Edgewood City Zoning Code
CHAPTER 18
80 LAND USE ZONES
§ 18.80.010 Purpose.
The purpose of this chapter is to list and describe the zoning districts and their purposes. The list of allowable land uses in the various zoning districts is provided in Chapter 18.70 EMC, Permitted Land Uses.
(Ord. 03-203 § 1; Ord. 11-359 § 5 (Exh. B); Ord. 20-579 § 3 (Exh. C))
§ 18.80.020 Establishment of zones.
The classification system used in the comprehensive plan was established and mapped as a management tool to implement the policies and intent of the comprehensive plan. Land use designations were established which are appropriate to carry out the intent and purpose of the comprehensive plan, are defined in the comprehensive plan's land use element, and are mapped as a layer on the city's geographic information system (GIS) as the Future Land Use Map. The zoning district classifications established to implement each of the comprehensive plan land use designations for the city are shown in Table 2 below. The zone boundaries are as shown on the city's official zoning map, which is further described in EMC § 18.80.030, Zoning map. Where the abbreviated designation is used in this title, it has the same meaning as the entire classification title.
Table 2: Comprehensive Plan/Zoning District Matrix | |
|---|---|
Comprehensive Plan Designation | Zoning District Classification |
Residential Low | Residential 1 (R-1) |
Residential Moderate | Residential 2 (R-2) |
Mixed Residential Low | Mixed Residential 1 (MR-1) |
Mixed Residential Moderate | Mixed Residential 2 (MR-2) |
Mixed Use Residential | Mixed Use Residential (MUR) |
Commercial | Commercial (C) |
Town Center | Town Center (TC) |
Public | Public (P) |
Business Park | Business Park (BP) |
Industrial | Industrial (I) |
Notwithstanding any provisions in this title to the contrary, the city shall have no duty to verify or establish lot lines or setback lines at a development. The location of lot lines or setback lines at a development and construction related thereto shall be the responsibility of the applicant and owner.
(Ord. 03-203 § 1; Ord. 20-579 § 3 (Exh. C); Ord. 22-622 § 2 (Exh. B); Ord. 25-0680, 6/10/2025)
§ 18.80.030 Zoning map.
The location and boundaries of all zones or districts designated in this title were established in accordance with EMC § 18.80.020, Establishment of zones. The established zones are officially mapped and are maintained as a part of the city's geographic information system (GIS) under the authorization of the director, or designee. No unauthorized person may alter or modify the "City of Edgewood Zoning Map," hereafter referred to as "zoning map." The official GIS zoning map, as amended from time to time, shall constitute the official zoning map for the city's zoning jurisdiction and shall be incorporated into this title by reference as if fully set forth herein.
Where uncertainty exists as to any of the zone boundaries as shown on the zoning map, the following rules shall apply:
A boundary shown on the zoning map as approximately following a lot line or parcel boundary shall be construed as following the lot line or parcel boundary as it actually existed at the time the zoning boundary was established. If, subsequent to the establishment of the zoning boundary, a lot line should be moved as a result of a legally performed boundary line adjustment, then the zoning boundary shall be construed as moving with the lot line if and only if the lot line is moved no more than 10 feet and remains generally parallel to the original line.
A boundary shown on the zoning map as approximately following a creek, lake, or other water course shall be construed as following the actual centerline of the water course. If, subsequent to establishment of the boundary, the centerline of the water course should move as a result of natural processes, then the boundary shall be construed as moving with the centerline of the water course.
A boundary shown on the zoning map as approximately following a ridgeline or topographic contour line shall be construed as following the actual ridge or contour line. If, subsequent to the establishment of the boundary, the ridge or contour line should move as a result of natural processes, then the boundary shall be construed as moving with the ridge or contour line.
A boundary shown on the zoning map as approximately following a street or railroad line shall be construed as following the centerline of the street or railroad right-of-way. If, subsequent to the establishment of the boundary, the centerline of the street or railroad right-of-way should be moved as a result of its widening or minor realignment (such as at an intersection), then the boundary shall be construed as moving with the centerline if and only if the centerline is moved no more than 20 feet.
Whenever any street or other public right-of-way is vacated in the manner prescribed by law, the zoning district adjoining each side of said street or other public right-of-way shall be automatically extended to the centerline of the former street or other public right-of-way, and all of the area included in the vacation shall then and henceforth be subject to all regulations of the extended districts.
Whenever a single lot, one acre or less in size, is located within two or more different zoning districts, the district regulations applicable to the district within which the larger portion of the lot lies shall apply to the entire lot.
Whenever a single lot greater than one acre in size is located within two or more different zoning districts, each portion of that lot shall be subject to all the regulations applicable to the district in which it is located.
Where questions still arise concerning the exact location of a district boundary, the community development director or designee shall interpret the zone boundaries.
(Ord. 03-203 § 1; Ord. 15-448 § 2 (Exh. A); Ord. 20-579 § 3 (Exh. C); Ord. 22-622 § 3 (Exh. C))
§ 18.80.040 Residential zoning districts (R-1 and R-2).
Purpose.
The Residential Low (R-1) zoning district provides for a continuation of large residential lots in specific areas where a pattern of large lots and extensive tree coverage exists. These zoning districts seek to preserve the identity of these residential areas, preserve significant tree stands, and reduce traffic volumes in the east-west arterial corridors.
The Residential Moderate (R-2) zoning district is the city's primary residential zone which provides for residential dwellings in established residential neighborhoods.
In addition to the regulations and requirements contained in other sections of this title, the following property development standards apply to all land and buildings in the Residential zoning districts:
Density. Permitted unit density is two principal units per lot.
Lot Size. Except for lots subject to the on-site septic system design requirements of the Tacoma-Pierce County Health Department Environmental Health Code, Chapter 2, the minimum net developable lot sizes shall be as follows:
Lot Coverage and Impervious Surfaces. Lot development is subject to stormwater and other requirements and shall not exceed the following standards for lot coverage and impervious surface:
Minimum Lot Width and Street Frontage. All lots abutting public or private streets shall have a minimum street frontage of 50 feet except for flag and irregularly shaped lots as addressed by EMC § 18.90.100, Lot standards. The minimum lot width dimension shall be as follows:
Tree Preservation. Significant tree identification and preservation and/or replacement shall be required as set forth in EMC § 18.90.180, Tree preservation.
Landscaping. Landscaping shall be provided as set forth in EMC § 18.90.090, Landscaping, as it applies in their appropriate zones.
(Ord. 03-203 § 1; Ord. 05-252 § 1; Ord. 06-268 § 1; Ord. 10-346 § 3; Ord. 14-415 § 5; Ord. 16-469 § 2 (Exh. A); Ord. 16-482 § 2 (Exh. F); Ord. 18-535 § 2; Ord. 20-579 § 3 (Exh. C); Ord. 25-0680, 6/10/2025)
§ 18.80.050 Mixed Residential zoning districts.
The purpose of the Mixed Residential 1 (MR-1) and Mixed Residential 2 (MR-2) zoning districts is to promote residential renewal to small-lot detached dwellings, duplexes, and townhouses. These districts provide for moderate residential density using a variety of urban housing types and designs. The mix of housing may take a variety of forms, either mixed within a single site or mixed within a general area, with varied dwelling types.
For permitted uses within the Mixed Residential zoning districts see EMC § 18.70.050 Table 1, Land Use Table.
In addition to the regulations and requirements contained in other sections of this title, the following property development standards apply to all land and buildings in the Mixed Residential zoning districts:
Density.
Non-Multifamily: The permitted unit density is two principal units per lot.
Lot Coverage and Impervious Surfaces. Lot development is subject to stormwater and other requirements for the Mixed Residential zoning district and shall not exceed the following standards for lot coverage and impervious surface:
Setbacks. The required setbacks for the Mixed Residential zoning districts shall be as follows:
MR-1 and MR-2 Zoning Districts.
Front yard/street setback: 15 feet.
Garage setback to street right-of-way: 20 feet.
Principal arterial and state highway setback: 25 feet.
Rear yard setback without alley: 10 feet.
Rear yard setback with alley: zero feet.
Rear garage setback to alley: three feet.
Interior setback: zero feet.
Street Frontage. All lots abutting public streets shall have a minimum street frontage of 50 feet, except flag and irregularly shaped lots addressed by EMC § 18.90.100, Lot standards.
Height. The maximum building height in the Mixed Residential zoning districts shall be 35 feet (see EMC § 18.90.070, Height standards).
Design. Design features shall be required for multifamily as set forth in Chapter 18.95 EMC, Design Standards.
Tree Preservation. Significant tree identification and preservation and/or replacement shall be required as set forth in EMC § 18.90.180, Tree preservation.
Landscaping. Landscaping shall be provided as set forth in EMC § 18.90.090, Landscaping, as it applies in their appropriate zones.
(Ord. 03-203 § 1; Ord. 05-258 § 1; Ord. 06-268 § 1; Ord. 10-346 § 4; Ord. 16-482 § 2 (Exh. F); Ord. 20-579 § 3 (Exh. C); Ord. 25-0680, 6/10/2025)
§ 18.80.060 Mixed Use Residential zoning district.
Repealed by Ord. 11-359.
(Ord. 03-203 § 1; Ord. 05-252 § 2; Ord. 06-268 § 1; Ord. 09-323 § 2; Ord. 10-346 § 5)
§ 18.80.070 Commercial zoning district.
Repealed by Ord. 11-359.
(Ord. 03-203 § 1; Ord. 06-268 § 1; Ord. 08-301 § 2; Ord. 09-323 § 3; Ord. 10-346 § 6)
§ 18.80.080 Town Center, Commercial, Mixed Use Residential and Business Park zoning districts.
Applicability. This section establishes development standards for the Town Center, Commercial, Mixed Use Residential and Business Park zoning districts. All standards contained in other chapters of the Edgewood Municipal Code shall apply unless specifically modified by the standards contained in this section. Where a conflict exists between code standards, the specific standards contained in this section shall control.
Purpose.
The Town Center (TC) zoning district is envisioned as the heart of Edgewood, a well-designed, pedestrian-friendly community center that embodies Edgewood’s distinctive local character and rural roots. Borrowing from traditional town development patterns and forms, the TC is envisioned as the most walkable area of the city, with a mix of multistory and single-story buildings framing the street and other public spaces. The TC zone accommodates a range of compatible uses emphasizing a variety of vertical and horizontal mixed-use development, blending pedestrian-oriented retail, multifamily residential, senior housing and civic uses. The TC zone complements local traffic, bicycle, and pedestrian circulation and provides connectivity to public open spaces.
The Commercial (C) zoning district accommodates a wide range of commercial development, including large format retail, auto-oriented uses, and regional scale commercial uses. Development standards seek to balance the needs of the pedestrian with those of the automobile and are flexible to accommodate a wide range of uses and forms. This area provides a visual and functional transition to the Town Center and adjacent zones and assures that there is ample area to accommodate potential economic development opportunities. While commercial development is emphasized, this zone also allows mixed-use development that may combine commercial uses with multifamily housing.
The Mixed Use Residential (MUR) zoning district accommodates a range of medium density residential housing types to meet consumer preferences, changing household sizes and market demands. A mix of land uses is allowed, including commercial, professional, and other uses that are not incompatible due to noise, truck traffic, odors, or design/scale of structures. This zone provides a visual and functional transition between residential neighborhoods and areas of more intensive development. Within the Meridian Corridor, achieving a high level of connectivity with streets, pedestrian and bicycle routes both within this district and to the adjoining TC district is a major goal.
The Business Park (BP) zoning district accommodates a wide range of employment and commercial uses, including professional office, senior housing and apartments, light industrial and retail uses, contributing both revenues and jobs to the local economy. Development standards seek to accommodate a wide range of business, while ensuring an urban design that is compatible with adjacent zones. Significant landscaping is emphasized in this zone, both for aesthetic appeal and as a tool to ensure greater compatibility between a wide range of uses. While residential uses are generally not allowed in the BP zoning district, townhouses and apartments are permissible near the Interurban Trail.
Permitted Uses. For permitted uses within the Town Center, Commercial, Mixed Use Residential, and Business Park zoning districts see EMC § 18.70.050 Table 1, Land Use Table.
Development Standards. This subsection establishes the development standards that apply to the zones described. Please note that the provisions below include both minimum and maximum standards, as well as certain standards, such as height and Floor Area Ratio (FAR), that may be modified up to the limits stated herein if certain development intensity bonus options elements (as provided for in Table 2) are included in the proposal.
Table 1: Development Standards | ||||
|---|---|---|---|---|
Standards | TC | C | MUR | BP |
Maximum Height (without Any Bonus) (1) | 45 feet | 35 feet | 35 feet | 35 feet |
Maximum Height (with FAR Bonus) (1) | 57 feet (minimum 3:1 FAR) | 45 feet (minimum 1.5:1 FAR) | 35 feet | 35 feet |
Maximum Residential Net Density – If Part of a Mixed Use Project (1)(3) | Controlled by maximum height, FAR and building code | 48 D.U./acre | 48 D.U./acre | 48 D.U./acre |
Minimum Residential Net Density (1)(3) | 24 D.U./acre | 24 D.U./acre | 10 D.U./acre | N/A |
Minimum Arterial Roadway Lot Frontage Occupied by a Building (2) | 50% | 35% | 35% | Meridian: 25% Other: None |
Minimum Ground Floor Building Frontage Along Arterial Roadways Containing a Non-Residential Use (excluding access to upper floors) (3) | 100% | 100% | 75% | 75% |
Minimum Setback to TC, C, MUR or BP Zones (8) | None | None | None (9) | None |
Minimum Setbacks to Zones Other Than TC, C, MUR or BP (10) | 25 feet | 25 feet | 20 feet | 25 feet |
Maximum Floor Area Ratio (FAR) with Bonus Features (11) | 4:1 | 3:1 | 2:1 (12) | 2:1 |
Maximum Floor Area Ratio (FAR) without Bonus Features (13) | 1:1 | 0.5:1 | 0.5:1 (12) | 0.5:1 |
Maximum Hard Surface Area (Including Lot Coverage) | 90% | 85% | 75% | 80% |
Maximum Effective Impervious Surface (14) | 75% | 70% | 60% | 65% |
Table 1: Development Standards Exceptions and Notes. | |
(1) Residential uses are only allowed in the Town Center and Commercial zones if they are part of mixed-use project. Maximum Residential Density for projects in the Mixed Use Residential and Business Park zones without a mixed use is 24 D.U./acre. | |
(2) Buildings must be located within five feet of the public right-of-way, or abutting any existing easement that may require a greater distance, to meet the frontage occupied by a building requirement. The total length of frontage shall be measured on a line parallel to the centerline of the subject arterial roadway, excluding the width of any planned intersecting public right-of-way required pursuant to the City’s Comprehensive Plan. | |
(3) All properties fronting arterial roadways (principal and minor) must develop permissible non-residential uses along said roadway, and the ratio listed on this row applies to the Minimum Arterial Roadway Lot Frontage Occupied by a Building only. If part of a mixed-use project, this must be a permissible commercial use unless otherwise approved by the director to meet the purpose and intent of the underlying zone. All non-residential uses required under this provision shall occupy a minimum depth of the required building as follows: 45 feet for single-story buildings, and 35 feet for multi-story buildings. | |
(4) Reserved. | |
(5) Reserved. | |
(6) Reserved. | |
(7) Reserved. | |
(8) Greater setbacks may be necessary to accommodate utility easements and/or required landscaping. | |
(9) Setbacks for residential detached dwellings in the MUR zone shall be as follows: | |
(a) Front yard/street setback: 15 feet. | |
(b) Garage setback: 20 feet. | |
(c) Principal arterial setback: 25 feet. | |
(d) Rear yard setback: 10 feet. | |
(e) Interior setback: five feet minimum, or greater if needed to meet the minimum fire separation required per the International Fire Code (IFC) as adopted by the city of Edgewood. | |
(10) Twenty-foot setbacks are required from any public property other than a street. Parks, open space, or stormwater ponds may be reduced or exempt from this requirement as determined by the community development director and public works director. Any reduction or exemption from this requirement must be supported by the City’s comprehensive plan and capital improvement plan, as adopted. | |
(11) See Table 2: Development Intensity Bonus Options necessary to achieve maximum FAR. | |
(12) FAR does not apply to residential detached dwellings or cottage housing in the MUR zone. | |
(13) There is no minimum FAR in the TC, C, MUR or BP zones. | |
(14) Director and city engineer may establish administrative rules for allowing partial credit for pervious paving materials. | |
The following optional features may be used alone or in combination to increase the allowed height and floor area ratio (FAR) up to the maximum limits identified in Table 1 (subsection D of this section). Table 2 below identifies the allowed FAR bonus and any additional requirements pertaining to the described bonus feature.
Table 2: Development Intensity Bonus Options | ||
|---|---|---|
Bonus Feature | FAR Bonus | Description, Additional Requirements and Limitations |
1. Parallel Road Network | 1.5 | Dedication and construction of those portions of the adopted parallel road network that are within or adjacent to the subject property. Design shall be consistent with the adopted street standards, including, but not limited to, travel lanes, on-street parking, landscaping and sidewalk. |
2. Significant Public Plaza or Public Green Space | 1.25 | Available in the Town Center district only, and at the discretion of the director. Location and design shall be consistent with Town Center and Meridian Avenue Corridor master plan, and, if possible, complementary to any planned public plaza or development. Must be a minimum of five percent of the interior floor area of the development and no less than 1,500 square feet. This bonus must be in addition to any pedestrian-oriented space as required in subsection F of this section and EMC § 18.95.030 or as required by any underlying land use approval. Plazas and green spaces shall incorporate LID to the maximum extent feasible (per Minimum Requirement No. 5 of the PCM). |
3. Through Block Connection or Alley Enhancement | 1.0 | A pedestrian walkway and accompanying landscaping that shall be at least 15 feet wide and extend along a property line or through a site to allow the public to pass from one street to another street or an alley. The surface shall consist of stone, unit pavers, textured concrete, permeable pavement, or other material approved by the community development director or designee, with pedestrian scale lighting at least every 50 feet. Walkways and landscaping shall incorporate LID to the maximum extent feasible (per Minimum Requirement No. 5 of the PCM). |
4. Mixed Use Development | 1.0 | Ground floor commercial with minimum of 12 feet in height measured from finished floor to finished ceiling and residential uses on upper floors at or above minimum residential density. Note additional required standards for pedestrian-oriented ground floor commercial in No. 8 below shall also apply. |
5. Structure Parking, Below Grade | 1.0 | At least 80% of the parking shall be contained within a structure that is below grade. |
6. Affordable Housing | 1.0 | For all new development within the Town Center, total square footage may be increased by two square feet for every one square foot of affordable housing (for a maximum of 1.0 FAR in bonus) provided an affordable housing plan (AHP) is developed and submitted to the director for review and approval. The developer shall commit to implementing the AHP as a part of a signed comprehensive development agreement with the city. This agreement shall be reviewed by a housing consultant or nonprofit group at the expense of the applicant with recommendations made to the director prior to any city commitment to that agreement. |
7. Other Public Plaza or Public Green Space | 0.75 | Location and design shall be consistent with Town Center and Meridian Avenue Corridor master plan and any planned public plaza or development. Must be a minimum of two percent of the interior floor area of the development and no less than 500 square feet. This bonus must be in addition to the minimum pedestrian-oriented space requirement in subsection F of this section and EMC § 18.95.030. Plazas and green spaces shall incorporate LID to the maximum extent feasible (per Minimum Requirement No. 5 of the PCM). |
8. Ground Floor Pedestrian-Oriented Commercial | 0.75 | Ground floor commercial with minimum of 12 feet in height measured from finished floor to finished ceiling. Buildings shall include windows with clear vision glass on at least 50% of the area between two and 12 feet above grade for all ground floor building facades that are visible from an abutting street. Weather protection with a minimum of six feet in depth shall be provided over sidewalks and pedestrian connections on 80% of the length of the building frontage. |
9. Structured Parking, At Grade or Above Grade | 0.75 | At least 80% of the parking shall be contained within a structure. The structure may be part of the building or a separate structure. The structure shall be designed to minimize visibility of the parking area from the street. The street level floor shall be mixed use. |
10. LEED Gold Certification (or Better) | 0.75 | As certified by the USGBC. Applicant is responsible for providing LEED precertification submittal documentation and annotated checklist to the city. City will review documentation at the applicant's expense. If accepted, the city will make this a condition of approval of the subsequent building permit. |
11. Multi-Modal Pathway | 0.5 | A pathway for the movement of pedestrians and bicyclists that is consistent with the Town Center and Meridian Avenue Corridor master plan, transportation plan, and city's parks and recreation plan and approved by city staff. Pathways shall incorporate LID to the maximum extent feasible (per Minimum Requirement No. 5 of the PCM). |
12. Public Meeting Room | 0.5 | Available in the Town Center district only. A room available to the community for meetings and events. The size shall be a minimum of 500 square feet, with windows on at least one side and shall be directly accessible from the outside or by a controlled lobby that allows public access. |
13. LEED Silver Certification | 0.5 | As certified by the USGBC. Applicant is responsible for providing LEED precertification submittal documentation and annotated checklist to the city. City will review documentation at the applicant's expense. If accepted, the city will make this a condition of approval of the subsequent building permit. |
14. Water Feature | 0.25 | A decorative water feature shall be equivalent to at least one percent of the project's construction cost and shall be directly accessible and visible to the public by being adjacent to a plaza, sidewalk, pathway or through-block connection. Documentation shall be provided of construction value and the cost of the water feature. |
15. Exterior Art Element | 0.25 | Exterior art element shall be equivalent to at least one percent of the total value of the project's construction cost. Such elements include but are not limited to sculptures, bas-reliefs, metalwork and murals. Documentation shall be provided of the construction value and the value of the art as appraised by an art appraiser. Art elements shall be visible to the public at all times and will be reviewed and approved by an arts body designated by the city. |
Design Standards.
Street Design. Location, design and configuration of all streets shall be in accordance with the adopted street standards contained in EMC Title 12, Streets, Sidewalks and Public Places.
Open Space Requirements.
Applicability. New development within the Town Center (TC), Business Park (BP), Commercial (C), and Mixed Use Residential (MUR) zoning districts shall be required to meet the open space requirements in this subsection.
Numeric Standards. All new development shall provide accessible public space equivalent to 1.5% of the gross floor area of all structures. The design and location of public spaces shall consider the design and location of public spaces on adjacent properties and if feasible shall be oriented and connected to those spaces pursuant to the concepts presented in the Town Center and Meridian Corridor master plan.
If it can be demonstrated by the applicant to the satisfaction of the director that a required public space is adjacent to, integrated with and can be accessed from a public space on an adjoining property, this requirement may be reduced to one percent of gross floor area.
All required public spaces shall be oriented towards, and have direct connections (both physical and visual) to, a public street.
Where public spaces are integrated into new development, or where new development abuts an existing or planned public plaza, the primary building entrance shall be oriented towards or connected to that plaza.
Landscaping.
Applicability. The requirements of EMC § 18.90.090 shall apply to the TC, C, MUR and BP zones, except as provided in this subsection. Please also see Chapter 18.95 EMC for applicable design standards. Where landscape regulations in this section conflict with the provisions in EMC § 18.90.090 or Chapter 18.95 EMC, the regulations in this subsection shall control. Please note: Where this section is silent on a specific requirement, such as irrigation requirements or minimum standards for plantings, the standards contained in EMC § 18.90.090 and 18.95.050 shall apply. The standards contained in EMC § 18.90.090(G) (Landscaping Types) are specifically modified by this subsection and the standards contained in EMC § 18.90.090(H) (Landscaping Regulations by Zoning Districts) do not apply to TC, C, MUR and BP zones.
Street Frontages. In addition to landscape standards contained below, five percent of the total area between the building facade and the curb shall be landscaped. Within the BP zoning district 10 percent of the total area between the building facade and curb shall be landscaped. This shall be in addition to street trees and landscaping provided in public spaces and parking lots that are required in other subsections.
Required landscaping may be planted within planting areas surrounding trees, in raised planters, and on vegetative walls mounted to the ground-level building facade. Landscaping shall incorporate LID systems to the maximum extent feasible (per Minimum Requirement No. 5 of the PCM).
Where a building or portion of a building is located more than 10 feet from a public sidewalk or usable public space, all area between the building and the public sidewalk that is not used for vehicle or pedestrian access, circulation, parking or seating shall be landscaped.
Potted landscape material may be substituted for required landscaping in areas designed for outdoor eating with the approval of the department.
Public Spaces. A minimum of 15 percent of the total area of a public space, such as a courtyard or plaza, shall be landscaped.
Surface Parking Areas. Surface parking areas shall be landscaped as set forth in EMC § 18.90.090.
Landscape Buffers – Standards and When Required.
Development in the TC, C and MUR zoning districts shall provide a minimum 20-foot Type IV landscape buffer where they abut Single-Family zoning districts or 15 feet of Type I landscaping where they abut Mixed Residential or Public zoning districts. The director may waive or modify this requirement for pedestrian-oriented development adjacent to the Public zoning district where consistent with the purpose of this section.
Development in the BP zoning district shall provide a minimum 25-foot Type IV landscape buffer where it abuts Single-Family or Public zoning districts. In addition, 15 feet of Type I landscaping shall be provided between adjacent BP zoned properties.
Commercial or light industrial development in the C and MUR zoning districts shall provide a minimum 10-foot-wide Type I landscape buffer adjacent to the TC zoning district. The director may waive this requirement for pedestrian-oriented commercial development that includes a minimum of 50 percent of the lot frontage occupied by a building. Landscaping for surface parking areas shall still apply.
A minimum of a 10-foot Type I landscape buffer shall be provided between more intensive zones and the MUR, and along abutting properties in the MUR district. The director may waive or modify this requirement for pedestrian-oriented commercial development that includes a minimum of 50 percent of the lot frontage occupied by a building or for abutting residential development in the MUR zone in common ownership. Required landscaping for surface parking areas is required in accordance with EMC § 18.90.090 and Chapter 18.95 EMC.
Special Landscaping in the Business Park (BP) Zone. In order to achieve the urban design intent and provide an environment suitable to a wide range of employment uses, a minimum of 20 percent of the total site area in the BP zone shall be landscaped.
Tree Preservation and Protection Standards.
Significant tree identification and preservation and/or replacement shall be required as set forth in EMC § 18.90.180, Tree preservation. Mixed-use development shall be considered commercial development for the purposes of the tree preservation.
The director shall have the authority to reduce the required tree replacement ratio where such requirement would conflict with the urban design intent of this section and applicable design provisions of Chapter 18.95 EMC.
If the standards contained in Chapter 18.95 EMC are modified, the director shall at a minimum ensure that representative native vegetation is retained or replanted totaling at least five percent of the site area and that such landscaping is provided in excess of the requirements contained in this section.
Parking, Access and Circulation.
Applicability. Parking facilities and access drives shall be designed in accordance with EMC § 18.90.130, except as provided below.
Where a conflict exists between the standards contained in EMC § 18.90.130 and the standards contained in this section, the standards contained in this section shall control.
If this subsection does not specify a parking requirement for a land use, the director shall establish the minimum requirement based on a study of anticipated demand as provided in EMC § 18.90.130(C)(8).
Purpose. The purpose of this subsection is to provide adequate parking for all allowed uses; to reduce demand for parking by encouraging alternative transportation such as rideshare, public transit, bikes and pedestrian mobility; to promote a "park once and walk" strategy and to ensure the location and design of parking facilities is consistent with urban design and economic development goals.
Parking Location.
Site design, including parking lot and building location, shall comply with the minimum lot frontage requirements in subsection (D) of this section.
A parking lot shall not be located on a corner where two streets intersect.
Within the TC zone, a parking lot shall not be located between the principal building and the street, adjacent to a park or open space or at a street terminus.
Within the TC zone, parking structures shall contain ground level commercial uses.
Within the C, MUR and BP zones, parking structures that front on a street that are not part of a residential or mixed use building shall contain ground level commercial uses.
Parking Facility Design and Integration. It is the city's intent to encourage the integration and connection of parking facilities, including shared parking and physical connections between parking facilities in adjoining developments. Applicants shall demonstrate how they meet this objective, including shared parking, or document why it is not feasible to do so. Please see Chapter 18.95 EMC, Design Standards, for additional urban design requirements for parking facilities.
Minimum Parking Requirements. Except as provided in subsection (H)(9) of this section, off-street parking areas shall contain the minimum number of parking spaces as stipulated in EMC § 18.90.130(G). Please note that maximum parking requirements as contained in subsection (H)(10) of this section also apply.
Loading Areas. Please see EMC § 18.90.130(D).
Bike Parking. In any development required to provide six or more parking spaces, bicycle parking shall be provided. Bicycle parking shall be bike rack or locker-type facilities unless otherwise specified.
One bicycle parking space shall be provided for every 12 motor vehicle parking spaces, except as follows:
The director may reduce bike rack parking facilities for patrons when it is demonstrated that bicycle activity will not occur at that location.
The director may require additional spaces when it is determined that the use or its location will generate a high volume of bicycle activity. Such a determination shall include but not be limited to the following uses: park, library, museum, school, sports club or retail business located along a developed trail or designated bicycle route.
Bicycle parking shall be located within 100 feet of the principal building and directly adjacent to a sidewalk or pedestrian walkway that connects directly to building entrance(s).
Bicycle frame or wheels to be locked to a structure attached to the pavement.
All bicycle parking and storage shall be located in safe, visible areas that do not impede traffic flow and shall be well lit for nighttime use.
When more than 15 people are employed on site, bicycle storage facilities for employees shall be provided. The director shall allocate the required number of parking spaces between bike rack parking and enclosed locker-type facilities.
One secured bicycle storage space shall be provided for every two dwelling units in attached single-family and multifamily units, unless individual garages are provided for every unit. The director may reduce the number of bike rack parking spaces if indoor storage facilities are available to all residents.
Parking Reductions. The amount of off-street parking required by subsection (H)(5) of this section may be reduced by an amount determined by the director pursuant to the provisions below.
Car Share Parking. Required parking for multifamily residential developments (or the residential portion of mixed use developments) containing more than 30 units may be reduced by three spaces for each one dedicated car share space. A signed agreement between the property owner and car share provider must be submitted for approval of the parking reduction.
Shared-Use Parking. Developments may receive a reduction in required parking of up to 20 percent of the minimum parking requirements, provided:
The total parking area exceeds 5,000 square feet;
The parking facilities are designed and developed as a single on-site common parking facility, or as a system of on-site and off-site facilities, if all facilities are connected with improved pedestrian facilities and no building or use involved is more than 800 feet from the most remote shared facility;
The total number of parking spaces in the common parking facility is not less than the minimum required spaces for any single use;
The director may increase the reduction where compelling evidence is provided in a parking study submitted by the applicant that the proposed reduction is warranted. See criteria in EMC § 18.90.130;
A covenant or other contract for shared parking between the cooperating property owners is approved by the director. This covenant or contract must be recorded with the Pierce County auditor's office as a deed restriction on both properties and cannot be modified or revoked without the consent of the director; and
If any requirements for shared parking are violated, the affected property owners must provide a remedy satisfactory to the director or provide the full amount of required off-street parking for each use, in accordance with the requirements of this chapter, unless a satisfactory alternative remedy is approved by the director.
Transit Availability. The director may reduce the number of required off-street parking spaces when one or more scheduled transit routes provide service within 750 feet of the site. The amount of the reduction shall be based on the number of scheduled transit runs between 7:00 to 9:00 a.m. and 4:00 to 6:00 p.m. each weekday up to a maximum reduction of two percent for each transit run up to a maximum of 20 percent.
Maximum Parking Requirements. Please see EMC § 18.90.130(G).
Transit Facilities. All development shall provide transit facilities as provided in EMC § 18.90.130(E)(2).
Parking Stall and Aisle Design and Access. Please see EMC § 18.90.130(C)(5).
(Ord. 03-203 § 1; Ord. 06-268 § 1; Ord. 07-284 § 1; Ord. 08-301 § 3; Ord. 08-305 § 2; Ord. 09-323 § 4; Ord. 10-346 § 7; Ord. 11-359 § 6 (Exh. C); Ord. 13-397 § 2 (Exh. A); Ord. 14-414 § 2 (Exh. A); Ord. 14-426 § 2 (Exh. A); Ord. 16-482 § 2 (Exh. F); Ord. 17-496 § 2; Ord. 20-579 § 3 (Exh. C); Ord. 20-580 § 1 (Exh. A); Ord. 21-604 § 6 (Exh. B); Ord. 22-638 § 1 (Exh. A); Ord. 26-0698, 1/27/2026)
§ 18.80.090 Business Park zoning district.
Repealed by Ord. 11-359.
(Ord. 03-203 § 1; Ord. 06-268 § 1; Ord. 09-323 § 5)
§ 18.80.100 Industrial zoning district.
The Industrial (I) zoning district provides for regional research, light manufacturing, warehousing, and other major regional employment uses. Industrial lands are limited to areas where regional transportation access is available.
Primary Permitted Uses. For permitted uses within the Industrial zoning district see Chapter 18.70 EMC, Permitted Land Uses.
In addition to the regulations and requirements contained in other sections of this title, the following property development standards apply to all land and buildings in the Industrial zoning district:
The minimum distance setbacks for the Industrial zoning district shall be as follows:
The maximum building height in the Industrial zoning districts shall be 50 feet (see EMC § 18.90.070, Height standards):
Design features shall be required for commercial uses as set forth in Chapter 18.95 EMC, Design Standards.
Significant tree identification and preservation and/or replacement shall be required as set forth in EMC § 18.90.180, Tree preservation.
Landscaping shall be provided as set forth in EMC § 18.90.090, Landscaping, as it applies in their appropriate zones.
(Ord. 03-203 § 1; Ord. 06-268 § 1; Ord. 09-323 § 6; Ord. 16-482 § 2 (Exh. F); Ord. 20-579 § 3 (Exh. C); Ord. 22-639 § 1 (Exh. A))
§ 18.80.110 Public zoning district.
The Public (P) zoning district provides for moderate-scale and large-scale activities relating to the purpose of state and local governmental entities and semi-public institutions providing necessary public services. The designation allows for the specialized needs of providing public services to all areas of Edgewood.
Development Standards.
Because of the nature of the typical uses characterizing this use type and the high need for flexibility in siting and operating public facilities, general development standards shall be determined by the community development director or designee on a case-by-case basis considering the type and intensity of the proposed use, adjacent uses and zoning, environmental issues, site design, and/or type and construction of buildings.
Where master plans are utilized, the master plan for each facility or coherent group of facilities shall specifically state the type and level of uses proposed therein.
Significant tree identification and preservation and/or replacement shall be required as set forth in EMC § 18.90.180, Tree preservation.
Landscaping shall be provided as set forth in EMC § 18.90.090, Landscaping, as it applies in their appropriate zones.
(Ord. 03-203 § 1; Ord. 15-448 § 2 (Exh. A); Ord. 16-482 § 2 (Exh. F); Ord. 20-579 § 3 (Exh. C))
§ 18.80.120 Reserved.
(Ord. 03-203 § 1; Ord. 20-579 § 3 (Exh. C))