I?), 1. " 0 "
Packet Pg. 72
7.B.i
Brief Recap
• Encouraging development with reduced environmental impacts via
optional permitting and land use incentives.
• The proposed incentives expand upon examples already in our code.
• Buildings emit most of Edmonds' local climate pollution. Residences
emit over a third.
• Need to consider the 2024 Comprehensive Plan update, 2021 State
building and energy codes, 2023 State housing bills, etc.
E
Packet Pg. 73
7.B.i
Construction Standards
Established Certifications
• Single -Family Residential: Built
Green 4-Star or Remodel
• Commercial, Multifamily, and
Mixed Use: LEED Gold
I ?), 1. " 0 "
• Flexible, point -based systems —
not prescriptive
• Periodically updated in response
to the market and regulation
• Widely used and recognized in
our region
• Third -party verified
Packet Pg. 74
7.B.i
Potential Incentives
• Additional building height —can be necessary for efficiency
• Reduced property line setbacks — onsite location flexibility
• Increased lot coverage —more developable lot area
• Density —increased number of dwelling units, floor area ratio
• Reduced off-street parking —specific needs vs. one -size -fits -most
• Expedited plan review —targeting 50% reduction in review time
I?), 1. " 0 "
Packet Pg. 75
7.B.i
Draft Permit
Review
Incentives
M
L
Q
L
a
N
d
DRAFT - EDMONDS TARGET TIMES FOR PERMIT PROCESSING
(WEEKS)
C
Actual Review times may vary
Tota I Ta rget
Permit Type Review Type
1st Review
2nd Review
3rd Review
Review Time
m
Regular
6
3
2
11
c?
New Single Family Expedited
3
2
1
6
N
Single Family Regular
3 to 5
2 to 3
1 to 2
6 to 10
qe
CN
Addition or Remodel Expedited
2 to 3
1 to 2
1
4 to 6
Commercial/ MF Regular
8
5
3
16
Cn
New Expedited
4
3
2
9
Commercial/MF Regular
4
3
2
9
Additions Expedited
2
2
1
5
a
Commercial Regular
4
2
1
7
Remodel (Tenant
E
Improvement) Expedited
2
1
1
4
Expedited review for single family not available in RM or B zones
Review times may vary depending on staff work volumes and complexity of project. Packet Pg. 76
7.B.i
Edmonds Green Building Incentives
Single -Family Residential
Multifamily Residential, Commercial, and Mixed Use
Development
Multifamily Residential
Type
New Construction
Remodel
Business (B) Zones
(RM) Zones
Certification
Built Green 4-Star
Built Green Remodel
LEED Gold'
Minimum
Built Green 5-Star projects may use
Setbacks
setbacks one zone smaller (i.e., RS-
N/A
N/A
10 to RS-8. RS-6 as -is).
Choose one* of the
+5' plus the 5' pitched roof
following:
bonuses below
+5' plus pitched roof
3-in-12
bonus of ECDC
ECDC 16.50.020(A)(2)
BC
+5' where all portions above 25' are
+5' where all portions
16.30.030(A)(1)
4-in-12
Height
sloped at least 4-in-12
above 25' that are
. Maximum unit density
ECDC 16.53.020(A)(2)
BN', BP
sloped at least 4-in-12
increased one tier (i.e.,
RM-3 to RM-2.4)
63.030
BD5
ECDC 16.43.030(C)(2)(a)
No pitched roof bonus
BD1-4
*LEED Platinum projects
may use both incentives.
1 per dwelling unit
Parking
1 per dwelling unit
N/A
1 per 500 sq. $. leasable commercial floor area
Expedited
See Review Times Table
Review
1 Incentives unavailable to new single-family residences in RlVi, OR, Business, or Commercial zones. Incentives are available to single-family remodels, duplexes, and
ADUs in these zones.
' Appropriate LEED rating system depends on project
7 Previously lacked the 5' pitched roof bonus
Last revised April 19, 2024
Packet Pg. 77
E
Q
7.B.i
Single -Family Residential — Built Green 4-Star
Includes remodels, duplexes, and ADUs
Excludes new SFRs in Business, Commercial, and Mixed -Use zones —remodels OK
Built Green 4-Star or better
Parking
One per dwelling unit
5'
25'
Height
Std. Height
Max.
Images to scale
Built Green 5-Star or better
115'
it r �
I
70' v
I
cn
I L _j
Normal (black) vs. incentivized
(green) setbacks on a standardized
RS-8 lot, the most prevalent zone.
RS-6 ineligible for reduction.
E
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7.B.i
Multifamily Residential - LEED BD+C
Gold —Pick One
Platinum —Both
Existing
Pitched Roof
Allowance 5,
Std. Heighl
Max.
251
4-in-12
Height
5'4
3
Density
As one subdistrict smaller:
• RM-3 to RM-2.4, etc.
• RM-1.5 and RM-EW ineligible.
Fractions round down
Always Applicable:
Parking as one unit size smaller
(2 bd to 1 bd, etc. Studios ineligible)
Images to scale
Fractions >_ 0.5 round up
E
Packet Pg. 79
7.B.i
Business Zones — LEED Gold BD+C
Parking: The lesser of either code requirement or a parking study
Height
i-in-iz
5'
Std. Height Max.
25'
Images to scale
5'--f
go
2 in _1 2
5`1
5'
30'
6-in-12
Packet Pg. 80
7.B.i
Enforcement
M
L
Q
L
a
N
d
• Performance bond for 5% of the permitted work valuation required
prior to permit issuance
• Proof of certification due within two years of issuance of final
m
certificate of occupancy (LEED certification can be lengthy)
• Failure to certify to the intended level surrenders the bond
• Bond funds deposited into a dedicated fund for a related issue, like
subsidized home weatherization or structural rehabilitation for low-
income households, or to fund the program's outreach and education
Packet Pg. 81
7.B.i
Hard Questions E
M
L
Q
L
a
N
d
• How might these incentives impact housing affordability? May it
contribute to displacement?
• Who would benefit most from these incentives? Who might face
L
unintended negative outcomes? Who is left outN
?
• Do the land use incentives reflect the community's best interest? Are
they meaningful to development professionals and homeowners?
• Can staff successfully implement accelerated review? Can we handle
the incentivized applications with current staffing?
I?), 1. "0-
Packet Pg. 82
7.B.i
Built Green Resources
• Built Green Remodel Checklist, Handbook
• Built Green Single -Family and Townhomes Checklist, Handbook
I?), 1. " 0 "
Packet Pg. 83
Thankyou
Questions?
Packet Pg. 84
10.A
Planning Board Agenda Item
Meeting Date: 04/24/2024
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 24, 2024 Extended Agenda
Packet Pg. 85
10.A.a
Planning Board Extended Agenda - April 24, 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
Policy Discussion/Waterfront Vision
D/R
Environmental Analysis preliminary findings
D/R
All Comp Plan Elements, Utility Analysis, Transportation
D/R
Preferred Plan, FEIS
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
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
I
PH
Tree Canopy Policy
I
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
I
I
I
I
I
I
I
I
I
I
I
I
I
I 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. 86