Edmonds City Zoning Code
16.20 LDR
Low-Density Residential
Prior legislation: Ord. 3845 § 5.
16.20.000 Purpose.
The LDR 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. Provide land use, development, design, and other standards for middle housing developed on all lots zoned predominantly for residential use. [Ord. 4397 § 2 (Exh. B), 2025; Ord. 4360 § 3 (Exh. A), 2024; Ord. 3547 § 1, 2005].
16.20.005 General provisions.
A. Nothing in this chapter prohibits the city from permitting detached single-family residences.
B. Nothing in this chapter prohibits the city from requiring any development, including middle housing development, to provide affordable housing, either on site or through an in-lieu payment, nor limit the city’s ability to expand or modify the requirements of an existing affordable housing program enacted under RCW 36.70A.540.
C. Nothing in this chapter requires the issuance of a building permit if other federal, state, and local requirements for a building permit are not met.
D. Nothing in this chapter affects or modifies the responsibilities of the city to plan for or provide “urban governmental services” as defined in RCW 36.70A.030.
E. The city shall not approve a building permit for middle housing without compliance with the adequate water supply requirements of RCW 19.27.097.
F. The city shall not require through development regulations any standards for middle housing that are more restrictive than those required for detached single-family residences but may apply any objective development regulations that are required for detached single-family residences, including, but not limited to, setback, lot coverage, stormwater, clearing, and tree canopy and retention requirements.
G. The same development permit and environmental review processes shall apply to middle housing that apply to detached single-family residences, unless otherwise required by state law including, but not limited to, shoreline regulations under Chapter 90.58 RCW, building codes under Chapter 19.27 RCW, energy codes under Chapter 19.27A RCW, or electrical codes under Chapter 19.28 RCW.
H. Conflicts. In the event of a conflict between this chapter and other development regulations applicable to middle housing, the standards of this chapter control, except that this subsection shall not apply to shoreline regulations under Chapter 90.58 RCW. [Ord. 4397 § 2 (Exh. B), 2025].
16.20.010 Applicability.
A. The provisions of this chapter shall apply to all lots zoned predominantly for residential use, unless otherwise noted.
B. The provisions of this chapter do not apply to:
1. Portions of a lot, parcel, or tract designated with critical areas designated under RCW 36.70A.170 or their buffers as required by RCW 36.70A.170, except for critical aquifer recharge areas where a single-family detached house is an allowed use; provided, that any requirements to maintain aquifer recharge are met.
2. A lot that was created through “unit lot subdivisions,” “condominium subdivisions,” or similar methods of creating individual ownership units within middle housing developments, provided the parent lot as a whole complies with applicable minimum lot size requirements, dimensional standards, and density limitations. [Ord. 4397 § 2 (Exh. B), 2025].
16.20.015 Overlays.
A. Purpose.
1. This section provides three overlays for the LDR zone that organize the zone to provide site development for areas which differ in topography, location, and existing development factors. These overlays are known as low-density residential – small lot (LDR-S), low-density residential – medium lot (LDR-M), and low-density residential – large lot (LDR-L). Each overlay has a different set of site development characteristics.
B. Applicability.
1. This section establishes overlay zones for the low-density residential zone, as mapped on the city of Edmonds zoning map.
2. The overlay zones are generally described in the summary tables found in subsection (C) of this section and further defined in ECDC 16.20.020 through 16.20.065.
C. Low-Density Residential Overlays Summary Table.
 |  |  |
|---|---|---|
LDR – Small Lot | LDR – Medium Lot | LDR – Large Lot |
Intent: Walkable neighborhood environment with access to transit and mixed uses. Short blocks with some alley access. Small-to-medium building footprints. | Intent: Neighborhoods have diverse characteristics, many within walking distance of a neighborhood center or hub. Small-to-medium building footprints. | Intent: Neighborhoods are mostly auto-oriented and typically not serviced by transit. Small-to-large building footprints. Environmentally sensitive areas are prevalent. |
General Characteristics (see ECDC 16.20.030(D) for site development standards) | ||
Typical lot 6,000 – 7,500 sf | Typical lot 8,000 – 11,500 sf | Typical lot 12,000 – 20,000 sf |
Up to 2.5 stories | Up to 2.5 stories | Up to 2.5 stories |
Small setbacks | Medium setbacks | Large setbacks |
Walkable neighborhood | Some walkable neighborhoods | Further from amenities |
Near mixed uses | Near mixed uses | Environmentally sensitive areas |
Allowed Building Types (see ECDC 16.20.020 for unit density requirements) | ||
Detached House | Detached House | Detached House |
Duplex, Side-by-Side | Duplex, Side-by-Side | Duplex, Side-by-Side |
Side Court | ||
Side Court | ||
Side Court | ||
Allowed Frontage Types (see ECDC 16.20.055 for frontage types) | ||
Porch Engaged | Porch Engaged | Porch Engaged |
Porch Projecting | Porch Projecting | Porch Projecting |
Dooryard | Dooryard | Dooryard |
Stoop | Stoop | Stoop |
Common Entry | ||
[Ord. 4397 § 2 (Exh. B), 2025].
16.20.020 Unit density and affordable housing.
A. The permitted unit density on all lots zoned predominantly for residential use is:
1. Two units per lot, unless zoning permitting higher densities or intensities applies.
2. Four units per lot on all lots within one-quarter mile walking distance of a major transit stop, unless zoning permitting higher densities or intensities applies.
3. Four units per lot if at least one unit on the lot is affordable housing meeting the requirements of subsections (B) through (G) of this section, unless zoning permitting higher densities or intensities applies.
4. For cottage housing:
a. Unit Density for Cottage Housing Table.
Qualifying Criteria | LDR-M | LDR-L |
|---|---|---|
Base Allowance | One unit per 4,000 sf of lot area. | One unit per 6,000 sf of lot area. |
Either meets the requirement of subsection (A)(2) of this section or at least 25 percent of the units meet the affordability requirements of subsections (C) through (G) of this section. | One unit per 2,000 sf of lot area. | One unit per 3,000 sf of lot area. |
At least 50 percent of the units meet the affordability requirements of subsections (C) through (G) of this section. | N/A | One unit per 2,000 sf of lot area. |
B. The density standards of subsection (A) of this section shall not authorize subdivision of any lot below the minimum lot area established for the underlying zone. However, this restriction does not prohibit “unit lot subdivisions,” “condominium subdivisions,” or similar methods of creating individual ownership units within middle housing developments, provided the parent lot complies with applicable minimum lot size requirements, dimensional standards, and density limitations.
C. Dwelling units that qualify as affordable housing shall have costs, including utilities other than telephone, that do not exceed 30 percent of the monthly income of a household whose income does not exceed the following percentages of median household income adjusted for household size, for the county where the household is located, as reported by the United States Department of Housing and Urban Development:
1. Rental housing: 60 percent.
2. Owner-occupied housing: 80 percent.
D. The units shall be maintained as affordable for a term of at least 50 years, and the property shall satisfy that commitment and all required affordability and income eligibility conditions.
E. The applicant shall record a covenant or deed restriction that ensures the continuing rental or ownership of units subject to these affordability requirements consistent with the conditions in Chapter 84.14 RCW for a period of no less than 50 years.
F. The covenant or deed restriction shall address criteria and policies to maintain public benefit if the property is converted to a use other than that which continues to provide for permanently affordable housing.
G. The units dedicated as affordable housing shall:
1. Be provided in a range of sizes comparable to other units in the development.
2. The number of bedrooms in affordable units shall be in the same proportion as the number of bedrooms in units within the entire development.
3. Generally, be distributed throughout the development and have substantially the same functionality as the other units in the development. [Ord. 4397 § 2 (Exh. B), 2025].
16.20.025 Uses.
A. Permitted. The following uses are permitted on all lots zoned predominantly for residential use, unless zoning permitting higher densities or intensities than those listed in ECDC 16.20.020(A) applies:
1. Primary Uses.
b. Middle housing types;
c. Churches, subject to the requirements of ECDC 17.100.020;
d. Primary schools subject to the requirements of ECDC 17.100.050(G) through (R);
e. Local public facilities that are planned, designated, and cited in the capital improvement plan, subject to the requirements of ECDC 17.100.050;
f. Neighborhood parks, natural open spaces, and community parks with an adopted master plan subject to the requirements of ECDC 17.100.070.
2. Permitted Secondary Uses.
a. Foster homes;
b. Accessory dwelling units, subject to the requirements of ECDC 16.20.060;
c. Home occupation, subject to the requirements of Chapter 20.20 ECDC;
d. The renting of rooms without separate kitchens to one or more persons;
e. The following accessory buildings:
i. Fallout shelters,
ii. Private greenhouses covering no more than five percent of the site,
iii. Private stables,
iv. Private parking for no more than five cars,
v. Private swimming pools and other private recreational facilities;
g. Family day care in a residential home;
h. 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 (A)(4)(c) of this section, including commuter parking lots that are located upon more than one lot as specified in ECDC 21.15.075;
i. Bed and breakfasts, as in ECDC 20.23.020(A)(1).
3. Primary Uses Requiring a Conditional Use Permit.
a. High schools, subject to the requirements of ECDC 17.100.050(G) through (R);
b. Local public facilities that are not planned, designated, and cited in the capital improvement plan, subject to ECDC 17.100.050;
c. Regional parks and community parks without a master plan subject to the requirements of ECDC 17.100.070.
4. Secondary Uses Requiring a Conditional Use Permit.
a. Preschools;
b. Amateur radio transmitting antennas;
c. 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
d. Bed and breakfasts, as in ECDC 20.23.020(A)(2). [Ord. 4397 § 2 (Exh. B), 2025; Ord. 4360 § 3 (Exh. A), 2024; Ord. 4333 § 6 (Exh. A), 2023; Ord. 3988 § 7, 2015; Ord. 3900 § 4, 2012; Ord. 3702 § 1, 2008; Ord. 3547 § 1, 2005. Formerly 16.20.010].
16.20.030 Site development standards.
A. Applicability. Development regulations applicable to middle housing shall not be more restrictive than those required for detached single-family residences. This includes, but is not limited to, the following types of dimensional standards: building height, setbacks, lot coverage, floor area ratio, lot area and lot dimension, impervious surface, open space, and landscaped area standards.
B. Density. Lot area requirements and unit density shall comply with ECDC 16.20.020(A).
C. Units per Structure. Minimum and maximum numbers of dwelling units per structure for middle housing are provided by the definitions of middle housing types in ECDC Title 21.
D. Site Development Standards Table.
LDR-S | LDR-M | LDR-L | |
|---|---|---|---|
Parent Lot Area Minimum | 6,000 sf | 8,000 sf | 12,000 sf |
Lot Width Minimum | 60' | 70' | 80' |
35% of the total lot area. | |||
20' | 25' | 25' | |
5' | 7.5' | 10' | |
15' | 15' | 25' | |
5' | 5' | 5' | |
Height Maximum | 25' | 25' | 25' |
1Garages or carports with vehicle access directly from and facing a public street shall be set back at least five feet further from the street lot line than the primary facade of the dwelling. This requirement does not apply to garages or carports that are oriented perpendicular or otherwise not directly facing the street, or that are located more than 50 feet from the public street.
2Street setback is reduced to 15 feet for lots with frontage on the ordinary high water line and a public street or access easement.
E. Site Development Exceptions.
1. Eaves and Chimneys. Eaves and chimneys may project into a required setback not more than 30 inches.
2. Porches and Decks. Uncovered 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.
3. Weather Protection. Canopies and awnings may project into the required setback consistent with the selected frontage type.
4. 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.
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. 4397 § 2 (Exh. B), 2025; Ord. 4360 § 3 (Exh. A), 2024; Ord. 3547 § 1, 2005].
16.20.040 Design standards.
A. Applicability.
1. These standards apply to all primary housing types allowed in this chapter.
2. Cottage housing and courtyard apartment standards apply only to those respective building types.
3. For the purposes of this section, “street” includes both public or private street, excluding alleys, unless otherwise specified.
4. These design standards do not apply to the conversion of an existing structure to a middle housing type with up to four attached units, unless the total floor area is increased by more than 50 percent.
5. In the event of a conflict between the design standards in this section and other provisions of this code, the standards of this section shall govern for middle housing development.
B. Purpose. The purpose of these standards is to:
1. Promote compatibility of middle housing with other residential uses, including single-family houses.
2. De-emphasize garages and driveways as major visual elements along the street.
3. Provide clear and accessible pedestrian routes between buildings and streets.
4. Implement the definitions of cottage housing and courtyard apartments provided by state law.
C. Design Review.
1. Compliance with the design standards shall be verified during the building permit review process and is not subject to a formal design review process.
2. Departures are available for all design standards herein. Departures provide applicants with the option of proposing alternative designs when the applicant can demonstrate a design is equal to or better for meeting the “purpose” of a particular standard.
3. Departures shall be administrative and reviewed, approved, or denied by the planning and development director or the planning director’s designee.
4. The planning and development director or the planning director’s designee must document the reasons for all departure decisions within the project application records.
5. Cottage Housing.
a. Open Space. Open space shall be provided equal to a minimum 20 percent of the lot size. This may include common open space, private open space, setbacks, critical areas, and other open space.
b. Common Open Space for Cottage Housing.
i. At least one outdoor common open space is required.
ii. A minimum of 300 square feet of common open space must be provided per cottage unit.
iii. Minimum dimension of 15 feet on any side.
iv. Must be bordered by cottages on at least two sides.
v. At least 50 percent of cottages must abut the common open space and have the primary entrance facing the common open space.
vi. Parking areas and vehicular areas shall not qualify as common open space.
vii. Critical areas and their buffers, including steep slopes, shall not qualify as common open space.
viii. Common open space shall include:
(A) At least one canopy or ornamental tree; and
(B) A designated seating area (e.g., benches, seat walls).
c. Entries. All cottages shall feature a roofed porch at least 60 square feet in size with a minimum dimension of five feet on any side with frontage on the common open space.
d. Community Building.
i. A cottage housing development shall contain no more than one community building.
ii. A community building shall have no more than 1,500 square feet of net floor area, excluding attached garages.
6. Courtyard Apartments.
a. Yard or Court.
i. At least one yard or court is required.
ii. Shall be bordered by attached dwelling units on two or more sides.
iii. Shall be a minimum dimension of 15 feet on any side.
iv. Parking areas and vehicular areas do not qualify as a yard or court.
v. Common open space shall include:
(A) At least one canopy or ornamental tree; and
(B) A designated seating area (e.g., benches, seat walls).
vi. Private open space such as patios or gardens may be located adjacent to the shared common open space, provided the separation is limited to low-scale features such as hedges, planter beds, or fences no taller than three feet, to maintain a visual connection to the shared open space.
b. Entries. Courtyard apartments shall feature a covered pedestrian entry, such as a covered porch or recessed entry, with minimum weather protection of three feet by three feet, facing the street or yard or court.
c. Pedestrian Access. An accessible, paved walkway at least three feet wide shall be provided from the primary entrance of each building to the adjacent sidewalk, or the public right-of-way if no sidewalk exists. The walkway shall meet applicable ADA standards. A shared driveway may be used to meet this requirement if it provides a safe, accessible, and clearly defined pedestrian route.
7. General.
a. Entries. At least one primary entrance per building shall be oriented toward and have direct access from the public street. This requirement may be waived by the planning and development director or their designee if the building is located at least 50 feet from the public street.
b. Building Orientation.
i. For dwelling units located within 50 feet of a public street, dwelling units shall not be oriented perpendicular to the street such that their primary facade faces an internal driveway or auto court, unless the following are met:
(A) Entries are clearly visible from the street and include a covered stoop, porch, or other entry feature.
(B) The combined width of all garage doors or carport openings on any building facade does not exceed 60 percent of the total lineal width of that facade, as measured at the ground level.
(C) For developments with three or more side-by-side units served by an internal driveway, the site layout shall incorporate a building or portion of a building at the end of the driveway to terminate the view and create a defined edge. This may be achieved through an L-shaped configuration or a similar arrangement that encloses or frames the driveway.
If site constraints make this infeasible, an alternative design feature, such as enhanced landscaping, a low wall with integrated seating, or a decorative structure, shall be provided at the end of the driveway to create a visually prominent terminus.
c. Vehicle Access, Carports, Garages, and Driveways.
i. Driveway locations, including number of allowable driveways, shall comply with engineering standards and policies.
ii. For lots abutting an improved alley that meets the city’s standard for width, vehicular access shall be taken from the alley. Lots without access to an improved alley and taking vehicular access from a street shall meet the other standards of subsection (C)(7)(c)(iii)(A) through (C)(7)(c)(iii)(C) of this section.
iii. Garages, carports, driveways, and off-street parking areas shall not be located between a building and a street, except when any of the following conditions are met:
(A) The combined width of all garages, driveways, and off-street parking areas does not exceed a total of 60 percent of the length of the street frontage property line. This standard applies to buildings and not individual units; or
(B) The garage, driveway, or off-street parking area is separated from the street property line by a dwelling; or
(C) The garage, driveway, or off-street parking is located more than 100 feet from a street.
iv. All garages and carports shall not protrude beyond the front building facade.
v. The total width of all driveway approaches shall not exceed 32 feet per frontage, as measured at the property line. Individual driveway approaches shall not exceed 20 feet in width.
[Ord. 4397 § 2 (Exh. B), 2025].
16.20.045 Parking standards.
A. These standards apply to all housing permitted in this chapter, except as noted in subsection (C) of this section.
B. Off-street parking for all primary residential uses shall be subject to the following:
1. No off-street parking shall be required within one-half mile walking distance of a major transit stop.
2. A minimum of one off-street parking space per unit shall be required on lots of 6,000 square feet or less, before “unit lot subdivisions,” “condominium subdivisions,” or similar methods of creating individual ownership units within middle housing developments.
3. A minimum of two off-street parking spaces per unit shall be required on lots greater than 6,000 square feet before any zero lot line subdivisions or lot splits.
4. For cottage housing, a minimum of one off-street parking space per unit.
C. The provisions of subsection (A) of this section do not apply to:
1. Portions of the city for which the Department of Commerce has certified a parking study in accordance with RCW 36.70A.635(7)(a), in which case off-street parking requirement shall be as provided in the certification from the Department of Commerce. [Ord. 4397 § 2 (Exh. B), 2025].
16.20.050 Building standards.
A. Purpose. This section provides standards for the development of individual building types to achieve the intended physical character of each zone, offering housing choices and affordable housing opportunities.
B. General Standards.
1. Building types are used to articulate size, scale, and intensity according to the intent of each overlay zone.
2. Each design site shall have only one primary building type, except as follows, and in compliance with all standards:
a. Cottage housing may consist of individual residential buildings, consistent with ECDC 16.20.020(A)(4).
b. More than one duplex is allowed on a parent lot; provided, that each unit includes a building entrance to a common open space that is not shared with vehicles, subject to the unit density requirements found in ECDC 16.20.020(A). The minimum common open space shall consist of at least 300 square feet per unit with a minimum dimension of 15 feet on any side.
3. Parking may be designed as uncovered, covered, tuck-under, detached garage(s), podium or subterranean, in compliance with the design standards for parking placement.
C. The maximum number of units identified for each building type is dependent on the design site being large enough to accommodate the site development and design standards (e.g., parking and open space). New buildings and their improvements are subject to the city’s local standards for fire safety and building safety.
D. Primary Building Types.
1. Intent. This section establishes building form standards for each zoning district to support a diverse, well-scaled urban character. These regulations supplement district-specific development standards and guide the design of individual building types to reinforce the intended physical character, expand housing options, and encourage affordability. Where conflicts occur, the more restrictive standard will govern.
2. Applicability. All primary structures in low-density residential (LDR) districts must meet the provisions of this section. Building types are not required for buildings permitted under Chapter 17.100 ECDC, Community Facilities.
a. Applicants shall select an approved building type aligned with the proposed project and comply with its specific standards.
b. Applicants shall also designate a corresponding frontage type per ECDC 16.20.055.
c. Any permitted use within the zone may occupy any building type. Building type names do not restrict or expand allowed uses as defined in ECDC 16.20.025.
d. Civic and institutional uses are exempt from these requirements.
3. Number of Buildings. Each parent lot must comply with the maximum number of primary buildings permitted under this section’s building type standards and the unit density requirements in ECDC 16.20.020.
4. Single-Family Dwelling, Detached. A detached single-family dwelling is a detached building designed for occupancy by one household and limited to one per parent lot. It includes a single mailbox and is served by one electric, gas, and water meter. All living, kitchen, and dining areas within the home are shared and accessed in common by the household. See definition for “single-family dwelling” in ECDC 21.90.080.
Building Type Standards: Single-Family Dwelling, Detached | |
|---|---|
Building Dimensions | |
25' max. | |
Unit Density | |
Units per Building | 1 max. |
Units per Parent Lot | 1 max. |
Allowed Frontage Types (see ECDC 16.20.055 for frontage types) | |
Porch Engaged | |
Porch Projecting | |
Stoop | |
5. Duplex, Side-by-Side. A duplex (side-by-side) is a residential building containing two attached primary dwelling units, arranged in a side-by-side configuration. See definition in ECDC 21.20.045.
Building Dimensions | |
25' max. | |
Unit Density | |
Units per Building | 2 max. |
Units per Parent Lot | 4 max.* |
*Must meet unit density requirements in ECDC 16.20.020 | |
Allowed Frontage Types (see ECDC 16.20.055 for frontage types) | |
Porch Engaged | |
Porch Projecting | |
Stoop | |
6. Stacked Flat. A stacked flat is a residential building containing up to four attached primary dwelling units, arranged in a stacked configuration. See definition in ECDC 21.20.045.
Building Type Standards: Stacked Flat | |
|---|---|
Building Dimensions | |
25' max. | |
Unit Density | |
Units per Building | 4 max.* |
Units per Parent Lot | 4 max.* |
*Must meet unit density requirements in ECDC 16.20.020 | |
Allowed Frontage Types (see ECDC 16.20.055 for frontage types) | |
Porch Engaged | |
Porch Projecting | |
Stoop | |
Common Entry | |
7. Triplex. A triplex is a residential building with three attached dwelling units. See definition in ECDC 21.100.100.
Building Dimensions | |
25' max. | |
Unit Density | |
Units per Building | 3 max.* |
Units per Parent Lot | 3 max.* |
*Must meet unit density requirements in ECDC 16.20.020 | |
Allowed Frontage Types (see ECDC 16.20.055 for frontage types) | |
Porch Engaged | |
Porch Projecting | |
Stoop | |
8. Fourplex. A fourplex is a residential building containing four attached units. See definition in ECDC 21.30.060.
Building Dimensions | |
25' max. | |
Unit Density | |
Units per Building | 4 max.* |
Units per Parent Lot | 4 max.* |
*Must meet unit density requirements in ECDC 16.20.020 | |
Allowed Frontage Types (see ECDC 16.20.055 for frontage types) | |
Porch Engaged | |
Porch Projecting | |
Stoop | |
Common Entry | |
9. Side Court. A house-scale building fronting a shared pedestrian pathway and vehicular driveway with decorative paving. This type is intended for narrow and deep parcels and is typically located within low-to-moderate-intensity neighborhoods.
Building Type Standards: Side Court | |
|---|---|
Building Dimensions | |
25' max. | |
Unit Density | |
Units per Building | 4 max.* |
Units per Parent Lot | 4 max.* |
*Must meet unit density requirements in ECDC 16.20.020 | |
Allowed Frontage Types (see ECDC 16.20.055 for frontage types) | |
Porch Engaged | |
Porch Projecting | |
Stoop | |
Forecourt | |
10. Cottage Housing. Cottage housing is a cluster of small, detached homes organized around a shared open space, typically oriented perpendicular to the street. The common courtyard may be partially or fully open to the street and is designed to fit comfortably on medium and large lots within low-density neighborhoods. See definition in ECDC 21.15.105.
Building Type Standards: Cottage Housing | |
|---|---|
Open Space Requirements | |
Minimum 20% of lot area. See design standards for cottage court in ECDC 16.20.040(C)(1). | |
Building Dimensions | |
20'/25'* | |
Building Width | 36' max. |
Finished Floor Area, Cottage Unit | 1,000 sf max. |
Finished Floor Area, Community Building | 1,500 sf max. |
*A single cottage unit may be 25' provided it is more than 50' from the public right-of-way | |
Unit Density | |
Units per Building | 1 max. |
Units per Parent Lot | Scaled for lot size* |
*Must meet unit density requirements in ECDC 16.20.020 | |
Allowed Frontage Types (see ECDC 16.20.055 for frontage types) | |
Porch Engaged | |
Porch Projecting | |
Stoop | |
11. Courtyard Apartment. A detached, house-scale building that consists of up to four attached units with access to a shared courtyard. The number of units can vary depending on unit size. See definition in ECDC 21.100.100.
Building Type Standards: Courtyard Apartment | |
|---|---|
Building Dimensions | |
25' max. | |
Unit Density | |
Units per Building | 4 max.* |
Units per Parent Lot | 4 max.* |
*Must meet unit density requirements in ECDC 16.20.020 | |
Allowed Frontage Types (see ECDC 16.20.055 for frontage types) | |
Porch Engaged | |
Porch Projecting | |
Stoop | |
Forecourt | |
[Ord. 4397 § 2 (Exh. B), 2025].
16.20.055 Frontage types.
A. Purpose. This section provides the standards for private frontages (“frontages”). Private frontages are the components of a building that provide the transition and interface between the public realm (street and sidewalk) and the private realm (setback or building).
B. General Standards.
1. The names of the private frontage types indicate their configuration or function and are not intended to limit uses within the associated building.
2. Each building is required to include a private frontage type at each building entry along the front and/or side street or adjacent shared yard space.
3. Accessibility is provided through the allowed private frontage types for each zone.
4. Private frontage types not listed in the Low-Density Residential Overlay Summary Table in ECDC 16.20.015(C) are not allowed.
5. Each building may have different private frontage types in compliance with the allowed types in ECDC 16.20.050.
6. In addition to the zone’s standards, each private frontage is further refined through these standards to further calibrate the type for its context.
C. Porch Projecting.
Frontage Type Standards: Porch Projecting | ||
|---|---|---|
Description: | ||
The main facade of the building is set back from the front or side lot line with a covered structure encroaching into the front setback. The resulting setback area may be defined by a fence or hedge to spatially maintain the edge of the street. The porch may be one or two stories, is open on three sides, with all habitable space located behind the building setback line. | ||
Size: | ||
Width, Clear | 15' min.* | A |
Depth, Clear | 8' min. | B |
Height, Clear | 8' min. | C |
2 stories max. | ||
Finish Level Above Sidewalk | 12" min.** | D |
Pedestrian Access | 3' wide min. | E |
Distance Between Facade and Lot Line | Subject to the setback requirements found in ECDC 16.20.030(D) | F |
* Reduce to 8' min. and maximum 1 story when applied to cottage housing building type | ||
** Shared entries may be set at grade per local and federal accessibility standards. | ||
Miscellaneous: | ||
Porch shall be open on 3 sides. | ||
The porch is not required to be covered. | ||
The porch is allowed to encroach into the street setbacks up to the minimum required depth listed in this table. | ||
D. Porch Engaged.
Frontage Type Standards: Porch Engaged | ||
|---|---|---|
Description: | ||
A portion of the main facade of the building is set back from the front or side street lot line to create an area for a covered structure that projects from the facade that is set back. The porch may project into the front setback. The resulting setback may be defined by a fence or hedge to spatially maintain the edge of the street. The porch may be one or two stories and has two adjacent sides that are engaged to the building, while the other two sides are open. | ||
Size: | ||
Width, Clear | 8' min. | A |
Depth, Clear | 8' min. | B |
Height, Clear | 8' min. | C |
2 stories max. | ||
Finish Level Above Sidewalk | 12" min.* | D |
Pedestrian Access | 3' wide min. | E |
Miscellaneous: | ||
Porch shall be open on 2 sides. | ||
The porch is allowed to encroach into the street setbacks up to the minimum required depth listed in this table. | ||
E. Dooryard.
Frontage Type Standards: Dooryard | ||
|---|---|---|
Description: | ||
The main facade of the building is set back from the front or side street design site line, which is defined by a low wall or hedge, creating a small private area between the sidewalk and the facade. Each dooryard is separated from adjacent dooryards. The dooryard may be raised or at grade. | ||
Size: | ||
Depth, Clear | 6' min. | A |
Length | 15' min. | B |
Distance Between Glazing | 4' max. | C |
Depth of Recessed Entries | 3' max. | D |
Pedestrian Access | 3' wide min. | E |
Finish Level Above Sidewalk | 12" max.* | F |
36" max. | G | |
Encroachment area of a building facade: | ||
Depth | 6' max. | F |
Width | 1/3 min. of overall building facade | G |
* Shared entries may be set at grade per local and federal accessibility standards. | ||
Miscellaneous: | ||
Each dooryard shall provide access to only 1 ground floor entry per unit. | ||
F. Common Entry.
Frontage Type Standards: Common Entry | ||
|---|---|---|
Description: | ||
The main facade of the building is near or set back from the front or side street design site line, with a covered entry within the main facade, providing a transition between the sidewalk and the interior. The entryway leads to a lobby or foyer that provides interior access to units. | ||
Size: | ||
Depth, Clear | 6' min. | A |
Height, Clear | 8' min. | B |
Finish Level Above Sidewalk or Connected Pedestrian Walkway | 0" to 30" max. | C |
Miscellaneous: | ||
Entry doors shall be covered and/or recessed to provide shelter from the elements. | ||
Gates are not allowed. | ||
Entry doors shall face the street when located along the primary frontage. | ||
Canopy, where provided, shall be at least as wide as the opening. | ||
G. Stoop.
Frontage Type Standards: Stoop | ||
|---|---|---|
Description: | ||
The main facade of the building is near the front or side street design site line with steps to an elevated entry. The stoop is elevated above the sidewalk to provide privacy along the sidewalk-facing rooms. Stairs or ramps from the stoop may lead directly to the sidewalk or may be parallel to the sidewalk. | ||
Size: | ||
Width, Clear | 4' min. | A |
Depth, Clear | 3' min. | B |
Height, Clear | 8' min. | C |
1 story max. | ||
Finish Level Above Sidewalk | 12" min. | D |
Distance Between Facade and Public Right-of-Way | Subject to the setback requirements found in ECDC 16.20.030(D). | E |
Miscellaneous: | ||
Stairs may be perpendicular or parallel to the building facade. | ||
Entry doors shall be covered or recessed to provide shelter from the elements. | ||
The stoop is allowed to encroach into the street setback. | ||
[Ord. 4397 § 2 (Exh. B), 2025].
16.20.060 Site development standards – Accessory dwelling units.
A. General. Accessory dwelling units must meet all of the standards of this chapter except as provided in this section.
B. Number of Units. A detached single-family dwelling unit may have two accessory dwelling units in one of the following configurations: one attached and one detached accessory dwelling units, two attached accessory dwelling units, or two detached accessory dwelling units. This provision does not apply to other housing types, including but not limited to townhouses, duplexes, triplexes, fourplexes, or cottage housing.
C. Table of ADU Development Standards.
Overlay | Maximum ADU Gross Floor Area (Sq. Ft.) | Minimum DADU Rear Setback1,2 | Maximum DADU Height | Minimum Parking Spaces |
|---|---|---|---|---|
LDR-L | 1,200 | 25' | 24' | 0/15 |
LDR-M | 1,200 | 20'3 | 24' | 0/15 |
LDR-S | 1,000 | 10'4 | 24' | 0/15 |
1No 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; provided, that separation from overhead electrical facilities and vehicular sight distance requirements can be met.
2Standard street and side setbacks per ECDC 16.20.030 apply.
3The normally required rear setback may be reduced to a minimum of 10 feet for a detached accessory dwelling unit 15 feet in height or less.
4The normally required rear setback may be reduced to a minimum of seven and one-half feet for a detached accessory dwelling unit 15 feet in height or less.
5The first accessory dwelling unit on a lot does not require an additional parking space. A second accessory dwelling unit on a lot requires one additional off-street parking space, except that no parking is required for any ADU located within one-half mile of a major transit stop.
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 ECDC 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.
F. Utilities.
1. 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.
2. Water. Only one domestic 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.
3. 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.
4. Where the city does not provide water or sewer service, utility service requirements shall be subject to the policies of the service provider.
5. Septic System. Refer to Chapter 18.20 ECDC.
6. Stormwater. Refer to Chapter 18.30 ECDC.
7. Other Utilities. All new or extended utilities must be undergrounded in accordance with ECDC 18.05.010.
8. Mailboxes. Additional mailboxes may be added for each permitted unit as approved by the U.S. Postal Service.
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 shall 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 section. If expansion or modification to an approved unit is proposed, the ADU must come into full compliance with the requirements of this section. [Ord. 4398 § 4 (Exh. A), 2025; Ord. 4397 § 2 (Exh. B), 2025; Ord. 4360 § 3 (Exh. A), 2024. Formerly 16.20.050].
16.20.065 Site development standards – Accessory buildings and structures.
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 may be 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 International Building and National 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-mounted satellite television antenna exceed the maximum height limitations established by this section.
3. Aesthetic. Satellite television antennas shall be finished in a 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 ordinance.
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).
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 International Building and National 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.
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 ordinance 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 ordinance 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) 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.
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 PRB-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. 4397 § 2 (Exh. B), 2025; Ord. 4360 § 3 (Exh. A), 2024; Ord. 3736 §§ 8, 9, 2009; Ord. 3728 § 3, 2009; Ord. 3547 § 1, 2005. Formerly 16.20.050, 16.20.060].
16.20.070 Infrastructure standards.
A. Transportation. Regulations for driveways, frontage improvements, alley improvements, and other transportation, public works, and engineering standards shall not be more restrictive for middle housing than for detached single-family residences, except as addressed by this chapter.
B. Lot Access/Road Standards.
1. Private driveway access shall be permitted for middle housing development with any number of units when a fire apparatus access road is within 150 feet of all structures on the lot and all portions of the exterior walls of the first story of the buildings, as measured by an approved route around the exterior of the buildings.
2. When a fire apparatus road is not within 150 feet of all structures on the lot, subsection (B)(1) of this section does not apply and one of the following conditions must be met:
a. The building is equipped throughout with an approved automatic sprinkler system meeting International Fire Code requirements.
b. No more than two units are accessed via the same private driveway.
c. Fire apparatus access roads cannot be installed because of location on property, topography, waterways, nonnegotiable grades or other similar conditions, and an approved alternative means of fire protection is provided.
3. Private driveways shall not be required to be wider than 12 feet and shall not be required to have unobstructed vertical clearance more than 13 feet six inches except when it is determined to be in violation of the International Fire Code or other fire, life, and safety standards, such as sight distance requirements.
4. Private driveway access, separate from access to an existing home, shall be permitted unless it is determined to be in violation of the International Fire Code or other fire, life, safety standards, such as sight distance requirements.
5. This subsection is not intended to limit the applicability of the adopted International Fire Code, except as otherwise presented in this subsection. [Ord. 4397 § 2 (Exh. B), 2025].
16.20.080 Severability.
If any section, subsection, clause, sentence, or phrase of this chapter should be held invalid or unconstitutional, such decision shall not affect the validity of the remaining portions of this chapter. [Ord. 4397 § 2 (Exh. B), 2025].
16.20.090 Authority to make necessary corrections.
The city clerk and the codifiers of this chapter are authorized to make necessary corrections to this chapter including, but not limited to, the correction of scrivener’s clerical errors, references, ordinance numbering, section/subsection numbers, and any references thereto. [Ord. 4397 § 2 (Exh. B), 2025].