Edmonds City Zoning Code
16.120 Neighborhood
Centers and Hubs Mixed-Use
16.120.000 Purpose.
The neighborhood centers and hubs (NCH) zoning designation is established to implement the comprehensive plan’s vision for compact mixed-use areas that accommodate future growth and development within the city. These areas are intended to encourage and support:
A. Neighborhood-scale mixed-use developments with retail, offices, services, and amenity spaces along with residential uses.
B. A variety of housing types to increase the availability of a diverse range of housing options affordable across income levels.
C. Pedestrian-oriented environments that reduce vehicle dependency and provide access to everyday needs.
D. Local businesses and attract a diverse range of enterprises and investments to promote the city’s economic vitality. [Ord. 4405 § 1 (Exh. A), 2025].
16.120.010 Applicability.
A. The provisions of this chapter shall apply to all lots located within the designated NCH zone, as indicated on the zoning map.
B. The standards established in this chapter apply to all new developments, including any remodels or major additions where the total gross floor area of an existing building is increased by 50 percent or more.
C. Where this chapter conflicts with any other chapters of the Edmonds Community Development Code (ECDC), the standards of this chapter shall prevail. [Ord. 4405 § 1 (Exh. A), 2025].
16.120.020 Definitions.
In implementing this chapter, the following definitions apply:
“Active use” means a use that generates pedestrian activity and has publicly accessible entrance and visible street-facing facades. Examples include retail, personal services, food and beverage establishments, galleries, and similar uses that are open to the public during regular business hours.
“Build-to line” means a specified distance or range from the street property line where at least 60 percent of the primary building façade must be placed. Unlike a setback, which sets a minimum distance, a build-to line requires the building to front the street, helping create a defined street edge and support walkable, engaging public spaces.
“Building frontage” means the front part of the building that faces and interacts with the street or public space. It focuses on the building’s design and its relationship to the pedestrian environment.
“Commercial use, neighborhood” means small‑scale, pedestrian‑focused businesses that serve the immediate neighborhood by providing everyday goods or personal services on site, such as, but not limited to, grocery (10,000 square feet or less of total leasable floor area); cafés; bakeries; pharmacies; salons; small retail or medical/professional offices (3,000 square feet or less of leasable floor area per tenant); fitness centers (10,000 square feet or less of leasable floor area); and commercial with limited outdoor display of goods such as landscaping and nursery supplies, seasonal displays (e.g., pumpkins, Christmas trees, flower baskets) are allowed provided the use is integrated into the site design and screened from adjacent uses and public rights-of-way through landscaping, fencing, or similar design features. Uses expressly not included in this definition are warehouses, self-storage, drive‑through facilities, automobile-related services, and wrecking yards.
“Community benefit amenity” means enhanced indoor or outdoor spaces that are made permanently accessible to the general public and are provided as part of a development in exchange for additional building height as an incentive bonus. These amenities go beyond standard requirements. All types of public and private amenity spaces are accepted as community benefit amenities.
“Incentive floor” means an additional or bonus story that can be added above the maximum permitted base height in the Mixed-Use 4 or Mixed-Use 5 overlay areas; provided, that the criteria outlined in ECDC 16.120.090(C) are met.
“Industrial, artisanal” means small-scale manufacturing or production facilities that focus on the creation or assembly of goods with little to no perceptible off-site impact, such as noise, smoke, fumes, or noxious gases to adjacent properties. These spaces typically include enclosed fabrication studios, workshops, and craft production areas dedicated to artisanal practices, offering hands-on work environments and often integrating on-site learning or retail outlets. Examples include but are not limited to art studios, ceramic studios, custom furniture makers, woodshops, dyeing workshops, artisan bakeries, 3D printing, etc.
“Live/work unit” means a building or portion of a building that combines commercial or light industrial activity with a residential living space for the owner of the business, the owner’s employee, or their household. These units are designed to accommodate both uses within the same space.
“Open space,” for the purpose of this chapter, means unbuilt, uncovered areas on site, excluding public amenity spaces. Examples include natural areas and protected critical areas, including wetlands, stream buffers, steep slopes, stormwater management features, buffers, and landscaped setback areas. Paved areas are not considered open spaces. These areas are not required to be publicly accessible or usable.
“Pedestrian area” means the area adjacent to the street, extending from the curb (or edge of pavement if there is no curb) to the edge of the building within the street setback area. “Pedestrian area” consists of three zones along the public frontage:
1. Activity zone: the space between the building face and the pedestrian zone. Accommodates features that enhance street-level activation, such as seating, retail displays, planters, public art, signage and weather protection within two feet from the building front.
2. Pedestrian zone: a continuous, unobstructed through-way, minimum seven feet clear.
3. Streetscape zone: the area between the curb and the pedestrian zone for street trees and furnishings, minimum five feet where mapped or required by engineering standards.
“Pocket park” means a small outdoor area that provides dedicated space for passive or active recreation, open to the public.
“Private amenity space” means shared indoor or outdoor areas within a private development that are commonly used and accessible only to the residents of the building. Examples include, but are not limited to, lobbies, lounge areas, club room, fitness room, play areas, co-working spaces, rooftop decks/terraces and other similar facilities.
“Public amenity space” means usable outdoor spaces within a private development that are permanently open and accessible to the general public for recreation, relaxation, or social interaction. Examples include, but are not limited to, plazas, pocket parks, courtyards, community gardens, active or passive recreational areas, outdoor dining areas and other similar spaces.
“Right-of-way-related uses” means bus stops, utilities, lighting, public signage, bicycle paths, pedestrian access, landscape, and other uses for public benefit, as typically allowed within or adjacent to a public right-of-way.
“Stepback” means the upper portion of a building that is required to be set (or stepped) further back than the minimum setback.
“Street frontage” means the portion of the property that directly faces and is accessible from a street or public right-of-way. It typically refers to the length of the property boundary that abuts the street.
“Through-block connection” means a privately owned, publicly accessible pedestrian route, with bicycle access, that provides a continuous and accessible path through a residential block, within a private development. It is typically connected to the street sidewalk, often established through a public access easement. These are designed to improve pedestrian and bicycle connectivity between two sides of a block or to adjacent streets, sites, or public spaces. [Ord. 4405 § 1 (Exh. A), 2025].
16.120.030 NCH zoning district overlays.
NCH is the base zoning designation for neighborhood centers and hubs, as identified in the city’s comprehensive plan.
Three overlays are found within the NCH zoning district. These overlays serve to manage building form (e.g., building height) and designate where commercial uses are required.
NCH overlays are as follows:
A. NCH-4 Overlay.
1. Applicable to areas designated as MU-4 in the future land use map of the comprehensive plan.
2. Permits a bonus fourth floor when the project meets the criteria for an incentive bonus floor, as outlined in ECDC 16.120.090.
B. NCH-5 Overlay.
1. Applicable to areas designated as MU-5 in the future land use map of the comprehensive plan.
2. Allows a fourth floor by right and permits a bonus fifth floor when the project meets the criteria for an incentive bonus floor, as outlined in ECDC 16.120.090.
C. Commercial Ground Floor Overlay (GFCO).
1. Applicable to areas designated in the maps located in subsection (D) of this section.
2. Designates areas where ground-floor commercial uses are required to support a comfortable and safe walking environment, as indicated in the commercial ground floor overlay maps in this section.
3. Requirements.
a. New development must include active ground-floor uses that promote walkability and engage the public realm.
b. Ground-floor commercial uses must occupy at least 60 percent of the total lineal frontage of any building façade that abuts a public street or public amenity space, as applicable. These commercial uses must extend to a minimum depth of 45 feet from the front face of the building.
c. Residential uses, including live-work units or parking-related uses, shall not be considered towards the active commercial ground floor overlay requirement.
D. Overlay Maps.
[Ord. 4405 § 1 (Exh. A), 2025].
16.120.040 Uses.
The permitted uses are intended to support a vibrant mixed-use environment by providing access to neighborhood-oriented goods and services.
Primary Uses |
Any primary use allowed in the LDR zone district |
Multi-family housing |
Co-living |
Live/work units |
Commercial, general1 |
Commercial, neighborhood2 |
Offices and service uses |
Industrial, artisanal |
Community and cultural facilities |
Daycare centers |
Religious institutions |
Secondary and Accessory Uses |
Accessory dwellings (only in conjunction with existing single-family homes) |
Commuter parking lots (only in conjunction with a facility otherwise permitted in this zone) |
Loading zones |
Private parking of vehicles |
Outdoor dining consistent with Chapter 17.75 ECDC |
Prohibited Uses |
Automobile sales and services |
Industrial or heavy manufacturing |
Warehouses or self-storage facilities |
Recreational marijuana |
Wholesale |
1Centers only
2Commercial use in hubs is limited to Commercial, Neighborhood only
3Westgate, Medical District Expansion, Five Corners Centers only
[Ord. 4405 § 1 (Exh. A), 2025].
16.120.050 Site development standards.
A. Applicability.
1. The standards in this section apply to all development in the NCH zone unless stated otherwise.
2. Single‑family dwellings and accessory dwelling units (ADUs) in the NCH zone shall comply with these standards except:
a. Building height, lot coverage, and unit density are governed by the LDR‑M overlay standards in Chapter 16.20 ECDC; and
b. Build‑to line requirements do not apply.
B. Site Development Standards Table.
NCH | NCH-4 | NCH-5 | |
|---|---|---|---|
30' | 30' | 40' | |
Ground floor commercial projects | +3' | +3' | +3' |
Community benefit incentive (per ECDC 16.120.090) Green building incentive (per ECDC 16.120.090) | N/A +5' | +10' +5' | +10' +5' |
7' | 7' | 7' | |
Build-to line | 15' | 15' | 15' |
0'2 | 0'2 | 0'2 | |
0'/10'2 | 0'/10'2 | 0'/10'2 |
1Maximum height shall exclude railings, chimneys, parapets, mechanical equipment and other exterior building appurtenances that do not provide interior livable space. However, these features shall not occupy more than 20 percent of the building’s roof surface area if they exceed the maximum height.
2Site development standards when adjacent to an LDR zone:
• Height: Any portion of a building located within 20 feet of an LDR‑zoned lot is limited to 30 feet in height, regardless of other height allowances, bonuses, or incentives in this chapter. Non‑enclosed architectural elements, such as balconies, railings, parapets, and similar features, may extend into the required stepback area up to a maximum of five feet.
• Side setback: 10 feet.
• Rear setback: Equal to the required rear setback of the abutting LDR zone overlay.
[Ord. 4405 § 1 (Exh. A), 2025].
16.120.060 Open space and amenity space.
A. Open Space. All new developments must provide a minimum of 15 percent of the lot area as open space.
B. Public Amenity Space.
1. All mixed-use/commercial developments must include at least 10 percent of the building footprint as public amenity space.
2. Development projects with no commercial or area less than 2,500 square feet are exempt from this requirement.
3. Parking-only projects with lot area of 2,000 square feet or more shall provide public amenity space equal to at least five percent of the parking area.
C. Private Amenity Space. A minimum of five percent of the total residential floor area must be provided as private amenity space, for all projects that include residential use. [Ord. 4405 § 1 (Exh. A), 2025].
16.120.070 Design standards.
A. Purpose. These standards: (1) ensure a safe, pedestrian-oriented public realm; (2) enhance the quality of mixed-use places; (3) support economic vitality; and (4) promote cohesive, functional design.
B. Administration.
1. Planning and development staff shall approve, conditionally approve, or deny applications based on compliance with this section.
2. The architectural design board may approve a departure as a Type III decision, when the applicant demonstrates equal or better achievement of the purpose and intents in this section. Any departure must be supported by specific findings.
C. Site Access and Circulation.
1. Intent. This section is intended to provide safe, direct, and convenient pedestrian facilities between all buildings or structures, public streets and sidewalks, and parking. Pedestrian access is important for the overall function, activity level, and comfort of all users.
2. Sidewalks and Walkways.
a. Provide sidewalks consistent with the pedestrian area and engineering standards.
b. Provide on-site walkways at least five feet wide connecting all primary entrances, public amenity spaces, parking areas, adjacent sidewalks, and transit stops. All connections must be ADA-compliant.
Pedestrian Area Illustration
3. Through-Block Connections (Where Required).
a. Provide a publicly accessible connection at least 10 feet wide and ADA-compliant. The exact alignment to be finalized during review.
b. Connections must remain open to the public at all times. These shall be considered as public amenity space to satisfy the base requirement.
c. Activate at least 60 percent of the connection length with active ground-floor uses, such as but not limited to storefronts, publicly accessible courts, plazas, or pocket parks.
d. The planning and development director may approve an alternative; provided, that the proposal meets the intent of this subsection and maintains connectivity.
e. Through-Block Connection Illustration.
Through-Block Connection Illustration
f. Through-Block Connection Maps.
4. Vehicular Access and Parking.
a. Minimize curb cuts and design driveways to prioritize pedestrian safety.
b. Locate surface parking to the side or rear of the primary building within 100 feet of the primary street; surface parking may occupy no more than 40 percent of the street frontage.
c. No parking or loading areas are allowed within 25 feet of the public right-of-way except short-term loading approved during review.
d. Parking areas must provide perimeter landscape screening at least five feet wide along streets and public amenity spaces, per Chapter 20.13 ECDC.
5. Parking Structures and Lot Connectivity.
a. Structured parking is prohibited on the ground floor along the primary frontage to a minimum depth of 20 feet from the front face of the building.
b. Where adjacent lots include parking areas, provide vehicular and pedestrian connections to facilitate circulation. Shared access points are encouraged.
D. Building Design.
1. Building Placement and Orientation.
a. Buildings shall be oriented to the public right-of-way or to a public amenity space that is connected to the sidewalk.
b. At least 60 percent of the primary street-facing façade must be placed within the build-to line and setback.
c. Where a constraint prevents strict compliance with this requirement, measure the build-to line one foot from the constraint.
d. Storage and mechanical rooms are not permitted along primary frontages unless required for life safety.
2. Entries.
a. Buildings that abut the pedestrian area shall include a primary pedestrian entrance opening directly to the pedestrian area or to a publicly accessible amenity space that is connected by a walkway.
b. For ground-floor commercial frontages, provide a pedestrian entrance at least every 50 lineal feet of building along the primary frontage.
c. For rear/interior buildings behind the build-to line, the primary entrance may face an internal pedestrian walkway that connects continuously to the public sidewalk or a publicly accessible plaza/courtyard.
3. Frontage Types. Every building must use one or more of the frontage types found in this subsection.
4. Transparency and Blank Walls.
a. Ground-floor commercial: minimum 65 percent transparency between two feet and 10 feet above grade level along the primary building façade.
b. Ground-floor non-commercial: minimum 50 percent transparency between two feet and 10 feet above grade level along the primary building façade.
c. Upper floors on street-facing façades: minimum 30 percent transparency.
d. Glass must be transparent and non-reflective. Mirrored or darkly tinted glass is prohibited.
e. Blank walls longer than 20 feet along primary frontages are prohibited unless treated with art, green walls, or architectural detail at intervals of 20 feet or less.
5. Massing and Articulation.
a. Applicability: street-facing façades with three or more stories. Secondary buildings that are set back behind a primary building and not visible to the street are exempt from the requirements of this subsection.
b. Provide at least three strategies to provide articulation to a building, including at least one horizontal and one vertical, such as recesses or projections (minimum 18 inches), bay windows or balconies, canopies, upper-floor stepbacks (minimum three feet), use of materials, distinct volumes or modules, or equivalent features that add depth.
c. Provide vertical articulation at intervals no greater than 40 feet.
d. Express a distinct base and top; color alone does not satisfy this requirement.
e. Balconies: provide balconies for at least 30 percent of dwelling units. Balconies facing streets or public spaces must be at least five feet deep by six feet wide and shall not be used for storage.
f. Rooflines shall include modulation (e.g., parapets, cornices, gables, height variation, stepbacks/overhangs, or material changes).
E. Amenity Spaces.
1. Public Amenity Space.
a. Public amenity spaces must be provided at ground level, visible and directly accessible from the sidewalk.
b. The minimum dimension of the space shall be a minimum of 15 feet wide in any direction.
c. Shall be designed for year-round use with seating, paving, pedestrian-scaled lighting, or similar elements. Public art, water features, and stormwater features are encouraged.
d. In multi-building projects, at least 50 percent of the required public amenity area shall be centrally located as a shared plaza/courtyard and be a minimum 15 feet in any direction.
e. Decorative planting areas shall not exceed more than 20 percent of the amenity surface area.
f. A public access easement shall be recorded. The space shall be open to the public daily, at a minimum from 7:00 a.m. to 9:00 p.m.
2. Private Amenity Space.
a. For buildings without active ground-floor use, locate private interior amenity spaces on the ground floor to provide street level activation. This requirement may be waived if the applicant provides alternative solution that meets the intent of providing street level activation.
F. Screening and Utilities.
1. Screen mechanical equipment, utilities, open storage, and trash/recycling from public streets and adjacent properties. Roof-mounted equipment shall be screened by parapets, integrated roof forms, or similar method that obscures the mechanical equipment from view at street level.
2. Open storage in side or rear yards shall be screened by a solid fence or vegetative barrier at least five feet high.
3. Do not place screening, including fences, within the pedestrian area or required front setback unless part of an approved outdoor seating or merchandise area.
4. Screening shall maintain required access clearances and use durable, weather-resistant materials.
G. Site Lighting.
1. Illuminate entrances, sidewalks, walkways, through-block connections, and amenity spaces for safety using full cut-off, down-directed fixtures, bollards, and/or solar LED.
3. Pedestrian-area lighting height: maximum 14 feet.
H. Protected Slopes.
Protected Slope Illustration
1. Retain all existing trees and vegetation within protected slope areas as mapped.
2. No clearing, grading, or construction, including walls, may extend upslope of the protected slope line.
3. Protected slope areas may count toward required open space. [Ord. 4405 § 1 (Exh. A), 2025].
16.120.080 Parking requirements.
A. Applicability and Measurement.
1. These standards apply to new buildings, changes of use that increase required parking, and additions that increase the total gross floor area of a building by 25 percent or more.
2. Rounding. When calculating required spaces, fractional results shall be rounded up to the next whole space.
3. Mixed-Use Projects. Calculate residential and nonresidential parking separately; shared parking may satisfy a portion or all of the total requirement per subsection (G) of this section.
4. Measurement of Floor Area. For parking calculations, “floor area” means gross floor area (GFA), unless otherwise specified.
5. On-Street Parking Availability. For the purpose of subsection (C) of this section, on-street parking is considered “available within 150 feet” when:
a. The closest point of a legal, publicly accessible curb parking space is located within 150 feet of any property line, measured along a public sidewalk or accessible pedestrian route; and
b. Parking spaces are generally available to the public during the hours the use is open (time limits of 30 minutes or less, restricted loading/valet zones, and ADA-accessible spaces do not count toward availability).
B. Residential Parking.
1. Single-family dwellings, additions, renovations, and accessory dwelling units: parking shall comply with parking requirements in ECDC 16.20.050.
2. Multiple dwellings (per dwelling unit):
a. Units with less than 800 square feet of living space: minimum one space per unit.
b. Units with 800 to 1,200 square feet of living space: minimum one and one-quarter spaces per unit.
c. Units with more than 1,200 square feet of living space: minimum one and three-quarters spaces per unit.
C. Nonresidential (Commercial) Parking.
1. Where qualifying on-street parking is available within 150 feet (see subsection(A)(5) of this subsection): minimum one space per 800 square feet of gross floor area.
2. Where qualifying on-street parking is not available within 150 feet: minimum one space per 500 square feet of gross floor area.
3. Exemption for Small Commercial Tenancies. A commercial or mixed-use building with less than 1,000 square feet of commercial floor area is exempt from the requirements of this subsection.
D. Electric Vehicle Spaces.
1. Parking for electric vehicles shall be provided per Chapter 17.115 ECDC.
E. Community Facilities.
1. Parking for community facilities shall be provided per ECDC 17.50.020(C).
F. Location and Design.
1. Parking location and design shall comply with the design standards in ECDC 16.120.070, including requirements for screening, pedestrian connections, and structured parking.
G. Bicycle Parking.
1. Bicycle parking shall be provided in accordance with Chapter 17.120 ECDC.
H. Shared Parking (Optional).
1. The planning and development director may approve shared parking between different uses on the same site or within 600 feet walking distance when the applicant demonstrates, using accepted industry methodology (e.g., ITE shared parking or equivalent), that peak demands occur at different times and adequate spaces will be available for all uses.
2. A shared parking agreement shall be recorded against all participating properties and shall run with the land. If the agreement terminates, each use must demonstrate independent compliance within 90 days or cease use of the deficient portion. [Ord. 4405 § 1 (Exh. A), 2025].
16.120.090 Bonus floor incentives.
A. Purpose and Applicability.
1. Purpose. Provide clear, measurable incentives that deliver public benefits, sustainability and community amenities, while allowing limited additional height or floor area.
2. Applicability. This section applies to parcels in the NCH zone as specified below. Incentives are not additive; a development may use one incentive per building.
3. Cap. Incentives may not exceed one additional floor or 10 feet of additional height beyond the maximum otherwise allowed. Where both height (feet) and number of floors are regulated, the more restrictive applies.
B. Administration.
1. Review. The planning and development director or designee shall review and approve, conditionally approve, or deny incentives during development review based on compliance with this section.
2. Submittals. Applicants shall provide site plans, floor area and height calculations, narratives, and any additional documentation necessary to demonstrate compliance.
3. Security. The planning and development director or designee may require a performance bond or recorded covenant to ensure delivery and maintenance of the qualifying public benefits.
C. Green Building Incentive.
1. Eligibility.
a. Applies to mixed-use developments with commercial on the ground floor, within the NCH zone.
b. All single-family residences are ineligible.
c. Applies to new buildings and to additions that increase gross floor area by 50 percent or more.
2. Bonus. Up to five feet of additional building height per bonus height incentive in ECDC 16.120.050.
3. Certification.
a. Achieve LEED® Gold (appropriate rating system) or Built Green® 4‑Star certification, or a higher level.
b. Each building qualifies independently based on its own certification.
4. Ground-Floor Activation. Provide active commercial uses along at least 60 percent of the primary street or public amenity space frontage.
5. Verification.
a. Prior to final inspection, submit documentation demonstrating the project is on track for certification.
D. Community Benefit Incentive (NCH‑4 and NCH‑5 Overlays Only).
1. Intent. Encourage high‑quality public and community‑oriented amenity spaces by allowing a limited bonus floor.
2. Bonus. One additional floor not to exceed 10 feet above the otherwise allowed height, provided qualifying amenity areas are delivered per this subsection.
3. Exchange Rates.
a. Outdoor community benefit amenity area: For each square foot of qualifying outdoor public amenity area, the applicant may build up to five square feet of bonus gross floor area.
b. Indoor community benefit amenity area: For each square foot of qualifying indoor community amenity area, the applicant may build up to 10 square feet of bonus gross floor area.
c. The bonus floor area granted is limited to the gross floor area located within the additional floor enabled by this incentive.
4. Qualifying outdoor community benefit amenity area must meet all the design standards applicable to public amenity spaces per ECDC 16.120.070(E).
a. Required public amenity space under ECDC 16.120.060 may count towards outdoor community benefit amenity only to the extent it exceeds the minimum otherwise required.
5. Qualifying Indoor Community Benefit Amenity Areas.
a. Types include but are not limited to publicly accessible co-working rooms, public meeting rooms, and indoor recreation spaces.
b. Must be located on the ground floor or mezzanine with direct public access from the sidewalk or a publicly accessible amenity space.
c. ”Publicly accessible during standard operating hours,” defined as a minimum of eight consecutive hours per day, five days per week, including at least one weekend day; schedule shall be posted at the entry.
d. A public access covenant and maintenance agreement shall be recorded.
6. Activation.
a. Building frontages abutting qualifying amenity areas shall contain active uses along at least 60 percent of the amenity frontage.
7. Art Eligibility, Valuation, Siting, and Review.
a. Eligibility.
i. Art must be original work by a professional artist or artist team.
ii. May be integrated into site elements or architecture (e.g., paving, railings, lighting elements) if the artistic component is the dominant purpose.
iii. Not eligible: signage or advertising, wayfinding, standard streetscape furniture, generic planters, landscaping alone, or items required for code compliance.
b. Minimum Valuation.
i. Provide at least one percent of the qualifying building valuation toward eligible art costs.
ii. “Qualifying building valuation” means the building permit valuation of the qualifying building, approved by the building official, excluding land.
iii. Eligible costs may include artist fees, design, fabrication, installation, specialty engineering, foundations, and lighting and power to the artwork. Ineligible costs include developer overhead, non-art building work, and routine site furnishings.
c. Location, Visibility, and Access.
i. The artwork must be physically integrated with and visible from the public right-of-way or within the publicly accessible amenity space used to qualify for the incentive.
d. Durability, Safety, and Materials.
i. Materials must be high-quality, weather resistant and suitable for the Pacific Northwest climate; install to meet applicable building/fire codes.
ii. Provide a lighting plan if illumination is proposed. Lighting shall be limited to the minimum necessary to achieve the desired artistic effect.
e. Ownership, Maintenance, and Alterations.
i. The artwork remains the property of the site owner, who must maintain it in a clean, safe, and operable condition.
ii. Record a maintenance covenant prior to certificate of occupancy.
iii. Relocation, alteration, or deaccession requires planning and development director approval consistent with city deaccession guidelines.
f. Findings. The reviewing body shall approve the art when the applicant demonstrates:
i. Artistic quality and integration with site/amenity function;
ii. Contextual fit (responds to neighborhood character or project narrative) without advertising;
iii. Visibility and public benefit (meets access hours and plaque requirement);
iv. Durability and safety (materials, anchorage, and lighting appropriate; vandal resistance addressed);
v. Feasible maintenance (plan and funding in place); and
vi. Compliance with the valuation threshold and all submittal requirements.
8. Maintenance and Changes.
a. The property owner (or designated entity) shall maintain amenity areas in a clean, safe, operable condition for the life of the project.
E. Findings.
1. To approve an incentive, the planning and development director or decision body shall find that: (1) the proposal meets all objective standards of this section; (2) public benefits will be provided as proposed and secured by easement/covenant or bond; and (3) the project remains consistent with the purpose and maximum height/floor limits of the NCH zone. [Ord. 4405 § 1 (Exh. A), 2025].