Chapter 16.50
BC – COMMUNITY BUSINESS
Sections:
16.50.000 BC and BC – Edmonds Way.
16.50.005 Purposes.
16.50.010 Uses.
16.50.020 Site development standards.
16.50.030 Operating restrictions.
16.50.000 BC and BC – Edmonds Way.
This chapter establishes two distinct zoning categories, BC and BC – Edmonds Way. [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 economical vitality. [Ord. 3627 § 2, 2007; Ord. 3147 § 1, 1997. Formerly 16.50.000].
16.50.010 Uses.
A. Permitted Primary Uses.
1. Single-family dwellings, as regulated in RS-6 zone;
2. Retail stores, 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;
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 (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.
C. Primary Uses Requiring a Conditional Use Permit.
1. Commercial parking lots;
2. Wholesale uses;
3. Hotels and motels;
4. Amusement establishments;
5. Auction businesses, excluding vehicle or livestock auctions;
6. Drive-in businesses;
7. Laboratories;
8. Fabrication of light industrial products;
9. Convenience stores;
10. Day-care centers;
11. Hospitals, convalescent homes, rest homes, 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. 3627 § 2, 2007; Ord. 3353 § 4, 2001; Ord. 3269 § 2, 1999*; Ord. 3147 § 1, 1997].
*Code reviser's note: Ord. 3269 expired August 13, 2000. For provisions on the outdoor display of merchandise, see Chapter 17.65 ECDC.
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 |
None |
None1 |
None1 |
35′3,4 |
3 sq. ft. per sq. ft. of lot area |
1 The 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.
2 Roof 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 3-in-12 are not allowed to protrude above the 25-foot height limit unless they are part of an approved modulated design.
3 The stated height limit may be increased to 40 feet; provided, that:
(a) The street setback of any proposed building shall be increased to four feet in depth. Type III landscaping shall be located within this setback. This landscaping may be located immediately adjacent to the building, or may be combined with other landscaping within or adjoining the right-of-way. In addition, the third and fourth stories of any proposed building shall be further stepped back an additional six feet from the street frontage along all street fronts;
(b) Where the proposed development abuts a single-family residential (RS) zoned property, in addition to complying with subsection (a) of this footnote, the proposed development shall modulate the design of any building facades facing the single-family residentially (RS) zoned property;
(c) The proposed development integrates low impact development techniques where reasonably feasible. For the purposes of this subsection, “low impact development techniques” shall include, but shall not be limited to, the following: the use of bioswales, green roofs, and grasscrete. “Reasonably feasible” shall be determined based upon the physical characteristics of the property and its suitability for the technique; cost alone shall not render the use of low impact techniques unreasonable or unfeasible;
(d) The required setback from R zoned property shall be permanently landscaped with Type I landscaping permanently maintained by the owner of the BC lot; and
(e) For any buildings fronting on Edmonds Way, the maximum height of the wall or facade along Edmonds Way shall not exceed 45 feet as measured at the Edmonds Way property line.
4 In addition to any height bonus under note 3, the building may extend up to an additional five feet if all portions of the building above the height limit (after adding the height bonus under note 3) integrate distinctive architectural features that enhance and are integrated into the overall design of the building. For purposes of this subsection, distinctive architectural features may include articulation, changes of materials, offsets, angles or curves of facades, or the use of distinctive roof forms. 
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. With respect to, but only to, property located on the Fifth Avenue entrance corridor, south of Walnut Street, in which the first 60 feet of the building as measured from Fifth Avenue consists only of commercial uses; and with respect to which the subject property shares a property line with single-family or multifamily zoned properties, then multifamily units may be located on the ground floor in such a manner that they face the adjacent residentially zoned property.
4. 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. Signs, Parking and Design Review. See Chapters 17.50, 20.10, and 20.60 ECDC.
D. Density. There is no maximum density for permitted multiple dwelling units.
E. Screening. The required setback from R zoned property shall be permanently landscaped with trees and ground cover and permanently maintained by the owner of the BC lot. A six-foot minimum height fence, wall or solid hedge shall be provided at some point in the setback.
F. Satellite Television Antennas. Satellite television antennas shall be regulated as set forth in ECDC 16.20.050 and reviewed by the architectural design board. [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;
3. Drive-in businesses;
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, Performance Standards. [Ord. 3627 § 2, 2007; Ord. 3320 § 3, 2000; Ord. 3147 § 1, 1997].