Chapter 18.80 LAND USE ZONES

Chapter 18.80
LAND USE ZONES

Sections:

18.80.010 Purpose.

18.80.020 Establishment of zones.

18.80.030 Zoning map.

18.80.040 Single-Family Residential zoning districts.

18.80.050 Mixed Residential zoning districts.

18.80.060 Repealed.

18.80.070 Repealed.

18.80.080 Town Center, Commercial, Mixed Use Residential and Business Park zoning districts.

18.80.090 Repealed.

18.80.100 Industrial zoning district.

18.80.110 Public zoning district.

18.80.120 Reserved.

18.80.010 Purpose.

The purpose of this chapter is to list and describe the zoning districts and their purposes. (At the conclusion of Chapter 18.70 EMC, the Land Use Types and Levels – Use Table lists allowable uses in various zones, and is provided as a reference aid only. In the event of conflict between the Land Use Types and Levels – Use Table and the text of this chapter, the text of this chapter shall prevail. Please note that the provisions of Chapter 18.70 EMC do not apply to the Town Center, Commercial, Mixed Use Residential and Business Park zoning districts.) This chapter provides interpretation of uses allowed in each zoning district and classifies these uses according to a limited number of categories on the basis of common compatibility characteristics. (Ord. 11-359 § 5 (Exh. B); Ord. 03-203 § 1).

18.80.020 Establishment of zones.

A. 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 and are defined in the comprehensive plan’s land use element. 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 hereby adopted by reference. 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
Single-Family Low	Single-Family 2 (SF-2)
Single-Family Moderate	Single-Family 3 (SF-3)
Single-Family High	Single-Family 5 (SF-5)
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)

B. 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).

18.80.030 Zoning map.

A. The location and boundaries of all zones or districts designated in this title are hereby established as shown on the map entitled, “City of Edgewood Zoning Map,” as adopted herewith and as may be amended from time to time, and hereafter referred to as “zoning map.” The zoning map shall be as shown on a geographic coverage layer attributed to zoning that is maintained as a part of the city’s geographic information system (GIS) at the direction of the city manager or designee. No unauthorized person may alter or modify the zoning GIS layer. This geographic coverage layer, 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. An original, signed copy of the zoning GIS layer containing the zoning districts designated at the time of adoption of this title shall be retained in the office of the city clerk pursuant to RCW 35.63.100, and duplicates shall be filed in the community development department for reference and public distribution. All amendments hereafter made to the zoning map by ordinance shall be reflected on such map, and it shall be the responsibility of the community development department to ensure that an up-to-date map is maintained at all times.

B. Where uncertainty exists as to any of the zone boundaries as shown on the zoning map, the following rules shall apply:

1. 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, the zoning boundary shall be construed as moving with the lot line only if the lot line is moved no more than 10 feet and remains generally parallel to the original line.

2. 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, the boundary shall be construed as moving with the centerline of the water course.

3. 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, the boundary shall be construed as moving with the ridge or contour line.

4. 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), the boundary shall be construed as moving with the centerline only if the centerline is moved no more than 20 feet.

5. 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.

6. 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 the larger portion of the lot lies shall apply to the entire lot.

7. 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.

8. If the specific location of a zoning boundary line cannot be determined from application of the above rules to the zoning map, it shall be determined by the use of the scale designated on the zoning map.

9. Where questions still arise concerning the exact location of a district boundary, the city manager or designee shall interpret the zone boundaries. (Ord. 03-203 § 1).

18.80.040 Single-Family Residential zoning districts.

A. Purpose.

1. The Single-Family Low (SF-2) 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.

2. The Single-Family Moderate (SF-3) and Single-Family High (SF-5) zoning districts are the city’s primary residential zones, which provide for single-family dwellings in established residential neighborhoods.

B. The following uses are permitted within the Single-Family zoning districts, subject to planning approval and all applicable development permits:

1. SF-2, SF-3 and SF-5 Zoning Districts.

a. Agricultural Use.

i. Agricultural sales (Level 1).

ii. Animal production, boarding, and slaughtering (Level 1/2).

iii. Crop production (Level 1/2).

b. Residential Use.

i. Single-family detached dwelling.

ii. Modular home.

iii. Group home Type I.

iv. Manufactured home.

c. Civic Use.

i. Daycare facilities (Level 1).

ii. Open space/recreation (Level 1/2).

iii. Religious assembly (Level 1/2/3).

d. Utilities Use.

i. Communications facilities (Level 1).

ii. Electrical facilities (Level 1).

iii. Natural gas facilities.

iv. Stormwater facilities (Level 1).

e. Commercial Use.

i. Sale of secondhand property (Level 1).

f. Residential Accessory Uses.

2. SF-5 Zoning District.

a. Residential Uses.

i. Single-family attached dwelling (Level 1/2).

ii. Manufactured home.

b. Utilities Uses.

i. Sanitary sewage collection facilities.

C. The following uses are permitted within the Single-Family zoning districts, subject to approval of an administrative use permit and all applicable development permits:

1. SF-2, SF-3 and SF-5 Zoning Districts.

a. Agricultural Uses.

i. Agricultural sales (Level 2).

b. Civic Uses.

i. Daycare facilities (Level 2).

ii. Community and cultural services (Level 1).

iii. Religious assembly (Level 4).

iv. Transportation (Level 1).

v. Social services (Level 1).

c. Utilities Uses.

i. Communications facilities (Level 2).

ii. Electrical facilities (Level 2).

iii. Water supply facilities (Level 1).

2. SF-2 and SF-3 Zoning Districts.

a. Civic Uses.

i. Open space/recreation (Level 3/4).

b. Commercial Uses.

i. Lodging (Level 1).

D. The following uses are permitted within the Single-Family zoning districts, subject to approval of a conditional use permit and all applicable development permits:

1. SF-2, SF-3 and SF-5 Zoning Districts.

a. Civic Uses.

i. Daycare facilities (Level 3).

ii. Education (Level 1/2).

iii. Religious assembly (Level 5).

iv. Safety services and animal control (Level 1).

v. Utility or public maintenance facilities (Level 1).

b. Utilities Uses.

i. Electrical facilities (Level 3).

ii. Stormwater facilities (Level 2/3).

iii. Water supply facilities (Level 2/3).

2. SF-2 Zoning District.

a. Commercial Use.

i. Funeral services (Level 2).

3. SF-2 and SF-3 Zoning Districts.

a. Agricultural Use.

i. Fish hatcheries and aquaculture.

b. Civic Uses.

i. Open space/recreation (Level 5).

E. 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 Single-Family zoning districts:

1. The density for the Single-Family zoning districts is the number of dwelling units allowed per net buildable acre (dua) and shall be as follows:


	Maximum	Minimum
a. SF-2 zoning district:	2 dua	1 dua
b. SF-3 zoning district:	3 dua	1 dua
c. SF-5 zoning district:	5 dua	2.5 dua

2. Lot Size. The minimum net developable lot sizes for the Single-Family zoning districts shall be as follows:


	Minimum
a. SF-2 zoning district:	18,500 square feet
b. SF-3 zoning district:	12,500 square feet
c. SF-5 zoning district:	6,500 square feet

3. Lot development is subject to stormwater and other requirements for the Single-Family zoning district and shall not exceed the following standards for lot coverage and impervious surface:

a. SF-2 Zoning District (lot area 10,000 square feet or greater).

i. Lot coverage: 25 percent; and

ii. Impervious surface: 40 percent.

b. SF-3 and SF-2 Zoning Districts (lot area less than 10,000 square feet).

i. Lot coverage: 35 percent; and

ii. Impervious surface: 45 percent.

c. SF-5 Zoning District.

i. Lot coverage: 50 percent; and

ii. Impervious surface: 60 percent.

4. The minimum setbacks for the Single-Family zoning districts shall be as follows:

a. SF-2 and SF-3 Zoning Districts.

i. Front yard/street setback: 25 feet.

ii. Principal arterial or state highway setback: 25 feet.

iii. Rear yard setback: 20 feet.

iv. Interior setback: eight feet.

b. SF-5 Zoning District.

i. Front yard/street setback: 20 feet.

ii. Principal arterial and state highway setback: 25 feet.

iii. Rear yard setback: 10 feet.

iv. Interior setback: five feet.

Provided, that where flag lots exist, the minimum setback shall be 10 feet on all sides; and where corner lots exist, the minimum setbacks shall be the applicable front yard/street setback requirement on the two sides forming the corner, and the applicable interior setback on the opposing sides. Additional setback requirements are provided in EMC 18.90.150, Setback standards.

5. All lots abutting public or private streets shall have a minimum street frontage of 50 feet except flag and irregularly shaped lots addressed by EMC 18.90.100, Lot standards. The minimum lot width and street front dimensions for the Single-Family zoning districts shall be as follows:

a. SF-2 Zoning District.

i. Lot width: 75 feet.

ii. Street frontage: 50 feet.

b. SF-3 and SF-5 Zoning Districts.

i. Lot width: 50 feet.

ii. Street frontage: 50 feet.

6. The maximum building height in the Single-Family zoning districts shall be 35 feet (see EMC 18.90.070, Height standards).

7. Design features shall be required for multifamily as set forth in EMC 18.90.050, Design standards.

8. Significant tree identification and preservation and/or replacement shall be required as set forth in EMC 18.90.180, Tree preservation.

9. Landscaping shall be provided as set forth in EMC 18.90.090, Landscaping, as it applies in their appropriate zones.

10. Parking shall conform to the requirements of EMC 18.90.130, Parking.

11. Signage shall conform to the requirements of EMC 18.90.160, Signs. (Ord. 10-346 § 3; Ord. 06-268 § 1; Ord. 05-252 § 1; Ord. 03-203 § 1).

18.80.050 Mixed Residential zoning districts.

A. 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.

B. The following uses are permitted within the Mixed Residential zoning districts, subject to planning approval and all applicable development permits:

1. MR-1 and MR-2 Zoning Districts.

a. Agricultural Uses.

i. Agricultural sales (Level 1).

ii. Animal production, boarding, and slaughtering (Level 1/2).

iii. Crop production (Level 1/2).

b. Residential Uses.

i. Single-family detached dwelling.

ii. Manufactured home.

iii. Modular home.

iv. Single-family attached dwelling (Level 1/2).

v. Multifamily dwelling Type I (Level 1/2).

vi. Group home Type I.

vii. Senior housing.

c. Civil Uses.

i. Daycare facilities (Level 1).

ii. Community and cultural services (Level 1).

iii. Open space/recreation (Level 1/2).

iv. Religious assembly (Level 1/2).

v. Safety services and animal control (Level 1).

d. Utilities Uses.

i. Communications facilities (Level 1).

ii. Electrical facilities (Level 1).

iii. Natural gas facilities.

iv. Sanitary sewage collection facilities.

v. Stormwater facilities (Level 1).

e. Commercial Uses.

i. Lodging (Level 1).

ii. Sale of secondhand property (Level 1).

f. Residential accessory uses.

2. MR-2 Zoning District.

a. Civic Uses.

i. Daycare facilities (Level 2).

C. The following uses are permitted within the Mixed Residential zoning districts, subject to approval of an administrative use permit and all applicable development permits:

1. MR-1 and MR-2 Zoning Districts.

a. Agricultural Uses.

i. Agricultural sales (Level 2).

b. Civic Uses.

i. Administrative government facilities and services (Level 1).

ii. Religious assembly (Level 3/4/5).

iii. Transportation (Level 1).

iv. Social services.

c. Utilities Uses.

i. Communications facilities (Level 2).

ii. Electrical facilities (Level 2).

iii. Water supply facilities (Level 1).

2. MR-1 Zoning District.

a. Civic Uses.

i. Daycare facilities (Level 2).

3. MR-2 Zoning District.

a. Civic Uses.

i. Administrative government facilities and services (Level 2).

ii. Health services.

D. The following uses are permitted within the Mixed Residential zoning districts, subject to approval of a conditional use permit and all applicable development permits:

1. MR-1 and MR-2 Zoning Districts.

a. Residential Uses.

i. Hospice care center.

ii. Nursing home.

iii. Assisted living facilities.

b. Civic Uses.

i. Daycare facilities (Level 3).

ii. Education (Level 1/2).

iii. Utility or public maintenance facilities (Level 1).

c. Utilities Uses.

i. Stormwater facilities (Level 2/3).

ii. Water supply facilities (Level 2/3).

1. Maximum Density. The maximum density for the Mixed Residential zoning districts is the maximum number of dwelling units allowed per net buildable acre (dua) and shall be as follows:

a. MR-1 zoning district: four dua.

b. MR-2 zoning district: eight dua.

2. The minimum lot sizes for the Mixed Residential zoning districts shall be as follows:


	Minimum	Minimum net area required for Multifamily and nonresidential
a. MR-1 zoning district:	7,200 sf	7,200 sf
b. MR-2 zoning district:	3,200 sf	3,200 sf

3. 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:

a. MR-1 Zoning District.

i. Lot coverage: 45 percent; and

ii. Impervious surface: 55 percent.

b. MR-2 Zoning District.

i. Lot coverage: 55 percent; and

ii. Impervious surface: 65 percent.

4. The required setbacks for the Mixed Residential zoning districts shall be as follows:

a. MR-1 and MR-2 Zoning Districts.

i. Front yard/street setback: 15 feet.

ii. Garage setback: 20 feet.

iii. Principal arterial and state highway setback: 25 feet.

iv. Rear yard setback: 10 feet.

v. Interior setback: zero feet.

b. Provided that where flag lots exist, the minimum setback shall be 10 feet on all sides; and where corner lots exist, the minimum setbacks shall be the applicable front yard/street setback requirement on the two sides forming the corner, and the interior setback on the opposing sides. Additional setback requirements are provided in EMC 18.90.150, Setback standards.

5. 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.

6. The maximum building height in the Mixed Residential zoning districts shall be 35 feet (see EMC 18.90.070, Height standards).

7. Design features shall be required for multifamily as set forth in EMC 18.90.050, Design standards.

8. Significant tree identification and preservation and/or replacement shall be required as set forth in EMC 18.90.180, Tree preservation.

9. Landscaping shall be provided as set forth in EMC 18.90.090, Landscaping, as it applies in their appropriate zones.

10. Parking shall conform to the requirements of EMC 18.90.130, Parking.

11. Signage shall conform to the requirements of EMC 18.90.160, Signs. (Ord. 10-346 § 4; Ord. 06-268 § 1; Ord. 05-258 § 1; Ord. 03-203 § 1).

18.80.060 Mixed Use Residential zoning district.

Repealed by Ord. 11-359. (Ord. 10-346 § 5; Ord. 09-323 § 2; Ord. 06-268 § 1; Ord. 05-252 § 2; Ord. 03-203 § 1).

18.80.070 Commercial zoning district.

Repealed by Ord. 11-359. (Ord. 10-346 § 6; Ord. 09-323 § 3; Ord. 08-301 § 2; Ord. 06-268 § 1; Ord. 03-203 § 1).

18.80.080 Town Center, Commercial, Mixed Use Residential and Business Park zoning districts.

A. 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.

B. Purpose.

1. The Town Center (TC) zoning district is envisioned as the heart of Edgewood, reflecting a unique 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, 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.

2. The Commercial (C) zoning district accommodates a wide range of commercial development, including large format retail, auto-oriented uses, and regional scale commercial uses. Light industrial uses are also allowed. 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 multifamily housing with a mix of uses.

3. 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 some commercial uses and professional office uses to provide diverse economic development opportunities, while maintaining neighborhood compatibility. This zone provides a visual and functional transition to areas of more intensive development and adjacent residential neighborhoods. 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.

4. The Business Park (BP) zoning district accommodates a wide range of employment and commercial uses, including professional office, light industrial and retail uses. 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. Residential use is not allowed in the BP zoning district.

C. Permitted Uses. The following use regulations shall apply to the Town Center, Commercial, Mixed Use Residential and Business Park zoning districts. Please see Chapter 18.20 EMC for all land use definitions that apply to these zones.

The following table establishes uses that are Permitted (P), Conditional (C) or Not Permitted (NP). Please see Chapter 18.20 EMC, Definitions, for use definitions. Note: (#) indicates permit use notes listed below.

Table 1: Permitted Use Table
	TC	C	MUR	BP
Use Categories
Residential (1)
Dwelling Unit, Accessory	NP	NP	P (1a)	NP
Dwelling Unit, Single-Family Attached	NP	C	P	NP
Dwelling Unit, Single-Family Detached or Cottage Housing	NP	NP	P	NP
Dwelling Unit, Multifamily	P	P	P	NP
Senior Citizen Assisted Housing	P	P	P	NP
Commercial (2)
Day Care Center or Home	P	P	P	P
Drive-Through Use	C	P	P	P
Gambling and Card Rooms	NP	P	NP	NP
Home Business	P	P	P	NP
Personal and Beauty Services	P	P	P	P
Professional Office	P	P	P	P
Retail Trade and Services – less than 50,000 sq. ft. for all structures (5)	P (4)	P	P (3)(4)	P (3)
Retail Trade and Services – over 50,000 sq. ft. for all structures	C (4)	P	NP	C
Storage/Self-Storage	NP	P	C	P
Temporary Lodging, Hotel, Motel and Bed and Breakfast	P	P	C	C
Recreation/Cultural
Cinema, Performing Arts and Museums	P	P	P	NP
Group Assembly/Meeting Hall	P	P	C	P
Private Recreation, Indoor or Outdoor	C	P	P	P
Religious	C	P	C	P
Health Services
Hospital or Emergency Care Facility	C	P	NP	NP
Medical Office/Outpatient Clinic	P	P	P	P
Nursing and Personal Care Facility	P	P	C	NP
Group Home – Type I (1b)	P	P	P	NP
Group Home – Type II and III (1b)	NP	C	NP	NP
Agriculture (5)
Animal or Crop Processing	NP	NP	NP	C
Family Farm	C	P	P	P
Industrial/Manufacturing (6)
Light Industrial and Light Manufacturing	NP	C (7)	C (7)	P (7)
Heavy Industrial and Heavy Manufacturing	NP	NP	NP	NP
Civic and Other (8)
Administrative Government Facilities	P	P	P	P
Essential Public Facilities	NP	P	C	P
Major Utility Facility	NP	C	C	C
Minor Utility Facility	P (9)	P	P	P
Public Park	P	P	P	P
Schools: Compulsory, Vocational and Higher Education	P	P	P	P
Wireless Communication Facilities (10)	C	C	C	C

1. Permit Use Conditions. (Use notes from Table 1 above.)

(1) Residential uses subject to the requirements of EMC Title 16, Subdivisions.

a. Accessory unit is only allowed in association with a single-family detached unit.

b. Subject to the provisions of EMC 18.70.050(D), (E) or (F).

(2) Sexually oriented business is only allowed in the BP district with a conditional use permit.

(3) This use is further restricted to a maximum of 20,000 gross square feet within the MUR and BP districts.

(4) Services, sales, storage and operations other than customer parking and “sidewalk” style merchandise display and outdoor seating must be fully contained within a structure. Gasoline service stations are not permitted in the Town Center.

(5) Farmer’s markets, farm stands and public markets are permitted in all districts. If such a market is temporary, then it requires a temporary use permit.

(6) The director shall determine whether a use is classified as light industrial or heavy industrial based on the industrial classification and its potential to cause negative impacts on residential, civic and commercial uses.

(7) All structures for light industrial uses must meet the required setbacks, landscaping and all other standards contained in this chapter. Equipment storage and manufacturing activities shall be enclosed in a structure or fully screened with Type I landscaping from Meridian Avenue. Warehouse and distribution uses require a conditional use permit in the Commercial district.

(8) Maintenance yards, substations and solid waste transfer stations are not permitted outside of the BP district and must be fully screened with 20 feet of Type IV landscaping.

(9) Minor utility facilities, such as telecom, fiber optics, Internet and similar facilities, shall be located within a fully enclosed structure, unless the director determines this is not feasible.

(10) Please see EMC 18.100.110, Personal wireless communications facilities, for additional requirements. In the event of a conflict between the requirements of that section and the requirements of this chapter, the standards contained in EMC 18.100.110 shall apply.

2. Use Determination Process. An administrative use determination process shall be applied to any proposed use that does not clearly fit within the uses listed in the above table and the related definitions in Chapter 18.20 EMC, or contains an accessory use that is not a permitted use and comprises 25 percent or more of the floor area. In those cases where the director determines that a use determination process is necessary, the request for a use determination shall be submitted and acted on prior to submittal of any underlying permit, or if a permit has already been submitted, prior to a determination of completeness on the underlying permit. The director shall require information describing the use or uses on the site, their location and operational characteristics. A use shall be permitted within any of the Meridian Corridor zoning districts if it meets the following criteria:

a. The primary use is determined by the director to be reasonably similar and related to one of the permitted use categories and all of the below criteria are met for both the primary and any secondary uses;

b. The use is not inconsistent with the zoning district’s purpose statement and the comprehensive plan policies;

c. The use or uses can be accommodated in the existing structure in which it is proposed without requiring substantial exterior modification to the form of the structure;

d. The use does not have noxious impacts (excessive noise, odor, vibration, dust, etc.) on other nearby properties and uses; and

e. The use will not result in significant transportation impacts that would not be addressed by the required development standards.

3. Decision Authority. A use determination made by the director may be appealed to the hearing examiner following a Process II decision process as set forth in Chapter 18.40 EMC.

D. 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, that may be modified up to the limits stated herein if certain development intensity bonus options elements (as provided for in Table 3 below) are included in the proposal.

Table 2: Development Standards Table
	TC	C	MUR	BP
Standards (1)
Maximum Height (without any bonus) (2)	45 feet	35 feet	35 feet	35 feet
Maximum Height (with FAR Bonus) (2)	55 feet (minimum 3:1 FAR)	45 feet (minimum 1.5:1 FAR)	35 feet	35 feet
Maximum Residential Net Density – Single Use Project (2)	48 D.U./acre	N/A	24 D.U./acre	N/A
Maximum Residential Net Density – If Part of a Mixed Use Project (3)	Controlled by maximum height, FAR and Building Code	48 D.U./acre	48 D.U./acre	N/A (2)
Minimum Residential Net Density (4)	16 D.U./acre	N/A	10 D.U./acre	N/A
Minimum Lot Frontage Occupied by a Building (5)	50%	35%	35%	None
Minimum Setback to TC, C, MUR or BP Zones (6)	None	None	None	None, except 20 feet for light industrial
Minimum Setbacks to Zones Other Than TC, C, MUR or BP (7)	25 feet	25 feet	20 feet	25 feet
Maximum Floor Area Ratio (FAR) with Bonus Features	4:1	3:1	2:1	2:1
Maximum Floor Area Ratio (FAR) without Bonus Features (9)	1:1	0.5:1	0.5:1	0.5:1
Maximum Impervious Surface Coverage (10)	90%	85%	75%	80%

Table 2: Development Standards Exceptions and Notes.

(1) Mixed Uses. Commercial and residential uses shall be developed in the same project site either in the same building (preferred) or separate buildings. Commercial uses shall constitute a minimum of 10 percent of the gross floor area of the development, not including garage or service areas. Sixty percent of the building’s street facing facades, not including parking entrances and loading areas, shall be developed with retail, restaurant or personal service uses.

(2) Residential use not allowed in BP zones. Residential use only allowed in Commercial zone if part of mixed use project.

(3) To qualify for mixed use bonus, uses must be developed in same project either as vertical or horizontal mixed use.

(4) Minimum density only applies for single use residential projects.

(5) For building lots fronting directly on Meridian the minimum lot frontage occupied by a building in all zones is 35 percent.

(6) Setbacks may be necessary to accommodate utility easements or to accommodate required landscaping.

(7) Twenty-foot setback required from any public property other than a street.

(8) See Table 3: Development Intensity Bonus Options necessary to achieve maximum FAR.

(9) There is no minimum FAR in the TC, C, MUR or BP zones.

(10) 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 2 (subsection (D) of this section). Table 3 below identifies the allowed FAR bonus and any additional requirements pertaining to the described bonus feature.

Table 3: 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	1.0	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.
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 or textured concrete, with pedestrian scale lighting at least every 50 feet.
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 percent 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.
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 percent 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 percent of the length of the building frontage. This bonus feature may not be used in conjunction with No. 3 above.
9. Structured Parking, At Grade or Above Grade	0.75	At least 80 percent 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.
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.

E. Design Standards.

1. Site and Building Design. Site and building design standards shall be required for all development as set forth in Chapter 18.95 EMC. Where the standards in Chapter 18.95 EMC conflict with the standards in this section, the development standards contained in this section shall control.

2. 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 Spaces.

F. Open Space Requirements.

1. 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.

2. Numeric Standards. All new development shall provide accessible public space equivalent to one and one-half percent 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.

3. 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.

4. All required public spaces shall be oriented towards, and have direct connections (both physical and visual) to, a public street.

5. 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.

G. Landscaping.

1. 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 Requirements by Zoning District) do not apply to TC, C, MUR and BP zones.

2. 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.

a. Required landscaping may be planted within planting areas surrounding trees, in raised planters, and on vegetative walls mounted to the ground-level building facade.

b. 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.

c. Potted landscape material may be substituted for required landscaping in areas designed for outdoor eating with the approval of the department.

3. Public Spaces. A minimum of 15 percent of the total area of a public space, such as a courtyard or plaza, shall be landscaped.

4. Surface Parking Areas. Surface parking areas shall be landscaped as set forth in EMC 18.90.090.

5. Street Frontages. Street frontage design and landscaping shall be provided as contained in Chapter 18.95 EMC and EMC Title 12, Streets, Sidewalks and Public Places.

6. Landscape Buffers – Standards and When Required.

a. 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.

b. 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.

c. 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.

d. 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.

7. 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.

8. Tree Preservation and Protection Standards.

a. Significant tree identification and preservation and/or replacement shall be required as set forth in EMC 18.90.180, Tree preservation, provided mixed use development shall be considered commercial development for the purposes of the tree retention standard contained in EMC 18.90.180(C)(2)(c)(iv).

b. 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.

c. 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.

H. Parking, Access and Circulation.

1. Applicability. Parking facilities and access drives shall be designed in accordance with EMC 18.90.130, except as provided below.

a. 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.

b. 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).

2. 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.

3. Parking Location.

a. Site design, including parking lot and building location, shall comply with the minimum lot frontage requirements in subsection (D) of this section.

b. A parking lot shall not be located on a corner where two streets intersect.

c. 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.

d. Within the TC zone, parking structures shall contain ground level commercial uses.

e. 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.

4. 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.

5. 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 the following table. Off-street parking ratios expressed as number of spaces per square feet means the usable or net square footage of floor area, exclusive of nonpublic areas. Nonpublic areas include but are not limited to building maintenance areas, storage areas, closets or restrooms. If the formula for determining the number of off-street parking spaces results in a fraction, the number of off-street parking spaces shall be rounded to the nearest whole number with fractions of 0.50 or greater rounding up and fractions below 0.50 rounding down. Please note that maximum parking requirements as contained in subsection (H)(10) of this section also apply.

Table 4: Minimum Parking Requirements
Land Use	Minimum Parking Spaces Required
Residential
Dwelling unit, multifamily:
Studio and one-bedroom units	1 per dwelling unit*
Two-bedroom units	1.5 per dwelling unit*
Three-bedroom units	2 per dwelling unit*
Dwelling unit, single-family:
Dwelling unit, single-family attached	2 per dwelling unit (tandem spaces allowed)
Dwelling unit, single-family detached	2 per dwelling unit
Dwelling unit, accessory or cottage housing	1 per dwelling unit
Retail/Wholesale Trade and Services
Retail trade and services (nonfood) other than listed below	3 per 1,000 square feet**
Nonfood retail in mixed use development, less than 5,000 square feet and less than 40% of the gross floor area of the development	No off-street parking required**
Food stores, in mixed use development, less than 15,000 square feet and less than 40% of the gross floor area of the development	3 per 1,000 square feet**
Food stores, other than above	4 per 1,000 square feet, plus additional parking as provided below for restaurant portion if applicable
Restaurants	1 per 100 square feet in dining, lounge and customer ordering area
Gasoline service stations	3 per facility plus 1 per 300 square feet of store
General Services
General services	3 per 1,000 square feet
Professional office	3 per 1,000 square feet
Exceptions:
Hotel/motel	1.1 per bedroom
Home occupation, including live/work	1 stall in addition to requirement for primary use
Industrial/Manufacturing
Light industrial/manufacturing	1 per 1,000 square feet, plus additional parking for office or retail areas as noted elsewhere in this table
Culture/Recreation/Religious
Performing arts/museum/theater	1 per 3 fixed seats, plus 2 spaces for every 3 employees
Church or group assembly	1 per 5 fixed seats, plus 1 per 50 square feet of gross floor area without fixed seats used for assembly purposes
Outdoor recreation/indoor recreation/health club	Director determines based on a parking study
Health Services
Hospital	1 per bed
Medical office or emergency care facility	5 per 1,000 square feet
Nursing and personal care facility	1 per 4 beds
Other
Government office	3 per 1,000 square feet
All others not specifically listed	Director determines based on a parking study
*Plus guest parking amounting to one extra space for every 10 dwelling units rounded upward to the nearest multiple of 10.
**The applicant may demonstrate through a traffic study that on-street parking is adequate to wholly or partially fulfill this parking requirement. Off-street parking may be required based on the review of this study.

6. Loading Areas. Please see EMC 18.90.130(D).

7. Disabled Parking. Please see Chapter 19.27 RCW, State Building Code, and Chapter 70.92 RCW, Public Buildings – Provisions for Aged and Disabled.

8. 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.

a. One bicycle parking space shall be provided for every 12 motor vehicle parking spaces, except as follows:

i. The director may reduce bike rack parking facilities for patrons when it is demonstrated that bicycle activity will not occur at that location.

ii. 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.

b. 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).

c. Bicycle frame or wheels to be locked to a structure attached to the pavement.

d. 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.

e. 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.

f. 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.

9. 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.

a. 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.

b. Shared-Use Parking. Developments may receive a reduction in required parking of up to 20 percent of the minimum parking requirements, provided:

i. The total parking area exceeds 5,000 square feet;

ii. 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;

iii. The total number of parking spaces in the common parking facility is not less than the minimum required spaces for any single use;

iv. 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;

v. 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

vi. 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.

c. 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.

10. Maximum Parking Requirements. Parking for a specific use in zones covered by this section shall be limited to no more than 50 percent greater than the minimum parking requirement required above. Exceptions to this parking maximum include:

a. Parking spaces are provided above/below grade.

b. If the director determines additional off-street parking spaces are warranted based on a parking study. In making such a decision, the director shall also consider whether the proposal is consistent with the stated purposes, objectives, goals or policies established in this section and the design standards. The director shall also have the authority to restrict parking for a specific use to an amount that is less than the maximum amount allowed in this section if the proposal would substantially conflict with the stated purposes, objectives, goals or policies contained in the Edgewood comprehensive plan and similar plans and policy documents as adopted by the city of Edgewood.

11. Transit Facilities. All development shall provide transit facilities as provided in EMC 18.90.130(E)(2).

12. Parking Stall and Aisle Design and Access. Please see EMC 18.90.130(C)(5). (Ord. 11-359 § 6 (Exh. C); Ord. 10-346 § 7; Ord. 09-323 § 4; Ord. 08-305 § 2; Ord. 08-301 § 3; Ord. 07-284 § 1; Ord. 06-268 § 1; Ord. 03-203 § 1).

18.80.090 Business Park zoning district.

Repealed by Ord. 11-359. (Ord. 09-323 § 5; Ord. 06-268 § 1; Ord. 03-203 § 1).

18.80.100 Industrial zoning district.

A. 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.

B. Primary Permitted Uses. The following uses are permitted within the Industrial zoning district, subject to planning approval and all applicable development permits:

1. Industrial (I).

a. Agricultural Uses.

i. Agricultural sales (Level 1).

ii. Crop production (Level 1/2).

b. Civic Uses.

i. Health services.

ii. Safety services and animal control (Level 1/2).

iii. Utility or public maintenance facilities (Level 1/2).

c. Utilities Uses.

i. Communications facilities (Level 1).

ii. Electrical facilities (Level 1).

iii. Natural gas facilities.

iv. Sanitary sewage collection facilities.

v. Stormwater facilities (Level 1).

d. Office/Business Uses.

i. Administrative and professional offices (Level 1/2/3).

ii. Private training school (Level 1/2).

e. Commercial Uses.

i. Building/garden supply and nurseries (Level 1/2/3).

ii. Bulk fuel dealers.

iii. Business services.

iv. Buy-back recycling center.

v. Eating and drinking establishment (Level 1/2/3).

vi. Food stores (Level 1).

vii. Lodging (Level 3).

viii. Motor vehicle service and repair (Level 2/3).

ix. Motor vehicle and construction equipment rental (Level 1/2).

x. Personal services (Level 2).

xi. Storage.

xii. Rental and repair services (Level 1/2).

xiii. Sales of general merchandise (Level 1/2/3/4).

xiv. Sales of secondhand property (Level 2).

f. Industrial Uses.

i. Manufacturing and major assembly.

ii. Limited manufacturing/assembly (Level 1/2/3/4).

iii. Food and related products (Level 1/2).

iv. Industrial services.

v. Printing and publishing (Level 1/2/3/4).

vi. Warehousing, distribution and freight movement (Level 1/2).

vii. Contractor yards.

viii. Motion picture production studios.

ix. Research, development, and laboratories (Level 1/2/3/4).

g. Commercial accessory uses.

h. Industrial accessory uses.

C. Administrative Uses. The following uses are permitted within the Industrial zoning district, subject to approval of an administrative use permit and all applicable development permits:

1. Industrial (I).

a. Agricultural Uses.

i. Crop production (Level 3).

b. Civic Uses.

i. Open space/recreation (Level 1).

ii. Transportation (Level 1/2/4).

iii. Social services (Level 1).

c. Utilities Uses.

i. Communications facilities (Level 2).

ii. Electrical facilities (Level 2).

iii. Waste/recycling transfer facilities (Level 1/2).

iv. Water supply facilities (Level 1).

d. Commercial Uses.

i. Amusement and recreation (Level 1/2/3).

ii. Funeral services (Level 1).

iii. Eating and drinking establishment (Level 4).

iv. Pet sales and services (Level 1/2).

D. Conditional Uses. The following uses are permitted within the Industrial zoning district, subject to approval of a conditional use permit and all applicable development permits:

1. Industrial (I).

a. Civic Uses.

i. Education (Level 3).

ii. Postal services (Level 3).

iii. Transportation (Level 4).

b. Utilities Uses.

i. Communications facilities (Level 3).

ii. Electrical facilities (Level 3).

iii. Organic waste processing facilities.

iv. Stormwater facilities (Level 2/3).

v. Waste/recycling transfer facilities.

vi. Water supply facilities (Level 2/3).

c. Commercial Uses.

i. Personal services (Level 1).

1. Lot development is subject to stormwater and other requirements for the Industrial zoning district and shall not exceed the following standards for lot coverage and impervious surface:

a. Lot coverage: 80 percent; and

b. Impervious surface: 90 percent.

2. The minimum distance setbacks for the Industrial zoning district shall be as follows:

a. Minimum front yard/street setback: 25 feet.

b. Minimum arterial and state highway setback: 25 feet.

c. Minimum rear building setback: 25 feet.

d. Minimum interior setback: zero feet.

Additional setback requirements are provided in EMC 18.90.150, Setback standards.

3. The maximum building height in the Industrial zoning districts shall be 35 feet (see EMC 18.90.070, Height standards).

4. Design features shall be required for commercial uses as set forth in EMC 18.90.050, Design standards.

5. Significant tree identification and preservation and/or replacement shall be required as set forth in EMC 18.90.180, Tree preservation.

6. Landscaping shall be provided as set forth in EMC 18.90.090, Landscaping, as it applies in their appropriate zones.

7. Parking shall conform to the requirements of EMC 18.90.130, Parking.

8. Signage shall conform to the requirements of EMC 18.90.160, Signs. (Ord. 09-323 § 6; Ord. 06-268 § 1; Ord. 03-203 § 1).

18.80.110 Public zoning district.

A. 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.

B. The following uses are permitted within the Public zoning districts, subject to planning approval and all applicable development permits:

1. P Zoning District.

a. Civic Uses.

i. Open space/recreation (Level 1/2/3/4/5).

ii. Safety services and animal control (Level 1).

b. Utilities Uses.

i. Communications facilities (Level 1).

ii. Electrical facilities (Level 1).

iii. Natural gas facilities.

iv. Sanitary sewage collection facilities.

v. Stormwater facilities (Level 1).

c. Office/Business Uses.

i. Administration and professional offices (Level 1/2/3).

d. Commercial Uses.

i. Eating and drinking establishment (Level 1).

C. The following uses are permitted within the Public zoning district, subject to approval of an administrative use permit and all applicable development permits:

1. P Zoning District.

a. Civic Uses.

i. Administrative government facilities and services (Level 1/2/3).

ii. Transportation (Level 1).

iii. Social services (Level 1).

b. Utilities Uses.

i. Communications facilities (Level 2).

ii. Electrical facilities (Level 2).

iii. Waste/recycling transfer facilities (Level 1).

iv. Water supply facilities (Level 1).

D. The following uses are permitted within the Public zoning district, subject to approval of a conditional use permit and all applicable development permits:

1. P Zoning District.

a. Civic Uses.

i. Education (Level 1/2).

ii. Health services.

iii. Postal services (Level 1/2).

iv. Utility or public maintenance facilities (Level 1/2).

b. Utilities Uses.

i. Communications facilities (Level 3).

ii. Electrical facilities (Level 3).

iii. Stormwater facilities (Level 2/3).

iv. Water supply facilities (Level 2/3).

c. Commercial Uses.

i. Amusement and recreation (Level 1/2).

ii. Funeral services (Level 3).

E. Development Standards.

1. 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 city manager 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.

2. 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.

3. Design features shall be required as set forth in EMC 18.90.050, Design standards.

4. Significant tree identification and preservation and/or replacement shall be required as set forth in EMC 18.90.180, Tree preservation.

5. Landscaping shall be provided as set forth in EMC 18.90.090, Landscaping, as it applies in their appropriate zones.

6. Parking shall conform to the requirements of EMC 18.90.130, Parking.

7. Signage shall conform to the requirements of EMC 18.90.160, Signs. (Ord. 03-203 § 1).

18.80.120 Reserved.

(Ord. 03-203 § 1).