1. Comprehensive Map modifications to identified districts

Current Map


the issues today: 

The current map only designates focus area. It does not reflect the community's desire for a "gateway" identified during the community workshop. Participants expressed a desire for distinct transition point in and out of Edmonds.


Clearly identify focus areas as three distinct districts anchored around major transportation gateways. The Health Care District and the International District have already been established along Highway 99 and placemaking efforts have already taken place such as district banners, public art, and lighting design. 


2. Consolidate CG and CG2 zones into a single CG zone

Current Zoning Map

Proposed Zoning Map

The issues today:

  • The only difference between CG and CG2 is the height limit. CG allows 60' and CG2 allows 75'. 
  • Many current zones are remnants from the county's antiquated zoning.
  • Some zones don't match the parcels so some lots have more than one zone. 


Change CG and CG2 to consolidated single CG zone with height limit at 75 feet. 


3. Modify Current Design Standards

Current design standards for access and parking on HWY 99 Corridor CG/CG2 Zones

  • Parking shall be provided as follows:
    1. for nonresidential uses, one space per 400 square feet of leaseable building space; and
    2. for residential uses, as required for RM zones (see #4 for parking standards)
  • Not more than 50 percent of total project parking spaces may be located between the building’s front facade and the primary street. Parking lots may not be located on corner locations adjacent to public streets.


Current standards allows too much parking on street front limiting pedestrian activity and a vibrant urban street.

Illustration of buildings on primary street frontage

Recommended design standards:

Buildings on the Street Frontage

  • Primary Frontage – min. 50% of primary street frontage should have buildings within 10 feet of front property line (at the edge of Pedestrian Activity Zone)
  • All Other Frontages – 50% of side and rear street frontages to have buildings, walls, or hedges at least 4 feet in height, within 10 feet of property line.

Parking on side and rear lot

Parking Mostly on Side or Rear Lot

  • Parking areas may comprise 40% or less of street frontage.

Ground Floor Transparency

  • 50% of Primary Frontage building facade within 10 feet of frontage lot line be made of transparent windows and doors. All other frontages require 30% transparency.

Ground floor transparency

The Benefits:

Push parking towards the side and rear of buildings and bringing buildings up to the street allows more space for pedestrian activity on primary streets and more visibility for businesses. 


CURRENT DESIGN STANDARDS FOR screening and buffering parking lots ON HWY 99 CORRIDOR CG/CG2 ZONES


  • Current standards limits sidewalk space for pedestrians
  • Does not require a comfortable buffer between car traffic and pedestrians
  • Type IV landscaping, minimum 4-foot wide, is required along all street frontages.
Edmonds Highway 99 today

Edmonds Highway 99 today


The Benefits:

Allows for a range of active uses like sidewalk cafes and amenities such as public art, street furniture, street trees, bus shelters, pavement patterns, lighting, etc.


Pedestrian Activity Zone

  • Replace current standards and require 10-foot Pedestrian Activity Zone

CURRENT DESIGN STANDARDS FOR setbacks and buffers adjacent Single-family zones ON HWY 99 CORRIDOR CG/CG2 ZONES

The Issue Today:

This type of design standard doesn’t ensure proper transition of higher density buildings into single-family neighborhoods.

Setback and Buffers Adjacent Single-Family Zones

Mixed-use development with stepbacks on suburban corridor in Portland, OR.

Mixed-use development with stepbacks on suburban corridor in Portland, OR.

  • 15 feet setback from all lot lines adjacent to RM or RS zoned property.
  • Minimum of 10 feet landscaping buffer required for commercial, institutional and medical uses adjacent to single-family or multifamily zones.
  • Minimum of 4 feet landscaping buffer required for multifamily projects adjacent to single-family zones.


Setback and Stepback for Apartments/Mixed-Use Buildings Adjacent and Across the Street from Single-Family Zones

  • Begin stepback only above 25 feet which is the current height allowance in RM-1.5 zones.
  • Keep current setback and landscaping requirements for lot line adjacency.

4. Parking reductions to transit supportive parking standards


  • 2.5 spaces per 1,000 square feet (or 1 per 400 square feet)

CURRENT standard for residential

  • Studio: 1.2 spaces
  • One-Bedroom: 1.5 spaces
  • Two-Bedroom: 1.8 spaces
  • Three-Bedroom: 2 spaces

Recommendation for RESIDENTIAL

  • Minimum average of 0.75 per unit for entire project

Recommendation for commercial

  • 2 per 1,000 square feet

The Benefits:

Reducing parking minimums and following market demand for parking encourages people to ride transit or walk. This helps relieve congestion and improving environmental conditions.