Edmonds City Zoning Code
16.53 BP
Planned Business
16.53.000 Purpose.
The BP zone has 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 small scale neighborhood-oriented retail stores, offices and retail service establishments which offer goods and services needed on an everyday basis by residents of adjacent neighborhood areas.
B. To ensure compact, convenient development patterns which provide a transition to and do not intrude into adjacent residential neighborhoods.
C. To permit uses which allow for controlled access by arterial traffic but which do not contribute significantly to traffic congestion.
D. To permit uses which provide for pedestrian and transit access to development from adjacent neighborhoods.
E. To permit commercial uses which utilize site designs which allow for and promote shared access with adjacent commercial parcels. [Ord. 3127 § 1, 1997].
16.53.010 Uses.
A. Permitted Primary Uses.
1. Low-density residential buildings in accordance with the regulations applicable to the LDR-M zone, Chapter 16.20 ECDC;
2. Business or professional offices or studios;
3. Small-scale retail sales or services not exceeding 5,000 square feet of cumulative space on a site, such as convenience stores, video stores, barber shops, beauty shops, gift shops, bookstores, florists/nurseries, dry cleaning stores and laundromats;
4. Art galleries;
5. Churches, subject to the requirements of ECDC 17.100.020;
6. Primary and high schools subject to the requirements of ECDC 17.100.050(G) through (R);
7. Local public facilities subject to the requirements of ECDC 17.100.050;
8. 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 or repair of goods incidental to a permitted or conditional use;
2. Off-street parking and loading areas to serve a permitted or conditional use;
3. Multiple residential, in the story above the street floor.
C. Primary Uses Requiring a Conditional Use Permit.
1. Medical, dental and veterinary clinics, including supporting uses such as pharmacies and laboratories. Veterinary clinics may include the boarding of animals under veterinary care but not commercial kennels;
2. Businesses open to the public between the hours of 11:00 p.m. and 6:00 a.m.;
3. Financial institutions;
4. Restaurants providing on-premises service to seated or walk-in patrons;
5. Small-scale retail sales or services greater than 5,000 square feet in an area of cumulative space on a site, but not exceeding 10,000 square feet of cumulative space on a site, such as convenience stores, video stores, barber shops, beauty shops, gift shops, bookstores, florists/nurseries, dry cleaning stores and laundromats;
6. Local public facilities not planned, designated, or sited in the capital improvement plan, subject to the requirements of ECDC 17.100.050;
7. Day care centers;
8. Hospitals, convalescent homes, rest homes, sanitariums;
9. 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;
10. Counseling centers and residential treatment facilities for current alcoholics and drug abusers;
11. 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.
E. Prohibited Uses. Any use not specifically set forth herein, including but not limited to:
1. Automobile service stations;
2. Drive-in/drive-thru businesses. [Ord. 4397 § 2 (Exh. B), 2025; Ord. 4333 § 11 (Exh. A), 2023; Ord. 3353 § 5, 2001; Ord. 3127 § 1, 1997].
16.53.020 Site development standards.
A. Table. Except as hereinafter provided, development requirements shall be as follows:
B. Signs, Access, Parking and Design Review. See Chapters 17.50, 20.10 and 20.60 ECDC. Sign standards shall be the same as those for the BN – neighborhood business zoning classification. Access to BP-zoned property shall be combined whenever possible with adjacent properties through the use of internal circulation or frontage driveways.
C. The required setback from LDR-zoned property shall be landscaped with trees and ground cover and continuously maintained by the owner of the BP lot. A six-foot minimum height fence, wall or dense, continuous hedge shall be maintained in the setback. [Ord. 4397 § 2 (Exh. B), 2025; Ord. 3127 § 1, 1997].
16.53.030 Site development exceptions – Green building incentives.
A. General. New commercial buildings, as well as additions and remodels to existing commercial buildings, may earn reduced site development standards by receiving U.S. Green Building Council® Leadership in Energy and Environmental Design™ Gold 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 cannot receive these green building incentives. See Chapter 17.100 ECDC for incentives for community facilities.
C. Height. Certified development receives an additional five feet to the height maximum, in addition to the standard pitched roof height bonus of ECDC 16.53.020(A).
D. Parking. Development certified LEED Gold or better must provide at least one parking space per 500 square feet of commercial floor area instead of 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 failing to achieve the requirements is subject to the enforcement measures of Chapter 19.00 ECDC.
F. Permit Review. Green buildings are eligible to receive expedited plan review, as established by ECDC 19.00.050. [Ord. 4375 § 4, 2024].