Edmonds City Zoning Code
16.75 MP
Master Plan Hillside Mixed-Use Zone
16.75.000 MP – Master plan hillside mixed-use zone.
16.75.005 Purpose.
The MP1 and MP2 zones have the following specific purposes in addition to the general purposes for business and commercial zones listed in Chapter 16.40 ECDC:
A. To reserve an area where potential exists for planned development that can benefit the public by providing new tax revenue;
B. To reserve an area where a mix of land uses can take advantage of site conditions and water views;
C. To permit construction in accordance with a master plan concept and site design that is visually pleasing;
D. To promote a mix of residential, commercial, and other uses in a manner that is consistent with the city’s comprehensive plan, and with the downtown waterfront plan that has been adopted as a part of the comprehensive plan. The mix of uses is contemplated to occur throughout the MP1 and MP2 zones; mixed-use development is not required on any specific parcel of land;
E. To encourage visual access to the water for the public from public spaces within the development;
F. The height limit and calculations procedures established for the MP1 and MP2 zones have been adopted after full consideration of the topographical constraints of sites within the zones. Variances are not available under current city code provisions in order to make more profitable use of a property. In adopting these provisions, the city council has specifically provided for, and made allowances for, the site constraints and topographical features inherent in development of the designated MP1 and MP2 sites. Therefore, no other height variance would typically be available absent a special showing of constraints unanticipated on the date of adoption of the ordinance codified in this chapter. [Ord. 3402 § 1, 2002].
16.75.010 Uses.
A. Permitted Primary Uses in MP1.
1. Multifamily residential;
2. Office;
4. Restaurants, excluding drive-in businesses;
5. Local public facilities as defined in ECDC 21.55.007;
6. Mixed-use development for any use permitted in this zone;
7. Secondary service and retail uses to the primary use, but excluding trailer sales and service, car lots, heavy equipment sales and service, and any other retail activity that relies primarily on outdoor display of merchandise;
8. Conference/performing arts center;
9. Day care;
10. Neighborhood parks, natural open spaces, and community parks with an adopted master plan subject to the requirements of ECDC 17.100.070.
B. Permitted Primary Uses in MP2.
1. All uses permitted in subsection A of this section, except that residential use is prohibited on the ground floor of any building;
2. Neighborhood-oriented retail uses intended to support other uses in the immediate area, but excluding trailer sales, car lots, heavy equipment sales and service, and any other retail activity that relies primarily on outdoor display of merchandise;
3. Service uses as a primary use intended to support other uses in the immediate area, but excluding trailer, car, boat and equipment services;
4. Multimodal transportation center;
5. Educational facilities.
C. Permitted Secondary Uses in MP1 and MP2.
1. Off-street surface parking and structured parking to serve a permitted use;
2. Shared parking facilities to serve more than one permitted use;
3. Off-street loading facilities to serve a permitted use.
D. Uses Requiring a Conditional Use Permit.
1. Buildings or structures that exceed the maximum height limit. This permit shall be limited to the approval of a “landmark” building or structure. Not more than one such landmark structure shall be permitted for each zone;
2. A landmark structure is defined as a building or structure intended to provide an architectural signature for a location within the MP1 and MP2 master plan areas. The landmark structure shall not be used for general commercial or residential purposes above the normal height limits established for the zone, but may be used for public purposes, or purposes which benefit the Edmonds community, including but not limited to:
a. Public viewing areas or platforms;
b. Restrooms;
c. To house, in interior space, wireless communication facilities permitted pursuant to Chapter 20.50 ECDC; and to incorporate antennas and wireless communication facilities in the facade of the landmark structure, if such incorporation can be accomplished in accordance with the architectural design approved by the city’s architectural design board in a way which is not intrusive and otherwise incorporated within the architectural design of the structure;
d. Public safety purposes;
e. As public art or architectural detail; or
f. For other similar public purposes approved as a part of the master planning process.
In no event shall a landmark structure exceed 48 feet in height. [Ord. 3402 § 1, 2002].
16.75.020 Site development standards.
A. Any development located in MP1 or MP2 zones shall be subject to design review in accordance with Chapter 20.10 ECDC.
B. Table. Except as hereinafter provided, development requirements shall be as follows:
Subdistrict | Minimum lot area | Minimum lot width | Minimum street setback | Minimum side setback1 | Minimum rear setback2 | Maximum height | Maximum coverage (%) | Maximum floor area3 | Minimum lot area per dwelling unit (s.f.) |
|---|---|---|---|---|---|---|---|---|---|
MP1 | none | none | 15' | 10' | 15' | 456 | 3 sq. ft./s.f. of lot area | 2,400 | |
MP2 | none | none | none | none | none | 35'7 | 75 | 4 sq.ft./s.f. of lot area | 2,400 |
1For residential buildings, setbacks apply to exterior lot line only, and not to any interior lot lines within a development.
2See Footnote 1.
3The maximum floor area is intended to limit the size of nonresidential development only. In the case of a mixed-use development that includes residences, the maximum floor area calculation shall be applied to the residential use as well.
4Roof may extend up to five feet above the state height limit if designed as part of an approved modulated design in accordance with Chapter 20.10 ECDC.
5Building height may be calculated separately for each clearly separated portion of a building as illustrated, but not limited to, Figures A, B and C.
6Total lot coverage for the entire site covered by an adopted master plan within the MP1 zone cannot exceed 45 percent. Lot coverage for the individual building lots within the area covered by the master plan cannot exceed 75 percent. Individual lots may not be able to achieve the 75 percent maximum lot coverage due to compliance with master plan and code requirements that address such issues as circulation, open space, topography, buffers, and critical areas.
7The maximum height may be increased to 45 feet with the approval of a conditional use permit, if the application is filed in conjunction with or after the approval of a multimodal transportation center within or adjacent to the MP2 zone.
Figure A:
A building is considered to have two or more clearly separated portions when each portion is separated by a one-story high (10-foot minimum) space above a plaza or roof. Multiple floors above the plaza may be connected by an open-air bridge no wider than 10 feet, zero inches. Building height would be calculated using the centerline of the plaza or roof as one edge of the rectangle used to average existing grade elevations. See figure below:
Figure B:
A building is considered to have two or more clearly separated portions when the line of the roof changes (a vertical shift). Building height would be calculated using the centerline of the wall below the shift in roof heights as one edge of the rectangle used to average existing grade elevations. See figure below:
Figure C:
A building is considered to have two or more clearly separated portions when the floor plates shift (a horizontal shift). Building height would be calculated using the centerline of the wall along the shift in floor plates as one edge of the rectangle used to average existing grade elevations. See figure below:
C. Signs, Parking, and Design Review. See Chapters 17.50, 20.10 and 20.60 ECDC.
D. Master Plan Required.
1. No development shall be permitted in an MP1 or MP2 zone unless a master plan has been prepared, identifying potential land uses and densities as set forth in subsection (D)(2) of this section.
2. A master plan shall describe the land use parameters and relationships to guide future site development. The plan shall, in a general manner, define the site layout by showing development areas by type of use, circulation patterns, site access, residential densities (if applicable) maximum square footage of nonresidential uses (if applicable), and any open space areas and buffers. The plan shall also illustrate the relationship between the site and adjoining properties. Any single master plan proposal submitted to the city for approval shall include a mix of uses for the overall area included in the master plan application. A mix of uses is not required for any single phase of development within an approved master plan.
3. All property identified in the master plan shall be developed in a manner consistent with the provisions of the master plan.
4. It is intended that site layouts, the range and intensity of uses, access, and circulation shall be depicted in both graphic and narrative form in a general manner. Subsequent to the adoption of a master plan, more detailed site and design information shall be submitted for review in accordance with Chapter 20.10 ECDC. The applicant also has the option of submitting a master plan concurrently with a specific site design. Other necessary applications, such as subdivision, binding site plan (BSP), or planned residential development (PRD), may also be submitted concurrently. If submitted concurrently, the city shall review the applications concurrently. However, no site design or other approval shall be granted until such time as the master plan is approved.
5. A master plan may be approved as a comprehensive plan amendment, a planned residential development (PRD), or as a contract rezone. The planning advisory board and city council shall review and act upon a proposed master plan as a Type V development project permit application (see Chapter 20.01 ECDC), except in the case of a PRD, which shall be reviewed in accordance with the provisions of Chapter 20.35 ECDC. [Ord. 3736 § 12, 2009; Ord. 3402 § 1, 2002].