How Edmonds Handles Zoning Overlays & Bonuses: A Practical Guide
Edmonds maintains 114 local ordinances across all categories, and 2 of those deal specifically with zoning overlays & bonuses. Here is a breakdown of what the city actually requires, what is prohibited, and where Edmonds falls on the strict-to-permissive spectrum compared to other cities.
Downtown Design Guide
Edmonds applies detailed architectural design standards to the BD1 through BD4 downtown business zones under ECDC 16.43.035, covering building massing, street orientation, ground-floor detailing and awnings, enforced through building permit and design review.
Key details: Zones covered: BD1, BD2, BD3, BD4. Ground-floor detail elements required: At least 5 of 10 listed. Recessed entry minimum depth: 3 feet. Prohibited awning shapes: Marquee, box, convex. Governing section: ECDC 16.43.035.
New downtown construction or exterior remodels that do not meet the ECDC 16.43.035 massing, orientation, ground-floor detail or awning standards can be denied building permit approval by the Edmonds planning and development department until the design is brought into compliance or an approved departure is obtained through the applicable design review process. Prohibited elements, such as marquee or convex awnings or vinyl awning material, are grounds for permit denial outright since the code states they 'are not allowed.'
Density Bonus Law
Edmonds lets developers in the Neighborhood Centers and Hubs (NCH) mixed-use zone earn up to one additional floor or 10 feet of extra height under ECDC 16.120.090, through a green building certification incentive or a community benefit amenity exchange.
Key details: Zone: NCH (Neighborhood Centers and Hubs). Max bonus: 1 floor or 10 feet. Green building bonus: Up to 5 feet extra height. Community benefit exchange (indoor): 1 sq ft in for 10 sq ft bonus. Governing section: ECDC 16.120.090.
A project that receives a bonus floor or height incentive but fails to deliver the certified green building standard, the required public amenity space, or the activation percentage is subject to the enforcement measures cross-referenced from ECDC Title 19, and the planning and development director may draw on any required performance bond to compel compliance or recover costs. Incentive applications are administrative and are reviewed, approved, conditionally approved or denied by the planning and development director or a designee, not the hearing examiner.
The Bottom Line
Edmonds's zoning overlays & bonuses rules are a mixed bag. Some areas are strict, others are relaxed, and the details matter. The best approach is to check the specific rule that applies to your situation rather than assuming Edmonds is broadly strict or permissive.
This guide is based on Edmonds's current municipal code. Local rules can and do change, so check the individual ordinance pages for the latest details, penalties, and FAQs.