Edmonds, WA Zoning Overlays & Bonuses: Downtown Design Guide (2026)

035(A) applies the downtown design standards to all development in the BD1, BD2, BD3 and BD4 zones, excluding multifamily buildings in BD4. Subsection B requires buildings to convey a visually distinct base and top, achieved through masonry pattern changes, a visible plinth, storefronts or canopies at the base, and a prominent cornice, projecting parapet or other element creating a shadow line at the top; where a single building exceeds the historic building-width pattern, the facade must use a change in materials, windows or decorative details to suggest traditional narrower building widths.

Subsection C requires building frontages to orient primarily to the adjacent street rather than a parking lot or alley, with entrances in BD1, BD2 and BD4 visible and accessible from the sidewalk, and given distinct expression through a higher bay, a recessed entry (at least 3 feet) or a forecourt/entrance plaza. Subsection D requires ground-floor, street-facing facades of commercial and mixed-use buildings to incorporate at least five of ten listed elements, including lighting on ornamental brackets, medallions, belt courses, bulkheads for storefront windows, projecting sills, tile work, transom windows and planter boxes.

Subsection E requires weather protection along pedestrian street fronts, structural canopies preferred over awnings, open-sided awnings and canopies to keep signage visible, and bars marquee, box or convex awning shapes and vinyl or plastic awning materials outright; retractable awnings are encouraged. 030 development standards, though not this design section specifically, can go to the architectural design board.