Edmonds City Zoning Code
16.50 BC
Community Business
16.50.000 BC and BC – Edmonds Way.
This chapter establishes two distinct zoning categories, BC and BC – Edmonds Way. [Ord. 4395 § 7 (Exh. A), 2025; Ord. 3943 § 1 (Exh. 1), 2013; Ord. 3627 § 2, 2007].
16.50.005 Purposes.
The BC and BC – Edmonds Way 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 areas for those retail stores, offices, service establishments and amusement establishments which offer goods and services to the entire community;
B. To ensure compact, convenient development patterns by allowing uses that are operated chiefly within buildings;
C. To allow for mixed-use development which includes multiple dwelling unit(s) that support business uses;
D. To implement the policies of Edmonds’ comprehensive plan for the Edmonds Way Corridor;
E. To meet the goals of the Growth Management Act and the city of Edmonds’ comprehensive plan for housing diversity and economic vitality. [Ord. 4395 § 7 (Exh. A), 2025; Ord. 3943 § 1 (Exh. 1), 2013; Ord. 3627 § 2, 2007; Ord. 3147 § 1, 1997. Formerly 16.50.000].
16.50.010 Uses.
A. Permitted Primary Uses.
1. Low-density residential buildings, as regulated in LDR-M zone;
2. Retail stores, restaurants, offices and service uses, excluding intense uses, such as trailer sales, used car lots (except as part of a new car sales and service dealer), and heavy equipment sales and services;
3. New automobile sales and service;
4. Dry cleaning and laundry plants which use only nonflammable and nonexplosive cleaning agents;
5. Printing, publishing and binding establishments;
6. Bus stop shelters;
7. Community-oriented open air markets conducted as an outdoor operation and licensed pursuant to provisions in the Edmonds City Code;
8. Multiple Dwelling Unit(s). This use may not be located on the ground floor of a structure, except as provided in ECDC 16.50.020(B);
9. Churches, subject to the requirements of ECDC 17.100.020;
10. Primary and high schools subject to the requirements of ECDC 17.100.050(G) through (R);
11. Local public facilities subject to the requirements of ECDC 17.100.050;
12. Neighborhood parks, natural open spaces, and community parks with an adopted master plan subject to the requirements of ECDC 17.100.070.
B. Permitted Secondary Uses.
1. Limited assembly, repair or fabrication of goods incidental to a permitted or conditional use;
2. Off-street parking and loading areas to serve a permitted or conditional use;
3. Commuter parking lots in conjunction with a facility meeting the criteria listed under subsections (C)(11) through (C)(14) of this section, except that the facility may also be located along a designated transit route in addition to an arterial or collector street;
4. Outdoor dining meeting the criteria of Chapter 17.75 ECDC.
C. Primary Uses Requiring a Conditional Use Permit.
2. Wholesale uses;
4. Amusement establishments;
5. Auction businesses, excluding vehicle or livestock auctions;
7. Laboratories;
8. Fabrication of light industrial products;
10. Day care centers and preschools;
11. Hospitals, convalescent homes, rest homes, and sanitariums;
12. Museums, art galleries, zoos, and aquariums of primarily local concern that do not meet the criteria for regional public facilities as defined in ECDC 21.85.033;
13. Counseling centers and residential treatment facilities for current alcoholics and drug abusers;
14. Regional parks and community parks without a master plan subject to the requirements of ECDC 17.100.070.
D. Secondary Uses Requiring a Conditional Use Permit.
1. Outdoor storage, incidental to a permitted or conditional use;
2. Aircraft landings as regulated by Chapter 4.80 ECC. [Ord. 4397 § 2 (Exh. B), 2025; Ord. 4395 § 7 (Exh. A), 2025; Ord. 4333 § 10 (Exh. A), 2023; Ord. 4314 § 45 (Exh. A), 2023; Ord. 3943 § 1 (Exh. 1), 2013; Ord. 3932 § 4, 2013; Ord. 3627 § 2, 2007; Ord. 3353 § 4, 2001; Ord. 3269 § 2*, 1999; Ord. 3147 § 1, 1997].
16.50.020 Site development standards.
A. Table.
Minimum Lot Area | Minimum Lot Width | Minimum Street Setback | Minimum Side Setback | Minimum Rear Setback | Maximum Height | Maximum Floor Area | |
|---|---|---|---|---|---|---|---|
BC | None | None | None | None1 | None1 | 25'2 | 3 sq. ft. per sq. ft. of lot area |
BC – Edmonds Way | None | None | 10' | None1 | None1 | 25'3 | 3 sq. ft. per sq. ft. of lot area |
1The setback for buildings and structures located at or above grade (exempting buildings and structures entirely below the surface of the ground) shall be 15 feet from the lot line adjacent to residentially (R) zoned property. The required setback shall be completely landscaped with Type I landscaping permanently maintained by the owner of the BC-zoned lot.
2Roof only may extend five feet above the stated height limit if all portions of the roof above the stated height are modulated in design and are designed as a hip, gable, arch, shed or other similar roof form (see illustrations). Vertical parapet walls or flat roofs with a pitch of less than three-in-12 are not allowed to protrude above the 25-foot height limit unless they are part of an approved modulated design.
3The stated height limit may be increased to 40 feet; provided, that:
(a)The street setback of any proposed building shall be increased to 15 feet in depth. Type III landscaping shall be located within this setback;
(b)Where the proposed development abuts a low-density residential (LDR) zoned property, in addition to complying with subsection (a) of this footnote, the proposed development shall stepback any building facades over 25 feet that face the LDR-zoned property an additional five feet. Balconies are allowed to encroach into the stepback area;
(c)At least three of the following techniques shall be incorporated into the building and/or site’s design:
(1)Achievement of least LEED gold certification or comparable green building certification;
(2)Inclusion of housing units affordable to persons at low/moderate income as determined by Snohomish County Tomorrow. The number of affordable units must be at least 15 percent of the gross number of units proposed;
(3)Public amenities within an area comprising at least 25 percent of the length of any required street setback such as outdoor seating, plazas, walkways or other usable open space. The remainder of the setback area will be landscaped with Type III landscaping;
(4)Low impact development (LID) techniques are employed. LID best management practices include, but are not limited to: bioretention/rain gardens, permeable pavements, roof downspout controls, dispersion, soil quality and depth, minimal excavation foundations, vegetated roofs, and water re-use.
(d)Seventy-five percent of a building facade facing a public right-of-way shall be clad with preferred building materials which include natural stone, wood, architectural metal, brick and glass. Concrete, laminates, veneers, fiber cement products and the like may be permitted if they replicate the appearance of the listed preferred materials. At least 55 percent of building facade materials must be salvaged, recycled content, bio-based or indigenous.
B. Ground Floor. Development on the ground floor shall consist of only commercial uses to a minimum depth of 30 feet as measured from the street front of the building, with the following exceptions or clarifications:
1. That in all areas the provision of pedestrian access to permitted residential uses is allowed.
2. This provision shall not apply when a single-family use is the primary use on the property.
3. In the BC – Edmonds Way zone, where the street frontage of the total site proposed for development exceeds 150 feet in length, this requirement shall apply to only 60 percent of the ground floor street frontage of any proposed building. The remaining 40 percent may include any other uses permitted in the BC – Edmonds Way zone, including, but not limited to, off-street parking or live/work space.
C. See Parking (Chapter 17.50 ECDC), Design Review (Chapter 20.10 ECDC) and Sign Code (Chapter 20.60 ECDC) for additional standards.
D. Satellite Television Antennas. Satellite television antennas shall be regulated as set forth in ECDC 16.20.065. [Ord. 4397 § 2 (Exh. B), 2025; Ord. 4395 § 7 (Exh. A), 2025; Ord. 3943 § 1 (Exh. 1), 2013; Ord. 3627 § 2, 2007; Ord. 3539 § 1, 2005; Ord. 3518 § 1, 2004; Ord. 3492 § 1, 2004; Ord. 3256 § 1, 1999; Ord. 3232 § 1, 1998; Ord. 3147 § 1, 1997].
16.50.030 Operating restrictions.
A. Enclosed Building. All uses shall be carried on entirely within a completely enclosed building, except:
1. Public utilities and parks;
2. Off-street parking and loading areas, and commercial parking lots;
4. Plant nurseries;
5. Seasonal farmers’ markets;
6. Limited outdoor display of merchandise meeting the criteria of Chapter 17.65 ECDC.
B. Nuisances. All uses shall comply with Chapter 17.60 ECDC, Property Performance Standards. [Ord. 4395 § 7 (Exh. A), 2025; Ord. 3943 § 1 (Exh. 1), 2013; Ord. 3932 § 5, 2013; Ord. 3902 § 3, 2012; Ord. 3627 § 2, 2007; Ord. 3320 § 3, 2000; Ord. 3147 § 1, 1997].
16.50.040 Green building incentives.
A. General. New buildings, as well as additions and remodels to existing permitted buildings, may earn reduced site development standards by receiving U.S. Green Building Council® Leadership in Energy and Environmental Design™ (LEED) Gold, Master Builders Association of King and Snohomish Counties Built Green® 4-Star certification, or better. The appropriate LEED rating system depends on the project. Each building receives incentives independently for their individual certification.
B. Eligibility. Development of new single-family residences are ineligible for these incentives. See Chapter 17.100 ECDC for incentives for community facilities.
C. Height. Certified development is allowed an additional five feet above the stated height limit of ECDC 16.50.020(A) in addition to the standard pitched roof height bonus of ECDC 16.50.020(A).
D. Parking. Development certified LEED Gold, Built Green® 4-Star, or better must provide at least one parking space per 500 square feet of commercial floor area and/or one parking space per dwelling unit instead of the parking required by Chapter 17.50 ECDC. Electric vehicle parking standards of Chapter 17.115 ECDC remain calculated off standard parking requirements.
E. Enforcement. Development granted these incentives but then unable to achieve the requirements is subject to the enforcement measures of ECDC 19.00.050.
F. Permit Review. Green buildings are eligible to receive expedited plan review, as established by ECDC 19.00.050. [Ord. 4397 § 2 (Exh. B), 2025; Ord. 4395 § 7 (Exh. A), 2025; Ord. 4375 § 3, 2024].