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There are a few extra rules that try to keep the “home” in “home based business.” Is your business online? Do you have in-person customers, but see less than eight per day? A home occupation certificate may fit your needs. It will allow you to operate a business within your home whether you live in a house, townhouse, apartment, or accessory dwelling unit. View the Home Occupation Certificate and Appendices for details. For a full list of home occupation standards, please see EMC 18.100.070 and EMC 18.100.080.
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The City’s zoning and building codes regulate the types of uses in designated land use areas and in certain types of structures.
Every tax parcel within the City is assigned to a zoning district. Each zoning district has specific development standards and a specific combination of allowed uses. Allowed uses require development permits to be established.
Please visit Edgewood GIS at gis.edgewood.org to look up a property and its zoning. You may also view the zoning layer directly within the GIS. Please visit our Maps and Directions page for more information.
View the Land Use Table – EMC 18.70.050 to view land uses by zoning district.
A change of use occurs when the general character of the existing or previous activities on the property differ from what you are proposing. This can include a different use as identified on the Land Use Table in EMC 18.70.050, a change in the structure’s occupancy classification as defined by the Building Code, or other changes in the characteristics of the occupancy, such as increased traffic generation or different hours of operation.
Uses that are vacated or abandoned for a period of six or more months are not considered “existing.”
A change of use requires documentation indicating the legality of the previous use, such as a building permit or certificate of occupancy that clearly identifies the previous use.
Always needed for a change of use:
Sometimes needed for a change of use:
Building permits, in addition to site plan design review, are required when there is a change of use.
Building permits are required when there are modifications to walls, ceilings or partitions over 5 ft. 9 in. in height.
Site plan design review is required for new construction, expansions, remodels, or alterations by more than five percent of the existing floor area, or for a change of use.
If the proposed use generates additional traffic, a Traffic Concurrency Reservation Certificate (CRC) may be required. The CRC may identify additional traffic improvement requirements.
If additional pavement or stormwater infrastructure is needed, a Surface Water Compliance or Site Development Permit may be required.
To have a better understanding of what permits are required, you are encouraged to call the Community and Economic Development Department at 253.952.3299 or email permit staff.
Other permits are required for:
When a property undergoes a change of use as described above, different zoning regulations may apply for pedestrian access, parking, or landscaping. Upgrades to the parking area may also require upgrades to the storm water retention system. A change in use may also require additional restrooms or barrier free accessibility upgrades such as the addition of a ramp at the entry.
Pre-application meetings are not generally required for a change of use. However, applicants are encouraged to apply for a pre-application meeting for larger projects. The pre-application meeting will allow you to get preliminary feedback on your proposal from all City departments and partner review agencies.
Site plan design review is required for new construction, change of use, or for expansions, remodels, or alterations by more than five percent of the existing floor area.
Adding new gross floor area to existing tenant space or changing to a higher impact use may require an updated Traffic Concurrency Reservation Certificate (CRC). The CRC may identify additional required traffic mitigation measures, such as improvements or payment of traffic impact fees. Changing to a lower impact use does not require a new CRC.
Building permit fees are based off of the valuation of construction. Site plan design review has flat fees for new construction or alterations. Please see our fee schedule online or at City Hall for more information.
In most cases, yes. The City of Edgewood requires any business located within city limits to be licensed prior to operating.
Businesses that are located outside of city limits but conduct business activities within city limits, such as contractors and mobile food vendors, are required to obtain a business license if their annual income within city limits exceeds $5,000. Edgewood city limits can be viewed on Edgewood GIS.
Yes. Many businesses, such as contractors, have physical locations outside city limits but still perform work within the city. Unless the business’s annual income within city limits is less than $5,000, a license is required.
Please visit the Washington State Department of Revenue to complete a business license application.
Please visit the Washington State Department of Revenue and click the link to “Add a city license to your business.”
You will receive a renewal notice in the mail approximately six weeks before your endorsements expire. Please visit the Washington State Department of Revenue for details.