Ordinance 4029 Title 19 Bldg.pdf
Title 19
BUILDING CODES
Chapters:
19.00Building Code........................................................................................3
19.05Residential Building Code....................................................................16
19.10Building Permits –Earth Subsidence and Landslide Hazard Areas.....17
19.15Mechanical Code and Fuel Gas Code...................................................32
19.20Plumbing Code......................................................................................32
19.25Fire Code...............................................................................................33
19.30Energy Code..........................................................................................39
19.35RepealedInternational Swimming Pool and Spa Code.........................40
19.40International Property Maintenance Code............................................40
19.45International Code Council Performance Code....................................41
19.50International Existing Building Code...................................................42
19.55Electrical Code......................................................................................42
19.60Moving Buildings.................................................................................43
19.65Marinas.................................................................................................45
19.70Fees.......................................................................................................47
19.75Street Names and Address Numbering.................................................48
19.80Appeals.................................................................................................50
19.85Penalties................................................................................................54
19.90Limitation of Benefited and Protected Classes.....................................54
19.95Conversion Condominiums..................................................................55
ATTACHMENT A19-1
(Revised )
19.00.000
Chapter 19.00
BUILDING CODE
Sections:
19.00.000Purpose.
19.00.005Referenced codes.
19.00.010Conflict between codes.
19.00.015Administrative provisions.
19.00.020International Building Code adopted.
19.00.025International Building Code section amendments.
19.00.030Architectural design review –Optional vesting.
19.00.040Excluding nonconforming religious building from certain requirements.
19.00.000
Purpose.
The purpose of the codes and regulations adopted in this title is to provide minimum
standards to safeguard life, health, property and public welfare by regulating and controlling
the design, construction, quality of materials, use and occupancy, location and maintenance
of all buildings and structures within the city of Edmonds. It is not the purpose or intent to
create or designate any particular class or group of persons to be especially protected or
benefited, nor is it intended to create any special relationship with any individual. \[Ord.
3926 §1 (Exh. A), 2013; Ord. 3796 §1, 2010\].
19.00.005
Referenced codes.
Where the following codes are referenced within any of the codes adopted and amended
in this title, they shall be substituted as follows:
A.“International Building Code” shall mean the building code as adopted and amended
in this title.
B.“International Residential Code” shall mean the residential building code as adopted
and amended in this title.
C.“International Mechanical Code” shall mean the mechanical code as adopted and
amended in this title.
D.“International Fuel Gas Code” shall mean the fuel gas code as adopted in Chapter
19.27 RCW and in accordance with the mechanical code as adopted and amended in this
title.
E.“International Fire Code” shall mean the fire code as adopted and amended in this title.
F.“Uniform Plumbing Code” shall mean the plumbing code as adopted and amended in
this title.
G.“Washington State Energy Code” shall mean the energy code as adopted and amended
in this title.
H.The “National Electrical Code” shall mean the electrical code as adopted and amended
in this title.
I.“International Existing Building Code” shall mean the existing building code as
adopted and amended in this title.
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Edmonds Community Development Code19.00.025
J.“International Property Maintenance Code” shall mean the property maintenance code
as adopted and amended in this title.
K.“International Code Council Performance Code” shall mean the performance code as
adopted and amended in this title.
L.“International Swimming Pooland Spa Code” shall mean the swimming pool and spa
code as adopted and amended in this title.
\[Ord. 3926 §1 (Exh. A), 2013; Ord. 3796 §1, 2010\].
19.00.010
Conflict between codes.
In case of conflict among any of the codes referenced in ECDC 19.00.005 as adopted and
subsequently amended by this chapter, the first named code shall govern over those
following. In case of conflicts between other codes and provisions adopted by this chapter,
the code or provision that is most specific, as determined by the building official, shall
apply. \[Ord. 3926 §1 (Exh. A), 2013; Ord. 3796 §1, 2010\].
19.00.015
Administrative provisions.
The administrative provisions contained in Chapter 1 of the International Building Code
as adopted and subsequently amended by this chapter shall be used as the general
administrative provisions for the codes listed in ECDC 19.00.005(A), (B), (C), (D) and (F),
unless otherwise required to meet the purpose of the code. \[Ord. 3926 §1 (Exh. A), 2013;
Ord. 3796 §1, 2010\].
19.00.020
International Building Code adopted.
The International Building Code (IBC), 2012 2015Edition, published by the
International Code Council, as amended by the Washington State Building Code Council in
Chapter 51-50 WAC, and as subsequently amended by this chapter, is hereby adopted along
with Appendix Chapters E, G, H, I and J. \[Ord. 3926 §1 (Exh. A), 2013; Ord. 3796 §1,
2010\].
19.00.025
International Building Code section amendments.
The following sections of the IBC are hereby amended as follows:
A.Section 104.3, Notices and Orders, is amended to read:
The building official shall issue all necessary notices or orders to ensure compliance
with this code. The building official is also authorized to use Chapter 20.110 ECDC for
code compliance in addition to the remedies provided for in this code.
B.Section 105.1.1, Annual Permit, is deleted.
C.Section 105.1.1, Demolition Permits, is added and shall read:
Before the partial or complete demolition of any building or structure (interior or
exterior), a demolition permit shall be obtained from the building official. The
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19.00.025
permit fee is established pursuant to Chapter19.70 ECDC. The applicant shall also
post with the city, prior to permit issuance, a performance bond, or frozen fund,
conforming to Chapter 17.10 ECDC herein, in an amount to be determined by the
building official to satisfy all city requirements no later than 180 days after the
issuance of the permit. The demolition performance bond or frozen fund shall not be
released until the building official determines the following requirements have been
completed:1.Cap Abandoned Sanitary Sewers. Septic tanks shall be pumped, col-
lapsed and removed and/or filled with earth, sand, concrete, CDF or hard slurry.
2.Knock Down of Concrete Foundation Walls, Porches, Chimneys and Similar
Structures. Concrete, bricks, cobbles and boulders shall be broken to less than
12-inch diameter. Debris left on site shall conform to IBC Section 1804.2 for clean
fill.
3.Construction debris, vegetation, and garbage attributable to the demolition shall
be removed from the site and from unopened street right-of-way within 30 days of
written notice. No debris of any kind may be placed or maintained on street
right-of-way (including alleys) without a permit issued pursuant to Chapter 18.60 or
18.70 of the Edmonds Community Development Code.
4.Repair of any damage to, and restoration of, any public property to substantially
original conditions, i.e., alley, street, sidewalk, landscaping, watermeter,sewer,
storm and other utilities, rockeries, retaining walls, etc, in accordance with this code
and the City’s engineering requirements.5.Grading of Site Back to Original To-
pography Grades. Basements shall be filled and compacted to 90 percent as verified
by a special inspector. “Structural fill” is defined as any fill placed below structures,
including slabs, where the fill soils need to support loads without unacceptable
deflections or shearing. Structural fill shall be clean and free draining, placed above
unyielding native site soils and compacted to a minimum of 90 percent modified
proctor, per ASTM D1557.
6.Temporary erosion control shall be installed and maintained per Chapter 18.30
ECDC.
D.Section 105.1.2, Annual permit records, is deleted.
E.Section 105.2, Work exempt from permit, is replaced as follows:
Exemptions from permit requirements of this code shall not be deemed to grant
authorization for any work to be done in any manner in violation of the provisions of
this code or any other laws or ordinances of this jurisdiction. It is the applicant’s
responsibility to comply with bulk zoning code standards per ECDCTitle 16 and
storm water management provisions per Chapter 18.30 ECDC. Permits shall not be
required for the following unless required by the provisions of ECDC Title 23 or
limited or prohibited by the provisions of Chapter 19.10 ECDC:
1.Building (general):
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Edmonds Community Development Code19.00.025
(a)One (1) story detached accessory structures used as tool and storage sheds,
playhouses and similar uses; provided the floor area (measured toincludingthe
exterior wall or post) does not exceed 120 square feet, with a maximum eave of
thirty (30) inches.
(b)Fences not over six (6) feet high; provided a permit is not required by Chapter
17.30 ECDC.
(c)Movable cases, counters and partitions not over five (5) feet nine (9) inches high.
(d)Retaining walls 4 feet (1,219 mm) in height or less measured vertically from the
finished grade at the exposed toe of the retaining wall to the highest point in the
wall, unless:
ISupporting a surcharge; or
IIImpounding Class I, II, III-A liquids; or
IIISubject to the provisions of Chapter 23.50 ECDC or Chapter23.80 ECDC.
(e)Rockeries.Construction of rockeries islimited as specified elsewhere in this
code.
(f)Water tanks supported directly upon grade if the capacity does not exceed 5,000
gallons and the ratio of height to diameter or width does not exceedtwo (2) to one
(1).
(g)Sidewalks and driveways not more than 30 inches above adjacent grade, and not
over any basement or story below and are not part of an accessible route, provided a
permit is not required by Chapter 18.60 ECDC.
(h)Painting, papering, tiling, carpeting, cabinets, countertops and similar finish
work.
(i)Temporary motion picture, television and theater stage sets and scenery.
(j)Shade cloth structures constructed for nursery or agricultural purposes.
(k)Prefabricated swimming pools accessory to an occupancy in which the pool
walls are entirely above the adjacent grade and the capacity does not exceed 5,000
gallons. Hot tubs and spas less than 5,000 gallons, completely supported by the
ground.
(l)Grading less than fifty (50) cubic yards (placed, removed or moved within any
365-day period) unless subject to the provisions of Chapter 23.50 ECDC or Chapter
23.80 ECDC.
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19.00.025
(m)Repair of appliances which do not alter original approval, certification, listing or
code.
(n)Replacement or adding new insulation with no drywall removal or placement.
(o)Replacement or repair of existing gutters or downspouts.
(p)The following types of signs are exempt from permit requirements except that
dimensional size and placement standards shall comply with Chapter 20.60 ECDC:
I.Replacing the panel on a previously permitted existing wall cabinet or pole sign,
II.Repainting an existing previously permitted wood sign,
III.Painted or vinyl lettering on storefront windows,
IV.Governmental signs, campaign signs, official public notices, and signs required
by provision of local, state, or federal law,
V.Temporary signs announcing the sale or rent of property and other temporary
signs as described in ECDC 20.60.080,
VI.Signs erected bythe transportation authorities, and temporary seasonal and
holiday displays.
2.Mechanical:
(a)Portable heating, ventilation, cooling, cooking or clothes drying appliances.
(b)Replacement of any part that does not alter approval of equipment or makesuch
equipment unsafe.
(c)Portable fuel cell appliances that are not connected to a fixed piping system and
are not interconnected to a power grid.
(d)Steam, hot or chilled water piping within any heating or cooling equipment
regulated by this code.
(d)Portable evaporative cooler.
(f)Self-contained refrigeration systems containing ten (10) pounds or less of
refrigerant or that are actuated by motor of one (1) horsepower or less.
3.Plumbing:
(a)The stopping of leaks in drains, water, soil, waste orvent pipe, provided that the
replacement of defective material shall be done with new material and a permit
obtained and inspection made.
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Edmonds Community Development Code19.00.025
(b) Reinstallation or replacement of approved prefabricated plumbing fixtures that
do not involve or require the replacement or rearrangement of valves or pipes.
4.Residential permit exemptions:
In addition the following exemptions apply for single family dwellings:
(a)One (1) story detached accessory structures used as tool and storage sheds,
playhouses and similar uses; provided the floor area (measured toincludingthe
exterior wall or post) does not exceed 200 square feet, with a maximum eave of
twelve (12) inches and maximum height of fifteen (15) feet. Vehicle storage
structures, such as garages and carports,are not exempted.
(b)Window awnings supported by an exterior wall and do not project more than
fifty-four (54) inches from the exterior wall and do not require additional support.
ECDC Title 23 provisions shall not apply to such awnings.
(c)Sport courts less than 2,000 square feet.
(d)Dock repair of individual decking members. ECDC Title 23 provisions shall not
apply.
(e)Replacement or repair of existing exterior siding. ECDC Title 23 provisions shall
not apply.
(f)Replacement or repair of existing windows or doors provided; no alteration of
structural members is required, the replacement would not require installation of
safety glazing, the installation does not involve required egress windows. ECDC
Title 23 provisions shall not apply.
(g) Minor like-for-like drywall repairs not involving fire-rated assemblies.
(h)Replacement or repair of individual decking, joists, stair treads, or intermediate
rails. ECDC Title 23 provisions do not apply.
(i)Uncovered platforms, decks, patios, not exceeding 200 square feet in area, that
are not more than thirty (30) inches above grade at any point and do not serve the
exit door required by IRC Section R311.4.
(j)Canopies, as defined in ECDC 17.70.035, accessory to a single family dwelling,
with a floor area measured to the exterior wall or post not to exceed 200 square feet,
for covered storage, carport or similar use.
(k) Reroof overlays,.Overlays are not permitted over slate, clayorcementtiles,
except that all existing layers of roofing must first be removed if the existing
material iswood shake, slate, clay, cement or asbestos tile, or where the existing
roof has two or more applications of any type of roofing.
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(Revised )
19.00.025
F.Section 105.3.2, Time limitation of permit application, is amended to read:
1.Applications, for which no permit is issued within 180 days following the date of
application, shall expire by limitation, and plans and other data submitted for review
may thereafter be returned to the applicant or destroyed by the building official.
2.The building official may extend the time for action by the applicant for a period
not exceeding 180 days prior to such expiration date.
3.No application shall be extended more than once for a total application life of 360
days except as allowed within this section. In order to renew action on an expired
application, the applicant shall submit a new application, revised plans based on any
applicable code or ordinance change, and pay new plan review fees.
4. The Building Official may extend the life of an application if any of the following
conditions exist:
(a) Compliance with the State Environmental Policy Act is in progress; or
(b) Any other City review is in progress; provided, the applicant has submitted a
complete response to City requests or the Building Official determines that unique
or unusual circumstances exist that warrant additional time for such response and the
Building Official determines that the review is proceeding in a timely manner to-
ward final City decision; or
(c) Litigation against the City or applicant is in progress, the outcome of which may
affect the validity or the provisions of any permit issued pursuant to such
application.
G.Section 105.3.3, Fully complete application, is added and reads:
In accordance with the provisions of RCW 19.27.031 and 19.27.074, an applicant’s
rights shall vest when a fully complete building permit application is filed. A fully
complete building permit application is an application executed by the owners of the
property for which the application is submitted or the duly authorized agent(s) for
such owners, containing each and every document required under the terms of these
ordinances and the IBC and is substantially complete in all respects. It is anticipated
that minor changes or revisions may be required and are frequently made in the
course of any building application review process, and such minor revisions or
changes shall not keep an application from being deemed complete if a good faith
attempt has been made to submit a substantially complete application containing all
required components. Where required, the application and supporting documents
shall be stamped and/or certified by the appropriate engineering, surveying or other
professional consultants. A fully completebuilding permit application shall be
accompanied by all required intake fees, including but not limited to plan review
fees required under the provisions of this chapter and code.
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H.Section 105.3.4, Concurrent review, is added and reads:
An applicant may submit an application for building permit approval and request
plan review services concurrently with, or at any time following, the submittal of a
complete application for any necessary or required discretionary permit approval or
discretionary hearing; provided, that any building permit application submitted
concurrently with an application for discretionary permit or approvals shall not be
considered complete unless the applicant submits a signed statement, on a form
approved by the director, which acknowledges that the building permit application is
subject to any conditions or requirements imposed pursuant to the review and
approval of any necessary or required discretionary permit or approvals. The
applicant shall solely bear the risk of building permit submittal with discretionary
permit approval. If, after discretionary approval, the building permit plans are
modified or amended to comply with conditions or restrictions required by any
discretionary permit or approval, the applicant shall be solely responsible for any
and all costs which result therefrom, including but not limited to additional full plan
review fees; provided further, that any applicant-initiated changes made after the
original plan review is complete shall also require payment of full plan review fees.
I.Section 105.5, Permit expiration and extension, is amended to read:
1.Every permit issued under ECDC Title 19 shall expire by limitation 360 days
after issuance, except as provided in ECDC 19.00.025I(2).
2.The followingpermits shall expire by limitation, 180 days after issuance and may
not be extended, unless they are associated with a primary building permit for a
larger construction project, in which case they may run with the life of the primary
permit:
Demolition permits;
Permits for Moving Buildings required by Chapter 19.60 ECDC;
Mechanical permits;
Tank removal, tank fill, or tank placement permits;
Grading, excavation and fill permits;
Water service line permits;
Plumbing permits;
Gas piping permits;
Deck and dock permits;
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Fence permits;
Re-roof permits;
Retaining wall permits;
Swimming pool, hot tub and spa permits;
Sign permits;
Shoring permits;
Foundation permits.
3.Prior to expiration of an active permit the applicant may request in writing an
extension for an additional year. Provided there has been at least one (1) required
progress inspection conducted by the city building inspector prior to the extension,
the permit shall be extended. Permit fees shall be charged at a rate of one quarter the
originalbuilding permit fee to extend the permit.
4.If the applicant cannot complete work issued under an extended permit within a
total period of two (2) years, the applicant may request in writing, prior to the
second year expiration, an extension for a third and final year. Provided there has
been at least one (1) required progress inspection conducted by the city building
inspectorafter the previous extension,prior to the extension, the permit shall be
extended. Permit fees shall be charged at a rate of one quarter the original building
permit fee to extend the permit.
5.The maximum amount of time any building permit may be extended shall be a
total of three (3) years. At the end of any three (3) year period starting from the
original date of permit issuance, the permit shall become null and void and a new
building permit shall be required, with full permit fees, in order for the applicant to
complete work. The voiding of the prior permit shall negate all previous vesting of
zoning or Building codes. Whenever an appeal is filed and a necessary development
approval is stayed in accordance with ECDC 20.07.004 the time limit periods im-
posed under this section shall also be stayed until final decision.
6.The building official may reject requests for permit extension where he
determines that modifications or amendments to the applicable zoning and Building
codes have occurred since the original issuance of the permit and/or modifications or
amendments would significantly promote public health and safety if applied to the
project through the issuance of a new permit.
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JJ.Repealed by Ord. 3926.
KK.Section 107.3.3, Phased approval, is amended to read:
1.The building official may issue partial permits for phased construction as part of a
development before the entire plans and specifications for the whole building or
structure have been approved provided architectural design board approval has been
granted and a fully complete permit application for the entire building or structure
has been submitted for review.
2.Phased approval means permits for grading, shoring, and foundation may be
issued separately, provided concurrent approval is granted by the planning manager,
city engineer and fire marshal, when applicable. No phased approval permit shall be
issued unless approved civil plans detailing the construction of all site improvements
including, but not limited to: curbs, gutters, sidewalks, paved streets, water lines,
sewer lines, and storm drainage have been signed as approved by the city engineer.
3.With such phased approval, a performance bond shall be posted with the city
pursuant to Chapter 17.10 ECDC, to cover the estimated cost of construction to city
standards for the improvements.
L.Section 108, Temporary Structures and Uses, is deleted.
ML.Section 110.3.3, Lowest floor elevation, is amended to read:
In flood hazard areas, upon placement of the lowest floor, including the basement,
and prior to further vertical construction, the elevation certification required in
Section 1612.5 shall besubmitted to the building official. Prior to final inspection
approval, the building official shall require an elevation certificate based on finished
construction prepared and sealed by a State licensed land surveyor.
NM.Section 113, Board of Appeals, is deleted and replaced by Chapter 19.80 ECDC.
ON.Section 501.2, Address Identification, is amended to read:
Approved numbers or addresses shall be installed by the property owner for new and
existing buildings in such a position as to be clearlyvisible and legible from the
street or roadway fronting the property. Letters or numbers on the building shall be a
minimum six (6) inches in height and stroke a minimum of .75 inch of a contrasting
color to the building base color. Where public or private access is provided and the
building address cannot be viewed from the public way, a monument, pole or other
approved sign or means shall be used to identify the structure. This means of
premises identification does not preclude approved identification also affixed to
structure.
PO.Section 1612.1.1, Residential Structures, is added and reads:
Construction or reconstruction of residential structures is prohibited within
designated floodways, except for (i) repairs, reconstruction, or improvements to a
structure which do not increase the ground floor area; and (ii) repairs, reconstruction
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or improvements to a structure, the cost of which does not exceed 50 percent of the
market value of the structure either, (A) before the repair, or reconstruction is
started, or (B) if the structure has been damaged, and is being restored, before the
damage occurred. Any project for improvement of a structure to correct existing
violations of State or local health, sanitary, or safety code specifications which have
been identified by the local code enforcement official and which are the minimum
necessary to assure safe living conditions, or to structures identified as historic
places, may be excluded from the 50 percent calculation.
QP.Section 1612.4.1, Lowest Floor Elevation, is added and reads:
For buildings in all structure categories located in the Coastal High Hazard Areas
and Coastal A Flood Zones, the elevation of the lowest floor shall be a minimum of
two feet above the base flood elevation, as determined from the applicable FEMA
flood hazard map.
Q.Section 3103, Temporary Structures, is deleted.
RQ.Section 3108.1.1, Radio, television and cellular communication related equipment
and devices, is added and reads:
A permit shall be required for the installation or relocation of commercial radio,
television or cellular tower support structures including monopoles, whip antennas,
panel antennas, parabolic antennas and related accessory equipment, and accessory
equipment shelters (regardless of size) including roof mounted equipment shelters.
SR.Section 3109.12, Applicability and maintenance, is amended to readadded and reads:
1.Swimming pools, hot tubs and spas of all occupancies shall comply with the
requirements of this section and other applicable sections of this code.
2.It is the responsibility of the owner to maintain a swimming pool, hot tub or spa in
a clean and sanitary condition and all equipment shall be maintained in a satisfactory
operating condition when the swimming pool, hot tub or spa is in use. A swimming
pool, hot tub or spa that is neglected, not secured from public entry and/or not main-
tained in a clean and sanitary condition or its equipment in accord with manu-
facturers recommendations shall be determined to be a hazard to health and safety
and shall be properly mitigated to the satisfaction of the building official.
T.Section 3109.3, Public Swimming Pools, is deleted.
U.Section 3109.4, Residential Swimming Pools, is deleted.
VS.Section 3109.63,Location and Setbacks, is added and reads:
Swimming pools, hot tubs and spas shall meet requirements of the zoning code of
the city of Edmonds.
1.Minimum setbacks are measured from property lines to the inside face of the
pool, hot tub or spa as required by the zoning code for accessory structures.
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2.All other accessory buildings and equipment shall meet the normally required
setbacks for accessory structures in the zone in which they are located.
WT.Section 3109.74, Tests and cross-connection devices, is added and reads:
1.All swimming pool, hot tub and spa piping shall be inspected and approved before
being covered or concealed.
2.Washington State Department of Health approved cross connection devices are
required to be provided on potable water systems when used to fill any swimming
pool, hot tub or spa.
XU.Section 3109.85, Wastewater disposal, is added and reads:
A means of disposal of the total contents of the swimming pool, hot tub or spa
(including partial or periodic emptying) shall be reviewed and approved by the
public works director.
1.No direct connection shall be made between any swimming pool, hot tub or spa to
any storm drain, city sewer main, drainage system, seepage pit, underground
leaching pit, or sub-soil drain.
2.A sanitary tee (outside cleanout installed on the main building side sewer line)
shall be provided for draining of treated water into the city sanitary sewer system.
YV.Section 3109.9, Inspection requirements, is added and reads:
The appropriate city inspector shall be notified for the following applicable in-
spections:
1.Footing, wall, pre-form, pre-gunite, erosion control, underground plumbing,
sanitary extension and cleanout, mechanical pool equipment, gas piping, mechanical
enclosure location, cross connection and final inspection.
2.An initial cross connection control installation inspection is required by the city
cross connection control specialist prior to final installation approval.
3.All backflow assemblies shall be tested by state certified backflow assembly
testers upon initial installation and then annually thereafter. Copies of all test reports
shall be submitted to the city water division for review and approval.
Z.Section 3403.2.1, Residential Structures, is added and reads:
Constructionor reconstruction of residential structures is prohibited within
designated floodways, except for (i) repairs, reconstruction, or improvements to a
structure which do not increase the ground floor areas; and (ii) repairs,
reconstruction or improvements to a structure, the cost of which does not exceed 50
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19.00.030
percent of the market value of the structure either, (A) before the repair, or
reconstruction is started, or (B) if the structure has been damaged, and is being
restored, before the damage occurred. Anyproject for improvement of a structure to
correct existing violations of State or local health, sanitary, or safety code
specifications which have been identified by the local code enforcement official and
which are the minimum necessary to assure safe living conditions, or to structures
identified as historic places, may be excluded in the 50 percent.
AAW.Appendix E, Accessibility Requirements, is amended by deleting Sections E107,
E108, E110 and E111.
BBX.Appendix G, Flood-Resistant Construction, is amended by addition of new section:
Section G301.1(4) Where base flood elevation data has not been provided or is not
available from another authoritative source, it shall be generated for subdivision
proposals and other proposed developments which contain at least 50 lots or 5 acres,
whichever is less.
CCY.Appendix H, Signs, is amended as follows:
1.Section H101.2, Signs exempt from permits, is replaced by subsection (E)(1)(p) of
this section.
2.Section H101.2.1, Prohibited signs, is added and reads as follows:
a.It is unlawful for any person to advertise or display any visually communicated
message, by letter or pictorially, of any kind on any seating bench, or in direct
connection with any bench.
b.All signs not expressly permitted by Chapter 20.60 ECDC.
c.Signs which the city engineer determines to be a hazard to vehicle or pedestrian
traffic because they resemble or obscure a traffic control device, or pose a hazard to
a pedestrian walkway or because they obscure visibility needed for safe traffic
passage. Such signs shall be immediately removed at the request of the city
engineer.
d.All signs which are located within a public right-of-way and that have been
improperly posted or displayed are hereby declared to be a public nuisance andshall
be subject to immediate removal and confiscation per ECDC 20.60.090.
3.Sections H104, Identification, H106.1.1, Internally illuminated signs, H107,
Combustible materials, H108, Animated devices, H109.1, Height restrictions, and H110,
Roof signs, are deleted. \[Ord. 3926 §1 (Exh. A), 2013; Ord. 3845 §6, 2011; Ord. 3796 §1,
2010\].
19.00.030
Architectural design review –Optional vesting.
In addition to the vesting rights created by RCW 19.27.095 and ECDC 19.00.015, an
applicant for development as defined in ECDC 20.10.010 and subject to architectural design
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board (ADB) review may, at the applicant’s option, file a fully complete augmented archi-
tectural design review application (hereinafter “augmented ADB application”) and vest
rights including applicable permit, development and impact fees under the provisions of the
ECDC and the State Building Code as adopted and amended by the city of Edmonds, this
title as then in effect, to, but only to, the extent that the application provides full and
detailed information necessary to confirm the particular regulation to be vested. The burden
is on the applicant to provide such detail.
A.A fully complete, augmented application for architectural design review shall consist
of a complete application for architectural design review, executed by each and every
property owner of record of the development site or their duly authorized agent(s), accom-
panied by the following:
1.All fees required by ordinance, including impact mitigation fees, to be deposited at
the time such State Environmental Policy Act (SEPA) requirements become final.
2.A site plan showing the current zoning of the development site, the footprint of all
proposed structures, the total square footage and use of each floor, all setbacks required by
either the zoning code or State Building Codes, proposed parking configurations, and exits.
3.Elevation drawings showing the original grade of the site, any proposed alterations
to grade, the proposed height of the structure and the number of stories.
4.A letter executed by all owners of record or their duly authorized agent(s) detailing
the proposed use in sufficient detail to determine whether the proposed use complies with
the zoning code then in effect and with the building code then in effect to determine type of
construction and occupancy classifications of the IBC and IFC as those codes then in effect.
5.A building permit application, as described in IBC Section 105.3 as the same exists
or is hereafter amended, and all building permit and plan review fees as established and set
forth in Chapter 19.70 ECDC; provided, that the plans required by IBC Section 107, as the
same exists or is hereafter amended, and other engineering documents, plans or drawings
required by ECDC Title 18 may be submitted within 90 days of final ADB approval, or
final approval on appeal.
B.Upon filing of the augmented ADB application, the applicant shall be deemed fully
vested as if a fully complete building permit application had been filed; provided:
1.The burden shall be upon the applicant to supply all material required by the pro-
visions of this section and as necessary to meet the requirements of Chapter 20.10 ECDC.
The applicant may supplement the original application in the event an application is deemed
incomplete by the development services director or designee. Vesting shall occur only when
the application is deemed complete by the development services director. Failure to sup-
plement an incomplete application within 90 days of final ADB approval shall result in for-
feiture of all fees paid and no vesting right shall attach.
2.The application shall expire along with all rights vested 180 days following the date
of application if final architectural design approval is not received.
a.The development services director or designee may issue an extension for an
additional period, not exceeding 180 days, upon written request by the applicant(s) or their
agent(s). Such request for extension shall be filed prior to the expiration of the original
application time period. An extension shall be granted if the architectural design board has
not yet considered the application or an appeal thereof is pending.
b.The time period shall run concurrently with the periods established by ECDC
19.00.025 as the same exists or is hereafter amended. No application shall be extended more
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19.00.040
than once. In order to renew an application after expiration, the applicant shall resubmit all
required information and pay a new plan review fee.
3.The applicant shall comply with all provisions of state law and regulation and this
code regarding SEPA review. Review periods or delays occasioned by SEPA shall stay the
time periods set by this chapter.
4.Following final ADB approval, the applicant shall file the plans and information
required by IBC Section 107. It is anticipated that minor adjustments and changes may be
and are usually required to the plans submitted as a result of the plan review and administra-
tive process; provided, that the following changes shall not be considered “minor” and shall
forfeit vesting rights, and shall require the filing of a new application:
a.Any substantial change not required by the terms of ADB approval.
b.Any increase in height or total square footage or any change which would
change the occupancyclassification for the purposes of the State Building Code.
5.Any decision of the city staff regarding the application stated in this section and its
interpretation shall be considered a Type I decision appealable only to the superior court of
SnohomishCounty by Land Use Petition Act.
C.The rights vested by ECDC 19.00.025(G) (Section 105.3.3 of IBC as amended) and
this section refer only to zoning and building code rights protected by RCW 19.27.095.
D.These sections shall not be interpreted to create vesting rights not protected by RCW
19.27.095 and shall not be interpreted as a further limitation on the administrative obliga-
tions and legislative powers of the city. By way of illustration and not limitation, this
chapter does not limit:
1.The city council’s authority to create local improvement districts.
2.The city council’s authority to legislate life safety requirements that are not required
to recognize existing vested rights.
3.Environmental and shorelines review and mitigation procedures. \[Ord. 3926 §1
(Exh. A), 2013; Ord. 3796 §1, 2010\].
19.00.040
Excluding nonconforming religious building from certain requirements.
Existing legal nonconforming churches, synagogues, mosques and other buildings used
for religious observance (hereinafter “church” or “churches”) are hereby excluded from any
requirement of the State Building Code which would be triggered by a change of use as spe-
cifically limited and set forth herein:
A.This change in use exclusion is limited solely to a change in use for theprovision of
emergency housing to the homeless and other indigent persons. The term “emergency” shall
mean the housing of indigent and homeless persons when the ambient temperature is fore-
cast by the National Weather Service to be below 33 degrees for a four-hour overnight
period or when wind chill, violent storms or other inclement conditions present a direct
threat to the lives of homeless and other indigent persons without shelter. Such danger could
include, but is not limited to, the threat presentedby carbon monoxide poisoning for persons
attempting to take shelter in cars or other vehicles with the motor running.
B.In order to claim this exclusion, a church shall:
1.Be a legal nonconforming structure prior to the provision of emergency housing for
the homeless and indigent. In the alternative, a church may establish that it has previously
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Edmonds Community Development Code19.00.040
provided overnight housing to members of its congregation or the public in emergencies, for
educational, religious or other purposes.
2.Maintain a “fire watch.” The term “fire watch” shall mean the maintenance during
all times when indigent housing services are provided of a watch by paid staff or volunteers
who shall, on premises, monitor for fires or violations of no smoking prohibitions. At least
one firemonitor shall be provided for each eight persons housed.
3.Provide an operational smoke detection system.
4.Prohibit the smoking of tobacco or similar products on the premises and prohibit the
use of any open flame in the area in which the homeless or indigent persons are temporarily
housed.
5.Maintain clear and unobstructed means of egress. Exits must not be locked in the
direction of egress unless a special egress control device is installed in accordance with the
building code.
C.The application of this exclusion is intended to fulfill the city’s obligation to provide
flexibility and consider reasonable alternatives in the application of the rigid requirements
of the State Building Code. The building official is directed to avoid technical inflexibility,
to consider the use of any reasonable alternative which would provide the minimum
protections required either under the State Building Code or this exclusion and to be flexible
when considering alternative approaches to the specific requirementsset forth above. All
decisions by the building official shall be in writing and articulate the public interest to be
served as well as an analysis of the alternatives.
D.These provisions are for the purpose of providing for and promoting the health, safety
and welfare of the general public. See Chapter 19.90 ECDC, Limitation of Benefited and
Protected Classes. \[Ord. 3926 §1 (Exh. A), 2013; Ord. 3796 §1, 2010\].
19-17
(Revised )
19.05.000
Chapter 19.05
RESIDENTIAL BUILDING CODE
Sections:
19.05.000International Residential Code adopted.
19.05.010Chapter 1 not adopted.
19.05.015Other chapters not adopted.
19.05.020Section amendments.
19.05.030Manufactured home installation standards.
19.05.000
International Residential Code adopted.
The International Residential Code (IRC), 20122015Edition, published by the
International Code Council, as amended by the Washington State Building Code Council in
Chapter 51-51 WAC, and as subsequently amended by this chapter, is hereby adopted along
with Appendix Chapters A, B, C,F,G, and K.,RandS.\[Ord. 3926 §1 (Exh. A), 2013;
Ord. 3819 §1, 2010; Ord. 3796 §2, 2010\].
19.05.010
Chapter 1 not adopted.
Chapter 1 is not adopted, except as provided for in ECDC 19.00.015. \[Ord. 3926 §1
(Exh. A), 2013; Ord. 3796 §2, 2010\].
19.05.015
Other chapters not adopted.
Chapters 11, 20 and 21, and Part VII, Plumbing, and Part VIII, Electrical, are not
adopted. See Chapter 19.20 ECDC for adopted plumbing code and Chapter 19.55 ECDC for
adopted electrical code. \[Ord. 3926 §1 (Exh. A), 2013\].
19.05.020
Section amendments.
The following sections of the IRC are hereby amended as follows:
A.Table R301.2(1), Climatic and Geographic Design Criteria, is amended with the
following criteria:
1.Ground Snow Load = 25 psfnon-reducible
2.Wind Speed(d) = 85 mph
3.Topographical effects(k) = No
4.Seismic Design Category(f) = D1
5.Weathering(a) = moderate
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Edmonds Community Development Code19.05.020
6.Frost Line Depth(b) = 18 inches
7.Termite(c) = slight to moderate
8.Winter Design Temp(e) = 27 degrees F
9.Flood Hazard(g) = NFIP adoption 3/26/74. FIRM maps 11/8/99
10.Ice Shield Underlayment(h) = not required
11.Air Freezing Index(i) = 0-1000
12.Mean Annual Temp(j) = 50 degrees F
B.R313.1 Automatic fire sprinkler system, is added and reads:
1. An approved automatic fire sprinkler system shall be installed in new buildings
containing five (5) or more attached dwelling units. Refer to ECDC 19.25.035.
2. An approved automatic fire sprinkler system shall be installed in new one-family
and two-family dwellings and townhouses exceeding 3,000 square feet of fire area.
\[Ord. 3926 § 1 (Exh. A), 2013; Ord. 3819 § 2, 2010; Ord. 3796 § 2, 2010\].
3.The design and installation of residential fire sprinkler systems shall be in
accordance with NFPA 13D.
C.R322.1 General,is hereby amended as follows:
Buildings and structures constructed in whole or in part in flood hazard areas
(including A or V Zones) as established in Table R301.2(1) shall be designed and
constructed in accordance with the provisions contained in this section.
Construction or reconstruction of residential structures is prohibited within
designated floodways, except for (i) repairs, reconstruction, or improvements to a
structure which do not increase the ground floor area; and (ii) repairs, reconstruction
or improvements to a structure, thecost of which does not exceed 50 percent of the
market value of the structure either, (A) before the repair, or reconstruction is
started, or (B) if the structure has been damaged, and is being restored, before the
damage occurred. Any project for improvement of a structure to correct existing
violations of State or local health, sanitary, or safety code specifications which have
been identified by the local code enforcement official and which are the minimum
necessary to assure safe living conditions, or to structures identified as historic
places, may be excluded from the 50 percent calculation.
C.Section R327,Automatic fire sprinkler system, is added and reads:
1.An approved automatic fire sprinkler system shall be installed inbuildings containing
five (5) or more attached dwelling units. Refer to ECDC 19.25.035.
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19.05.030
C.Appendix S –Section AS107.1, Fire Sprinklers. An approved automatic fire sprinkler
system shall be installed in new one-family and two-family dwellings and townhouses
exceeding 3,000 square feet of fire area, and in accordance with Appendix R. \[Ord. 3926
§1 (Exh. A), 2013; Ord. 3819 §2, 2010; Ord. 3796 §2, 2010\].
19.05.030
Manufactured home installation standards.
A.Permit Regulations.
1.Chapter 296-150M WAC, as currently promulgated together with any future
amendments thereof, or future additions thereto, is hereby adopted. The building official is
authorized to issue building permits and collect permit fees for the installation of all
manufactured homes that meet the requirements of this chapter, to inspect the installation of
manufactured homes, and enforce all violations of this chapter.
2.All references to “installation permits” in Chapter 296-150MWAC, as herein
adopted by reference, shall refer to building permits issued for the installation of manufac-
tured homes.
3.Fees for the installation of a manufactured home shall be set forth in Chapter 19.70
ECDC. All other applicable development fees shall also be imposed as with any other
single-family residence.
4.Mobile homes shall be permitted only within designated mobile home parks.
5.Pursuant to added RCW 35.21.897, 35A.21.310, 36.01.220, and amended RCW
35.63.160 and 1998 c 239 s 1, homes built to 42 USC Sections 5401 through 5403 standards
(as amended in 2000) shall be regulated for the purposes of siting, in the same manner as
site-built homes, factory-built homes, or homes built to any other approved state
construction.
6.Manufactured homesto be placed within the city shall not be older than three cal-
endar years from the date of complete permit application submittal. The applicant is
required to provide the vehicle identification number (VIN) information.
7.All spaces measured from the underside of the home to finished grade shall be
enclosed with a decorative skirting.
8.Manufactured homes shall be thermally equivalent to the current State Energy
Code.
9.The minimum manufactured home size shall be at least two fully enclosed parallel
sections each not less than 12 feet wide by 36 feet long.
10.Coated metal, tin, or vinyl roofing material is not permitted.
11.Manufactured homes shall comply with all other development standards of this
code. \[Ord. 3926 §1 (Exh. A), 2013; Ord. 3796 §2, 2010\].
19-20
(Revised )
Edmonds Community Development Code19.10.000
Chapter 19.10
BUILDING PERMITS –EARTH SUBSIDENCE AND LANDSLIDE HAZARD
AREAS
Sections:
19.10.000Statement of purpose and application.
19.10.010Section amendments.
19.10.020Definitions.
19.10.030Minimum required application submittals.
19.10.040Site posting notice, disclosures, declarations, covenants and waivers.
19.10.050Site bonds and contractor general public liability insurance.
19.10.060Review to determine compliance with engineering practice and best available
science.
19.10.070Issuance and denial of permits.
19.10.080Site access, professional/special inspection, monitoring during construction
and final geotechnical report.
19.10.000
Statement of purpose and application.
A.This chapter has been enacted in order to provide both substantive and procedural
provisions relating to the issuance of permits within designated earth subsidence and
landslide hazard areas of the city. It shall be the policy of the city that no permit shall be
issued for any site which is found to be unsuitablefor improvement due to excessively steep
slopes, unsatisfactory foundation support, instability or unsuitable topography for the
particular permit requested for issuance. When development occurs on an unstable site, an
unreasonable risk of danger may exist to the public, to public improvements or to adjacent
property owners. If such a site can be stabilized through the construction of on-site
improvements, that risk may be reduced.
B.The construction of professionally designed structures addressing the risks of earth
movement, and employing feasible attendant measures (including but not limited to
drainage improvements, specially designed foundations, retaining walls, removal of over-
burden and other improvements designed to minimize the risk of earth movement, prevent
avoidable damage to structures, safeguard adjacent properties, limit risk to inhabitants, and
to stabilize the structure in the event of movement) may mitigate and reduce the risk of
earth movement on individual properties. Nothing hereinshall relieve an owner of any
obligation imposed by the State Building Code or city ordinance to take all reasonable and
practical measures available to reduce or eliminate the risk or hazard.
C.The IRC/IBC, as promulgated by the state of Washington andrequired to be adopted
by the city, does not specify a standard regarding lot stability. Since the city’s request for an
interpretation of the International Building Code by the State Building Code Council to
designate an acceptable level of lot stability was denied, and because the city wishes to
comply with state law requiring that the issuance of building permits be a ministerial and
not a discretionary act, the provisions of this chapter have been adopted in order to provide
reasonable certainty in the permit issuance process. The purpose of these provisions is not
19-21
(Revised )
19.10.010
to lessen the minimum requirements of the current adopted building code, but rather to
define its requirements for city implementation.
D.These provisions have been adopted in order to establish a policy that permits shall not
be issued for any site where a substantial risk of earth subsidence and landslide hazard exist
unless:
1.The risks can be defined with reasonable scientific certainty and found to be within
acceptable limits as determined in accordance with this chapter.
2.Any hazard associated with the site is scientifically ascertained and fully disclosed
through the permit process.
3.Notice of any risk is given to future purchasers through the land records of Sno-
homish County.
4.Any risks associated with construction and habitation are assumed by the builder
and future owners of the site.
5.Adequate indemnification is provided by the builder, and the owner, of the site in
order that the general public not assume or bear any portion of the costs or liability associ-
ated with the builder’s investigation, design and construction as well as the continuing
maintenance of the site by the property owner.
E.Notwithstanding any contrary provision of this chapter or the IRC/IBC, all
applications for permits received for any site, any portion of which lies within an earth
subsidence and landslide hazard area, shall be governed by the provisions of this chapter. In
addition to all other requirements of these sections, the restrictionsand provisions of this
chapter shall apply to all building, grading, fill and excavation permits (herein “permits”).
Minor permits such as plumbing, mechanical, re-roof and interior alterations are exempt
from the requirements of this chapter.
F.All applications for permits under this chapter shall disclose within the geotechnical
report whether or not any part of the site lies within or adjacent to an earth subsidence and
landslide hazard area or within a critical area as defined by the city’s environmentally criti-
cal areas title. The building official may require preliminary investigation by a geotechnical
engineer for any applicant whose property lies within or lies adjacent to a known earth
subsidence landslide hazard area, or within a known hazardarea, or areas with steep slopes
or unusual topography or which has a history of earth movement in order to assist the
building official in determining whether these provisions should be applied.
G.Nothing in this chapter should or shall be interpreted to guarantee issuance of a permit
with respect to any property unless the requirements of the IRC/IBC as amended and
interpreted by this chapter have been met. \[Ord. 3926 §1 (Exh. A), 2013; Ord. 3651 §1,
2007\].
19.10.010
Section amendments.
The provisions of this section amend the 2003 Edition of the IRC/IBC and all subsequent
revisions adopted by RCW 19.27.031 as the State Building Code as previously amended by
Chapter 19.05 ECDC. All prior substantive amendments have received the approval of the
State Building Code Council. All provisions of the IRC/IBC which conflict with this
chapter shall be deemed amended hereby, and any ambiguity created shall be resolved in
favor of the specific provision or general intent of said chapter. In addition to the
amendments of the IRC/IBC by its alteration, improvement and correction to incorporate
19-22
(Revised )
Edmonds Community Development Code19.10.010
the chapter, the following specific code provisions are amended and the substantive and
procedural requirements of this chapter are amended by the correction and alteration of the
following sections of the IRC/IBC:
A.Chapter 1, Administration.
1.Section R105.1.1 Permit review applicability. Any permit requested for a site
lying in whole or in part within an earth subsidence and landslide hazard area as
defined by ECDC 19.10.020(F) shall be processed and acted upon in accordance
with the provisions of Chapter 19.10 ECDC.
2.Section R105.2 Work exempt from a permit. ECDC 19.00.025(E)(1) exemptions
(a), (b), (d), (e), (f), (g), (j), (k), (m), and (p) and ECDC 19.00.025E(4) exemptions
(a), (c), (h) and (i) shall not apply in any area designated as an earth subsidence and
landslide hazard area as defined in ECDC 19.10.020(F).
3.Section R105.3.2 Time limitation of permit application.
a.Applications, for which no permit is issued within two (2) years following the
date of application, shall expire by limitation, and plans and other data submitted for
review may thereafter be returned to the applicant or destroyed by the building
official.
b.The building official may not extend the time for action by the applicant on an
expired application. In order to renew action on an expired application, the applicant
shall submit a new application, revised plans based on current adopted codes and
pay new plan review fees as well as any outstanding peer review fees incurred to
date.
4.Section R105.5 Permit expiration and extension.
a.Every permit issued under the provisions and development standards of Chapter
19.10 ECDC shall expire by limitation two (2) years after issuance, except as
provided in ECDC 19.10.010(A)(4)(b).
b.Prior to expiration of an active permit the applicant may request in writing an
extension for a third and final year. If the plans and specifications for the permit
extension application are the same as the plans and specifications submitted for the
original permit application and provided there has been at least one (1) required
progress inspection conducted by the city building inspector prior to the extension,
the permit shall be extended. Permit fees shall be charged at a rate of one quarter the
original building permit fee to extend the permit.
c.The maximum amount of time any building permit may be extended shall be a
total of three (3) years. At the end of any three (3) year period starting from the
original date of permit issuance, the permit shall become null and void and a new
building permit shall be required, with full fees, in order for the applicant to
19-23
(Revised )
19.10.010
complete work. The issuance of a new permit shall negate all previous vesting of
zoning or building codes. Whenever an appeal is filed and a necessary development
approval is stayed in accordance with the Land Use Petition Act, the time limit
periods imposed under this section shall also be stayed until final decision.
d.The building official shall reject requests for permit extensions if modifications or
amendments to the applicable zoning and building codes have occurred since the
original issuance of the permit, and modifications or amendments would
significantly promote public health and safety if applied to the project through the
issuance of a new permit.
5.Section R105.5.1 Recommence work on an expired permit.
a.In order to recommence work on an expired permit, a new permit application with
full fees shall be submitted to the building official.
b.New permit applications shall be reviewed under current zoning and building
codes in effect at the time of complete application submittal. If a new permit is
sought to recommence work on an expired permit, the new permit shall be vested
under the codes in effect at the time of complete application for the new permit, not
the expired permit. When additional plan review is required, plan review fees shall
be charged. When applicable, peer review and peer review fees shall be assessed.
6.Section R106.3.3.1 Phased approval.
a.The building official may require sequencing of construction phases or activities
such as the installation of shoring or temporary erosion control remedies and/or
drainage systems, well in advance of grading or foundation construction on a time
frame consistent with geotechnical recommendations and peer review. As part of the
sequencing process, the building official may impose permit conditions that address
site work sequencing to include but not be limited to: limiting all excavation,
drainage systems and foundation installation to the drier season between May 1st
and September 30th.
b.When permit conditions such as groundwork are limited by the building official
on a particular project, the applicant’s geotechnical engineer may submit a letter
detailing geotechnical recommendations that portions of work may progress. The
letter shall include a detailed work schedule submitted by the general contractor
specifying work to be done, timeline, provisionsfor monitoring and equipment to be
used. Any such recommendation shall be based upon best available science and be
consistent with standard geotechnical engineering practice. The building official
may require a peer review prior to a decision which provides concurrence regarding
at least the following issues:
i.Duration of work,
ii.Type of equipment to use,
19-24
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Edmonds Community Development Code19.10.020
iii.Additional temporary erosion and sediment control provisions required, and
iv.Applicability of special inspections, and similar issues.
c.The building official may issue partial permits for phased construction before the
entire plans and specifications for the whole building or structure have been
approved provided peer review approval has been granted. Phased approval means
separate permits for grading, shoring, and foundation may be issued separately,
provided concurrent approval is granted by the planning manager, city engineer, and
city public works director, when applicable. No phased approval permit shall be is-
sued unless approved civil plans detailing the construction of all site improvements
(including, but not limited to: curbs, gutters, sidewalks, paved streets, water lines,
sewer lines, and storm drainage) have been signed as approved by the city engineer.
With such phasedapproval, a performance bond shall be posted with the city pur-
suant to Chapter 17.10 ECDC, to cover the estimated cost of construction to city
standards for the improvements.
B.Chapter 2, Definitions.
1.Section R202 and IBC 202 are hereby amended to include the definitions set forth
in ECDC 19.10.020, incorporated by this reference as fully as if herein set forth.
C.Chapter 4, Foundations.
1.Section R401.1 General Exception 3. Any permit requested for a site lying in
whole or in part within an earth subsidence and landslide hazard area shall be
processed and acted upon in accordance with the provisions of Chapter 19.10
ECDC.
D.IBC Chapter 16, Structural design.
1.Section IBC 1601.1.1 Scope. Setting forth the requirements of Chapter 19.10
ECDC, incorporated by this reference as fully as if herein set forth.
E.IBC Appendix J, Grading.
1.Section IBC Appendix J 101.1.2, Scope. Setting forth the requirements of Chapter
19.10 ECDC, incorporated by this reference as fully as if herein set forth.
\[Ord. 3926 §1 (Exh. A), 2013; Ord. 3651 §1, 2007\].
19.10.020
Definitions.
The following terms, when used within this chapter, shall have the following definitions:
A.“Architect” shall mean a person licensed to practice architecture by the state of Wash-
ington.
19-25
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19.10.020
B.“Best available science” shall be determined in accordance with the criteria estab-
lished in WAC 365-195-900, et seq.
C.“Bluff” shall mean any slope 10 feet in height or greater inclined at greater than one
unit vertical in one unit horizontal or 100 percent slope.
D.“Building official” shall mean the building official of the city of Edmonds.
E.“Director” shall mean the director of development services as well as any authorized
representative of the director.the city of Edmonds developmentservices director or his/her
designee.
F.“Earth subsidence and landslide hazard area” shall mean any area of the city which, by
reason of excessively steep slopes, unsatisfactory foundation support, stability or topogra-
phy, has a risk of earth subsidence and landslide hazard in excess of normal allowances.
The earth subsidence and landslide hazard area is a subcategory of “landslide hazard area”
(a geologically hazardous area) as defined in city of Edmonds environmentally critical areas
title (ECDC Title 23). The hazard area designated as the North Edmonds Earth Subsidence
Landslide Hazard Area in the 2007 report of Landau Associates and as may be amended in
future adopted earth subsidence and landslide hazard maps are hereby incorporated by this
reference and made a part of this chapter as fully as if herein set forth and may be provided
in a summary text form. Future adopted landslide hazard maps shall be incorporated by
reference upon adoption by ordinance.
Areas designated on the adopted North Edmonds Earth Subsidence and Landslide Hazard
Areas Map, or any future adopted landslide hazard map, as having a risk of earth subsidence
or landslide hazard, areas with slopes as designated in ECDC 23.80.020, areas which
exhibit geologic characteristics of earth movement, or any other area identified as having a
history of earth movement shall be presumed to have such risk and shall be considered to be
an earth subsidence and landslide hazard area. Applicants for permits in such areas shall
submit a geotechnical report and complete plan set submittal as required by this chapter to
the building official for review.
The presumption of risk shall be rebuttable and the decision of the director or building
official that any area lies within, or adjacent to, such earth subsidence and landslide hazard
area shall be appealable as a staff decision to superior court in accordance with the Land
Use Petition Act.
Copies of the reports and maps shall be maintained in the offices of the building official
and shall be available for inspection during all normal working hours. Individual copies of
the reports and map may be obtained by the public upon the payment of the cost of
reproduction.
G.“General contractor” shall mean a bonded, insured and registered contractor in the
state of Washington. A general contractor shall maintain state-required bonding and shall
carry general public liability insurance in the minimum amount of $1,000,000. The general
contractor shall have a current valid state contractor’s license with the state of Washington
and a city of Edmonds resident or nonresident business license, whichever is applicable.
H.“Geologist” means a practicing geologist licensed in the state of Washington with at
least four years’ experience as a licensed geologist in responsible charge, including experi-
ence with landslide evaluation.
I.“Geotechnical engineer” means a practicing geotechnical/civil engineer licensed as a
professional civil engineer in the state of Washington who has at least four years ofpro-
19-26
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Edmonds Community Development Code19.10.020
fessional employment as a geotechnical engineer in responsible charge, including
experience with landslide evaluation.
J.“Landslide hazard areas” means areas mapped or otherwise defined by the city of
Edmonds as environmental critical areas or geologically hazardous areas.
K.“Land surveyor” means a person who holds a Washington State land surveyor’s
license.
L.“Lead design professional” means the person designated by the applicant to oversee
and coordinate the permit review process on behalf of theapplicant.
M.“Plan set submittal” means a complete application pursuant to ECDC 19.00.015
including:
1.Vicinity map.
2.Topography map and survey.
3.Civil plans including grading, temporary erosion and sediment control, storm drain-
age, utilities and site improvements.
4.Tree cutting/land clearing plans.
5.Geotechnical report.
6.Architectural and structural plans with design calculations, stamped and signed by
licensed design professionals of the state of Washington.
N.“Site” means the entire area within the boundaries, as described in a legal description,
of the property that is to be developed under the permit for which the applicant has applied.
O.“Stable” shall mean that the risk of damage to the proposed development, or to adja-
cent properties, from soil instability is minimal subject to the conditions set forth in the
reports developed under the requirements of ECDC 19.10.030 and the proposed
development will not increase the potential for soil movement.
In the event that any site has an underlying risk of movement based upon deep-seated
earth movement or large-scale earth failure which is not susceptible to correction by on-site
improvements, such hazard shall not render a site proposed for single-family residences to
be presumed unstable for the purpose of this provision if the geotechnical engineer of record
and recommendation of any peer reviewer confirm the risk of probability of earth
movement is 30 percent or less within a 25-year period.
In order to meet the definition of “stable” the geotechnical report shall include identified
hazards for the property and the mitigation measures proposed to reduce or correct the
hazards along with measures taken to mitigate potential impacts from the remaining
hazards, including all on-and off-site measures taken to correct or reduce the risk. These
shall be fully disclosed to the applicant and future owners, heirs and assigns in the covenant
required to be executed in accordance with provisions of this chapter, in which case the
defined risk may be approved as an acceptable condition.
P.“Steep slope” shall be defined and calculated pursuant to Chapter 23.80 ECDC.
Q.“Storm event” means one inch or greater precipitation in a 24-hour period as reported
by the National Oceanic and Atmospheric Administration (NOAA).
R.“Structural engineer” means a person licensed to practice structural engineering by the
state of Washington.
S.“Structural fill” shall mean any fill placed below structures, including slabs, where the
fill soils are intended to support loads without unacceptable deflections or shearing.
Structural fill should be clean and free-draining and should be placed above unyielding
19-27
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19.10.030
native site soils compacted in accordance with an approved geotechnical report prepared
utilizing best engineering science. \[Ord. 3926 §1 (Exh. A), 2013; Ord. 3651 §1, 2007\].
19.10.030
Minimum required application submittals.
A.The applicant shall submit a complete plan set submittal and permit application and
specifications for the proposed development as defined in ECDC 19.10.020(M) and this
chapter.
B.An earth subsidence and landslide hazard area permit submittal checklist shall be ad-
opted at the direction of the director and shall be provided to all persons inquiring regarding
building permit applications or development permits in the designated earth subsidence and
landslide hazard area of North Edmonds. The submittal checklist shall include but not be
limited to the requirements contained in city public handouts, written policies, adopted
maps, reference maps, summary reports, minimum geotechnical report guidelines, and the
following:
1.North Edmonds Earth Subsidence and Landslide Hazard Map.
2.Vicinity map.
3.Topographic map and survey.
4.Civil plans (i.e., grading, temporary erosion and sediment control, storm drainage,
utilities and site improvements).
5.Tree cutting/land clearing plan.
6.Geotechnical report.
7.Owner and professional declarations.
8.Detailed architectural and structural plans with structural calculations and specifi-
cations.
9.Bonds, covenants and contractor public liability insurance in accordance with the
detailed requirements stated below.
If any item in the checklist is inapplicable to a particular project, a letter or a report shall
be provided to the director stamped by the appropriate licensed design professional, with
sufficient information or data to demonstrate why the item is inapplicable. The director may
utilize appropriate licensed consultants to determine if generally accepted engineering
practice requires submission of an application requirement. When consultants are used to
determine if generally accepted engineering practice requires submission of an application
requirement, the cost of review shall be paid by the applicant.
C.A copy of the North Edmonds Earth Subsidence and Landslide Hazard Map shall be
included in the submittal checklist materials.
D.The vicinity map shall be suitable for locating the site and include information related
to existing conditions on or near the site, based on the topographic map and survey and shall
designate all known landslide masses, or debris flows or mud flows on or near the site
which could threaten proposed structures within 100 feet, as referenced, noted, described or
discussed in the geotechnical report.
E.The applicant shall submit a topographic map and survey prepared and stamped by a
licensed land surveyor, prior to studies and evaluations by the geotechnical engineer, and
shall show:
1.Map scale, north arrow, legal description, tax account parcel numbers, easements,
and lot property lines.
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Edmonds Community Development Code19.10.030
2.Existing grade contour lines, at two-foot intervals.
3.All distances between existing structures on the site and approximate distances of
existing habitable structures on adjacent sites within 50 feet of property lines (all adjacent
sites which could affect or be affected by the proposed development shall be shown).
4.Lowest footing or basement slab elevation of existing and proposed structures on
the property and on adjacent properties to the extent that suchinformation is reasonably
available, and proposed finish floor elevations.
5.The location of existing sanitary sewers, stormwater drainage facilities, septic tanks,
drain fields, wells, piezometers, private drainage systems, underground storage tanks,
subsurface drains, and other sewer/drainage facility components on, and adjacent to, the site
to the extent such information is reasonably available.
6.The location of all existing underground utilities on, and adjacent to, the site
including, but not limited to, telephone, cable television, gas, electric and water utilities,
vaults, fire hydrants and other cables, wires, meters and drainage pipes to the extent that
such information is available.
7.A separate topographical drawing shall be submitted showing proposed grade
contours at two-foot intervals. This drawing shall include the bottom of proposed footing
elevations including all stepped footing elevations.
F.Civil-engineered plans shall be prepared and stamped by a state of Washington
licensed civil engineer pursuant to the provisions of Chapter 18.30 ECDC and current
adopted city stormwater manual. Geotechnical report recommendations affecting civil plans
shall be incorporated into the design and detailed on the plans and shall include:
1.Storm drainage plan with storm drainage calculations.
2.Provisions for building pad and foundation drainage.
3.Temporary erosion and sediment control with drainage and maintenance provisions,
and/or other sediment control assemblies.
4.Permanent erosion control with drainage and maintenance provisions.
5.Fill/soil stockpile limitation provisions, specific location, height, protection and
maintenance.
6.Slope protection plans, rockeries, retaining walls, ecology blocks, keystone block
walls, soldier pile walls, and soil nail walls.
7.Utilities and site improvements.
8.Grading plans, temporary and permanent shoring plans, top and toe of slope set-
backs, driveway slope.
G.In lieu of the procedural requirements of Chapter 18.45 ECDC, a tree cutting/land
clearing plan shall be submitted when significant trees are proposed to be removed. A
significant tree is a tree with a trunk diameter of six inches or greater measured four feet
from the ground. No significant tree shall be removed until the permit is approved.
A detailed landscape plan may also be required in order for the city to evaluate long-term
erosion control measures. The plan shall comply with all requirements of the ECDC relating
to tree clearing and critical areas review, if applicable. The director may require the project
geotechnical engineer’s concurrence regarding an approval of a tree cutting/land clearing
plan when slope stability is at issue.
H.Included in the permit submittal checklist shall be general and specific soils and geo-
technical information, details or analysis required pursuant to IBC 1802. The applicant shall
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19.10.030
retain a geotechnical engineer to prepare a report and evaluation of the subsurface soil
conditions on the site to include:
1.The geotechnical report shall be prepared in accordance with generally accepted
geotechnical engineering practices, under the supervision of, and signed and stamped by,
the geotechnical engineer. A geologist may be required to be part of the geotechnical
consulting staff. The report shall reference the Landau Associates Summary Report (2007)
as a technical document reviewed as part of the geologic analysis for the project and discuss
all items listed in the permit submittal checklist and shall make specific recommendations
concerning development of the site.
2.The opinions and recommendations contained in the geotechnical report shall be
supported by field observations and, where appropriate or applicable, by literature review,
conducted by the geotechnical engineer. The report shall bebased on best available science.
3.The report shall include an analysis of material gathered through appropriate
explorations, such as borings or test pits to a minimum depth of six feet below the proposed
lowest footing or pile, an analysis of soil characteristics conducted by or under the
supervision of the engineer in accordance with the standards adopted by the American
Society of Testing and Materials (ASTM) or other applicable standards. The report must
provide subsurface data to support the engineer’s conclusions regarding slope stability.
4.If the evaluation involves geologic evaluations or interpretations, the report shall be
reviewed and approved by a geologist. It shall be the responsibility of the geotechnical
engineer to assure that the geologist meets the qualifications listed in ECDC 19.10.020. A
letter of concurrence from the geologist shall be included in the report.
5.Based upon the North Edmonds Landslide Area Geology and Slide Mechanisms
map and table found in the Landau AssociatesSummary Report (2007), any lot which
contains any portion of any hazard zone or is adjacent thereto (regardless of whether the
proposed building pad is located within any hazard area) shall specifically consider within
the geotechnical report the following types of typical hazard zones and shall specifically
note if the hazard is, or is not, present on the site. The report shall address hazards from
encroaching landslide materials, hazards from ground failure in material that has not previ-
ously failed, and hazards from ground failure in previously failed material. For each land-
slide hazard identified on a property, the geotechnical engineer shall identify the types of
specific processes associated with the hazard and include design features to reduce such
hazards and mitigate impacts.
6.For properties containing or adjacent to bluffs, the geotechnical engineer shall, as a
part of the building permit process, provide analysis of the rate of retreat of the bluff pre-
pared by a geologist and estimate the bluff retreat amount and regression rate for periods of
25 and 125 years. The geotechnical engineer shall address the effects of bluff retreat on the
stability of structures and/or improvements. A “structure” is defined as:
a.A building intended for human habitation,
b.A building, structure or other improvement whose stress or weight, collapse or
movement would endanger public safety in the event of slope failure, and
c.Any improvement on the site which is necessary to mitigate danger to public
safety or provide stability.
If the bluff retreat rate analysis shows that the rate of retreat of the bluff is such that
any structure or improvement constructed pursuant to the building permit would be unrea-
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Edmonds Community Development Code19.10.040
sonably endangered or reasonably could be anticipated to be endangered by landslide or
earth subsidence during its normal useful life, the application shall be denied.
7.Geotechnical letter addressing the provisions of Chapter 23.80 ECDC.
I.The applicant shall submit, consistent with the findings of the geotechnical report,
detailed structural plans with corresponding calculations prepared and stamped by the
structural engineer of record. When architectural plans incorporate such structural details,
said plans shall be stamped and signed by the structural engineer of record. All other archi-
tectural plans may be prepared by an architect, designer, builder or lay person.
J.The applicant shall submit documentation of required bonds, frozen funds or adequate
instrument of credit. The applicant shall submit a copy of the contractor’s general public
liability insurance pursuant to ECDC 19.10.050.
K.The applicant shall submit declarations, disclosures, covenants and waivers as
required by ECDC 19.10.040. \[Ord. 3926 §1 (Exh. A), 2013; Ord. 3651 §1, 2007\].
19.10.040
Site posting notice, disclosures, declarations, covenants and waivers.
A.Notices of permit submittal application with the city shall be posted pursuant to ECDC
20.03.002. Such notices shall be conspicuously posted and maintained at each street
frontage. Notice of permit issuance or denial shall be conspicuously posted as required
above. Upon each posting a 10-day appeal period shall commence. Appeals shall be to the
Snohomish County superior court in accordance with the Land Use Petition Act,and no
other appeal shall be permitted.
B.At permit application submittal, the applicant shall submit a written declaration with
the permit application that includes the statement that the accuracy of all information is
warranted by the owner/applicant in a form which relieves the city and its staff from any
liability associated with reliance on such submittals.
The declaration shall also state that the owner/applicant understands and accepts the risk
of developing in an area with potential unstable soils and that the owner/applicant will
advise in writing any prospective purchasers of the site, or any prospectivepurchasers or
residential lessees of structures or portions of a structure on the site, of the slide potential of
the area.
The owner/applicant shall also acknowledge that he, she or they understand and accept
the need for future monitoring and maintenance of the property as described in the final
geotechnical report when future monitoring and maintenance may affect slope stability over
time. While an application may reference the reports of prior public consultants to the city,
all conclusions shall bethose of the owner/applicant and his or her professionals.
C.The plan set submittal shall include a disclosure letter from the geotechnical engineer
and civil engineer who prepared the geotechnical report and civil plans, stating that in his or
her judgment the plans and specifications submitted for the project conform to the
recommendations in the geotechnical report, and that the risk of damage to the proposed
development, or to adjacent properties, from soil instability will be minimized subject tothe
conditions set forth in the report, and the proposed development will not increase the
potential for soil movement.
“Minimized” shall mean that the applicant has utilized best available science and com-
monly accepted engineering and architectural practice to minimize, to the extent possible,
the risks associated with development of the property.
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19.10.040
The geotechnical engineer shall review the erosion and sediment control plan and provide
a statement about the adequacy of the plan with respect to site conditions and report find-
ings. The geotechnical engineer’s statement shall also include an identification of landslide
hazards applicable to the site, the on-site measures taken to correct or reduce the hazards, as
applicable, and measures taken to mitigatepotential impacts from the remaining hazards.
For sites where the hazards are not mitigated or where the risks from deep-seated or
large-scale earth movement cannot be practically reduced by individual lot owners, the
geotechnical engineer shall preparea statement identifying what design measures will be
taken to mitigate the risk to structures, adjacent properties, and inhabitants in the event of
deep-seated or large-scale movement. The statement shall specify any risks from earth
movement that are not fully mitigated by design measures and render an opinion as to
whether the site will be stable within the meaning of this chapter following installation of
all proposed improvements. The statement will clarify to current and future owners what
measures were installed to reduce risks and what hazards could not be addressed by
individual lot development.
D.Further recommendations signed and sealed by the geotechnical engineer shall be
provided should there be additions or exceptions to the original recommendations based on
the plans, site conditions or other supporting data. If the geotechnical engineer who reviews
the plans and specifications is not the same engineer who prepared the geotechnical report,
the new engineer shall, in a letter to the director accompanying the plans and specifications,
express agreement or disagreement with the recommendations in the geotechnical report
and state that the revised plans and specifications conform to the new recommendations.
E.The plan set submittal shall include a disclosure letter or notation on the design
drawings by the structural engineer of record stating that he has reviewed the geotechnical
report(s), that he understands its recommendations, has explained or has had explained to
the owner/applicant the risk of loss due to slides on the site, and that he has incorporated
into the design the recommendations of the report and established measures to reduce the
potential risk of injury or damage that might be caused by any risk of earth movement refer-
enced in the report. The statement shall note any risks, hazards, and potential problems from
earth movement that are not fully mitigated by design measures.
F.The owner shall execute a covenant (in a form provided by the city) to be submitted
with theapplication (with necessary fee) to be filed with the Snohomish County auditor.
The director shall cause such completed covenant to be so filed. A copy of the recorded
covenant shall be forwarded to the owner. This covenant shall be a covenant running with
the land, which shall at a minimum include:
1.A legal description of the property.
2.A statement explaining that the site is in a potential earth subsidence and landslide
hazard area, that the risk associated with the development of the site is set forth in permit
file No. _______ with the city of Edmonds building department, that conditions or prohi-
bitions on development may have been imposed by the city in the course of permit issuance,
and referencing any features in the design which will require maintenance or modification
to address anticipated soil changes. The covenant may incorporate by reference the
statements and conditions to be observed in the form proposed by the owner/applicant’s
geotechnical engineer, geologist, architect and/or structural engineer as approved after the
review set forth in ECDC 19.10.060.
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Edmonds Community Development Code19.10.060
3.A statement waiving and promising to indemnify and hold harmless the city of
Edmonds, its officers and employees from any claims the owner/applicant and his/her
successors or assigns may have for any loss or damage to people or property either on or off
the site resulting from soil movement and arising from or out of the issuances of any
permit(s) authorizing development on the site, as well as due to any act or failure to act by
the indemnitor, its agents or successors, in interest under or following issuance of the
permit.
4.The date of permit issuance and permit number authorizing the development. \[Ord.
3926 §1 (Exh. A), 2013; Ord. 3817 §9, 2010; Ord. 3736 §36, 2009; Ord.3651 §1, 2007\].
19.10.050
Site bonds and contractor general public liability insurance.
A.Site Bonding Requirements.
1.A surety bond, in an amount to be determined by the director, executed by a surety
company authorized to do business in the state of Washington shall be posted by the
owner/applicant or general contractor to assure the restoration of any areas on the site, or in
the surrounding area, disturbed or damaged by slides during construction, and to ensure
completion of the work authorized by the permit, or, if the work is not completed, to assure
that the site will be restored to a safe and stable condition at least equal to the safety and
stability of the site prior to commencement of work under the permit. The bond will be
exonerated upon occupancy approval of the building permit by the building official.
2.In lieu of the surety bond, the owner/applicant or general contractor may propose to
file a cash deposit or an instrument of credit with the director in an amount equal to that
which would be required in the surety bond, and similarly conditioned.
B.Public Liability Insurance. The general contractor of record shall carry general public
liability insurance effective through final occupancy in the minimum amount of $1,000,000,
and which shall name the city as an additional named insured, against the injury, death,
property damage and/or loss arising from or out of the city’s involvement in the permitting
process for the project.
C.Homeowner Insurance. The city strongly recommends that each property owner
maintain policies of liability insurance, adequate to provide sufficient funds, to indemnify
and hold harmless third parties in the event of earth subsidence or landslides emanating
from or across the owner’s property. \[Ord. 3926 §1 (Exh. A), 2013; Ord. 3651 §1, 2007\].
19.10.060
Review to determine compliance with engineering practice and best
available science.
A.The city shall require professional peer review of the plan set submittals accompany-
ing the permit application by a civilengineer, geotechnical engineer, geologist, and/or struc-
tural engineer as may be necessary and determined by the building official or director, in
order to determine whether the plan set submittals were prepared in accordance with gen-
erally accepted engineering practice or the practice of the particular engineering or design
specialty and are based upon best available science. The full cost of such peer review shall
be paid in full by the owner/applicant within 30 days of billing by the city. Failure to make
timely payments shall result in a stay of city plan review services on the application.
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(Revised )
19.10.070
B.This requirement may be selectively waived at the discretion of the director, provided
the applicable project geotechnical engineer, civil engineer or structural engineer provides
written concurrence, determination, details, facts and/or data that individual site conditions
warrant an exemption from outside peer review. Once waived, the building official shall not
be required to inquire further into the adequacy of any report, plans, or data, but rather may
rely upon the submittals as warranted by the owner/applicant as reviewed by the city’s
consultant. Nothing herein shall relieve the owner/applicant of the obligation to submit a
complete application fulfilling all the requirements of this chapter and the IRC/IBC.
C.The final recommendation of the peer review regarding whether a submittal complies
with generally accepted practice and/or is based on best available science shall be binding
upon the building official. Such recommendation may be appealed to superior court under
the Land Use Petition Act. \[Ord. 3926 §1 (Exh. A), 2013; Ord. 3651 §1, 2007\].
19.10.070
Issuance and denial of permits.
A.Permit Issuance. The following requirements must be satisfied before a permit will be
issued:
1.An approved geotechnical report has been submitted and approved.
2.Plans and specifications have been submitted incorporating the recommendations of
the geotechnical report and said plans have been approved.
3.The required declarations, disclosures, covenants and waivers have been submitted
and approved.
4.Required bonds, cash deposits and public liability insurance have been posted with
the city.
5.When peer review has been required, all submittals have been determined to have
been prepared in accordance with generally accepted engineering practice.
6.Peer review concurrence for permit issuance has been received by the building
official.
7.All other provisions of ECDC Titles 16, 18 and 20 have been reviewed and
approved by the appropriate city official.
B.Permit Denial. The following criteria shall result in the denial of issuance of permit:
1.Building, grading and excavation permits for construction on land which the direc-
tor finds to be unsuitable for improvement due to excessively steep slopes, unsatisfactory
foundation support, instability or unsuitable topography, or
2.The resulting development would increase the potential of soil movement resulting
in an unacceptable risk of damage to adjacent properties or an unreasonable risk of damage
to the proposed development, or
3.Excessive flooding, seepage, high water table, or inadequate drainage, or
4.If the bluff retreat rate analysis shows that the rate of retreat of the bluff is such that
any structure or improvement would be unreasonably endangered or reasonably could be
anticipated to be endangered by landslide or earth subsidence during its normal useful life,
the application shall be denied. A “structure” is defined as:
a.A building intended for human habitation,
b.A building, structure or other improvement whose stress or weight, collapse or
movement would endanger public safety in the event of slope failure, and
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Edmonds Community Development Code19.10.070
c.Any improvement on the site which is necessary to mitigate danger to public
safety or provide stability, or
5.Other hazardous conditions posing an unreasonable risk to public health, safety, or
welfare, or
6.Where the noted site dangers or geologic hazards are not minimized to the extent
possible by the use of best available science and generally accepted engineering and archi-
tectural practice, or
7.If the applicant’s geotechnical engineer determines that there is a greater chance
than 30 percent in a 25-year period that landslide damage on site will occur.
C.In making a determination of permit denial, the director shall consider not only the
land which is the subject of the application, but in addition, the surrounding area which
would be adversely affected if the permit were granted. Permit denial shall be made in
writing to the owner/applicant when the site cannot be rendered “stable” as defined in
ECDC 19.10.020(O). This decision and other preliminary determinations as referenced
herein shall be appealable to Snohomish County superior court in accordance with the Land
Use Petition Act. No other appeal shall be permitted. The appeal period shall commence
upon the date of mailing of any preliminary or final decision, or upon posting, if posting is
the only notice a party with standing receives under the terms of this chapter.
D.Prohibitions. Because of the relationship of groundwater to stability, the discharge of
collected surface water or stormwater to the ground surface or subsurface is prohibited on
sites within the earth subsidence and landslide hazard area. In addition, the following con-
struction, buildings, or improvements are hereby prohibited within the earth subsidence and
landslide hazard area:
1.Swimming pools or hot tubs.
2.Ponds or other artificial impoundments of water.
3.Watering or irrigation systems.
4.Temporary or permanent stockpile of fill on top or bottom of slopes.
5.Rockeries.
E.Waiver. The prohibitions established in subsection (D) of this section shall apply
unless the property owner requests a waiver based upon the written analysis ofa geotechni-
cal engineer which clearly establishes that the proposed improvement will have no reason-
able likelihood of triggering or otherwise contributing to any landslide hazard or earth
subsidence risk either on the site or in the neighboring earth subsidence or landslide hazard
area.
In any review or appeal of the director’s or building official’s denial of a waiver to con-
struct an otherwise prohibited improvement, the burden of proof shall always be upon the
applicant to establish by a clear preponderance of the evidence that no such risk will be cre-
ated by the improvement. Any geotechnical engineering report provided in any review shall
consider not only the risk incurred due to or during construction of the otherwise prohibited
improvement, butalso the potential impacts due to failure to maintain the improvement,
damage through reasonably foreseeable events such as earthquakes or other acts of God, or
the reasonably foreseeable negligence of the owner or future owners. The director may
utilizepeer review consultants. \[Ord. 3926 §1 (Exh. A), 2013; Ord. 3651 §1, 2007\].
19-35
(Revised )
19.10.080
19.10.080
Site access, professional/special inspection, monitoring during construction
and final geotechnical report.
A.Site Clearing and Grading. The owner/applicant or contractor shall secure the building
official’s approval before entering an earth subsidence and landslide hazard area site with
excavating or other grading and clearing equipment to clear, remove trees or grade for any
purpose including the creation of accessto the site.
The building official may condition such access approval if site conditions are warranted
and when discretionary approval permits are required. As part of the approval process the
building official may impose conditions that address site work issues; such measures could
include but are not limited to limiting all excavation and drainage installation to the drier
season between May and the end of September, or sequencing activities such as the
installation of drainage systems well in advance of construction.
Requests for early site access in advance of building permit approval or in the time period
between October 1st and April 30th for any purpose shall be submitted to the building offi-
cial accompanied by written concurrence of the owner/applicant’s geotechnical engineer of
record.
The building official may utilize peer review consultants to determine whether the
request is based on generally accepted engineering practice and is reasonable with regard to
time-frame to complete the work,types of equipment proposed to perform the work, length
of exposure of slopes, and adequacy of site monitoring and temporary erosion control
measures. When such peer review is utilized, the applicant is responsible for the peer review
fee.
B.Reporting Authority. The owner/applicant shall retain a geotechnical engineer to
monitor the site during construction. The owner/applicant shall preferably retain the
geotechnical engineer who prepared the final geotechnical report in the plan set submittal
and who has reviewed the approved plans and specifications.
If a different geotechnical engineering consultant is retained by the owner/applicant, the
new geotechnical engineer shall submit a letter to the director stating that he or she has read
all reports and recommendations and reviews to date and state whether or not he or she
agrees with the opinions and recommendations of the original geotechnical report and peer
review comments. Further recommendations, signed and sealed by the new geotechnical
engineer, and supporting data shall be provided should there be exceptions or changes to the
original recommendations that would affect the approved plans.
C.Construction Monitoring, Special Inspections.
1.Inspection Requirements. During the period from October 1st to April 30th, when
on site, the owner/applicant or designated erosion sedimentation control (ESC) site
supervisor shall perform erosion and sedimentation control inspections. Records of installed
ESC facilities shall be maintained by the erosion and sedimentation control supervisor and
copies of all ESC records shall be provided to city inspectors upon request.
ESC facilities on inactive sites (sites where no work will be performed for more than
three consecutive days) shall be inspected weekly by the erosion and sedimentation control
supervisor. During all other times of the year, weekly inspections by the ESC site supervisor
are required and shall be recorded.
2.Weekly Field Reports. The geotechnical engineer shall monitor, during construc-
tion, compliance with the recommendations in the geotechnical report including: site
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Edmonds Community Development Code19.10.080
excavation, shoring, temporary erosion control, soil support for foundation, piles,
subdrainage installation, soil compaction and other geotechnical aspects of the construction.
Unless otherwise approved by the director, the specific recommendations contained in the
geotechnical report shall be implemented by the owner/applicant. Omissions or deviations
from the approved geotechnical report and civil plans shall be highlighted to the city in a
separate report. All reports shall be submitted to the city on a weekly basis for review.
Failure to submit required reports may result in the issuance of a stop work order.
3.Storm Events. During all work periods, special inspectionsshall be performed after
“storm events” as defined in ECDC 19.10.020(Q). The storm event report shall be provided
within one week of the event.
D.Final Construction Report. The geotechnical engineer of record shall prepare a final
written report to be submitted to the building official stating that, based upon his or her pro-
fessional opinion, site observations and final site grading, the completed development sub-
stantially complies with the recommendations of the geotechnical report and with all
geotechnical-related permit requirements as shown on the approved plans.
“Substantially complies” means that the completed development offers at least the level
of stability and safety, on-and off-site, as was afforded by the original recommendations
and report. Recommendations to the owner/applicant shall be included in the report for
future monitoring and maintenance of the property including drainage, tightlines, catch
basins, berms, retaining wall drainage, hazard mitigation improvements, slopes, bluffs,
vegetation, and permanent erosion control that affect slope stability over time. Occupancy
of the residence shall not be granted until the report has been reviewed and accepted by the
building official. \[Ord. 3926 §1 (Exh. A), 2013; Ord. 3651 §1, 2007\].
19-37
(Revised )
19.15.000
Chapter 19.15
MECHANICAL CODE AND FUEL GAS CODE
Sections:
19.15.000International Mechanical Code adopted.
19.15.005Amendments.
19.15.010International Fuel Gas Code adopted.
19.15.015Repealed.
19.15.000
International Mechanical Code adopted.
The International Mechanical Code (IMC), 2012 2015Edition, published by the
International Code Council, as amended by the Washington State Building Code Council in
Chapter 51-52 WAC, and as subsequently amended by this chapter is hereby adopted. \[Ord.
3926 §1 (Exh. A), 2013; Ord. 3796 §3, 2010\].
19.15.005
Amendments.
Chapter 1 is not adopted, except as provided for in ECDC 19.00.015. \[Ord. 3926 §1
(Exh. A), 2013; Ord. 3796 §3, 2010\].
19.15.010
International Fuel Gas Code adopted.
The International Fuel Gas Code, 20122015Edition, published by the International Code
Council, as amended by the Washington State Building Code Council in Chapter 51-52
WAC inclusive of NFPA 54 and 58, and as subsequently amended by this chapter, is hereby
adopted. \[Ord. 3926 §1 (Exh. A), 2013; Ord. 3796 §3, 2010\].
19.15.015
Amendments.
Repealed by Ord. 3926.\[Ord. 3796 §3, 2010\].
19-38
(Revised )
Edmonds Community Development Code19.20.010
Chapter 19.20
PLUMBING CODE
Sections:
19.20.000Uniform Plumbing Code adopted.
19.20.005Amendments.
19.20.010Evidence of potable water.
19.20.000
Uniform Plumbing Code adopted.
The Uniform Plumbing Code (UPC), 20122015Edition, published by the International
Association of Plumbing and Mechanical Officials, as amended by the Washington State
Building Code Council in Chapter 51-56 WAC, and as subsequently amended by this
chapter, provided that any provisions that affect fuel gas piping are not adopted, is hereby
adopted. \[Ord. 3926 §1 (Exh. A), 2013; Ord. 3796 §4, 2010\].
19.20.005
Amendments.
A.Chapter 1 is not adopted, except as provided for in ECDC 19.00.015.
B.Chapter 12, Fuel piping, is deleted.
C.Chapter 1514, Firestop protection, is deleted. \[Ord. 3926 §1 (Exh. A), 2013; Ord.
3796 §4, 2010\].
19.20.010
Evidence of potable water.
Prior to the issuance of any building permit for new development, the building official
shall require substantive evidence of an adequate potable water supply from the purveyor of
water to the site for which a building permit is requested. For those areas lying within the
service area of the city of Edmonds water utility, the notification from a duly authorized
representative of the city’s water utility shall be sufficient; provided, nothing herein shall be
interpreted to prevent the city or any of its water purveyors from declaring a moratorium or
other water emergency limiting or otherwise restricting the availability of adequate potable
water. Applicants relying on a well shall provide a copy of applicable state approval for the
appropriation and a current test of water quality by a qualified laboratory. \[Ord. 3926 §1
(Exh. A), 2013; Ord. 3796 §4, 2010\].
19-39
(Revised )
19.20.010
Chapter 19.25
FIRE CODE
Sections:
19.25.000International Fire Code adopted.
19.25.005Section amendments.
19.25.010Department of fire prevention.
19.25.015Definitions.
19.25.020Permits.
19.25.025Charges for fire review and inspection.
19.25.030Modifications, interpretations and appeals.
19.25.035Automatic sprinkler systems.
19.25.036Dwelling fire sprinkler systems and connection fees.
19.25.040Fire protection water supplies.
19.25.045Charges for water mains and hydrants.
19.25.050Mains and service lines.
19.25.055Location of public hydrants.
19.25.060Location of private hydrants.
19.25.065Hydrant specifications.
19.25.070Penalties.
19.25.000 International Fire Code adopted.
Under the statutory authority of RCW 19.27.031and 19.27.074, the International Fire Code
(IFC), 20122015Edition, as published by the International Code Council including
amendments set forth in Chapter 51-54AWAC, and subsequently revised by this chapter, is
hereby adopted includingreference standards of the National Fire Protection Association and
Appendix Chapters B and C. \[Ord. 3926 § 1 (Exh. A), 2013; Ord. 3798 § 1, 2010\].
19.25.005 Section amendments.
The following sections of the IFC have been added, amended, deleted or replaced as follows:
19-40
(Revised )
Edmonds Community Development Code19.20.010
A. Chapter 1 Administration.
1. Section 102.5 Application of Residential Code. Adopted as originally set forth in
IFC (notwithstanding revisions thereto by the state building code council).
2. Section 103.1-.2 Department of Fire Prevention.Replaced by ECDC 19.25.010.
3. Section 104.8 Modifications. Replaced by ECDC 19.25.030.
4. Section 104.10.1 Assistance from other agencies. Police and other enforcement
agencies shall have the authority to render necessary assistance in the investigation
of fires and enforcement and hazardous conditions of this code when requested by
the fire marshal.
5. Section 105.1.1 Permits required. Replaced by ECDC 19.25.020.
6. Section 108 Board of appeals. Replaced by Chapter 19.80ECDC.
7. Section 109.3109.4Violation Penalties. Replaced by ECDC 19.25.070.
B. Chapter 3, General Requirements.
Section 308.1.6.3 Sky Lanterns. Is amended to read: It is unlawful for any
person to sell, use, transfer, discharge or ignite any sky lantern within the city limits.
BC. Chapter 5, Fire Service Features.
Section 503 Fire Apparatus Access Roads. The following sections are adopted as
originally set forth in the IFC with the exception of 503.2.2:
1. Section 503.1 Where required.
2. Section 503.1.1 Buildings and facilities.
3. Section 503.1.2 Additional access.
4. Section 503.1.3 High-piled storage.
5. Section 503.2 Specifications.
19-41
(Revised )
19.20.010
6. Section 503.3 Marking.
7. Section 503.4 Obstruction of fire apparatus accessroads.
Section 503.2.2 is amended to read:
Authority. The fire code official shall have the authority to require an increase in the
minimum access widths where they are inadequate for fire or rescue operations, and
the authority to decrease the minimum access widths where other fire protection
features are provided.
F.CD.. Chapter 36, Marinas. Replaced in entirety by Chapter 19.65ECDC.
C. DE.Chapter56, Explosives and Fireworks.
Section 5601.1.3 Fireworks. Replaced by Chapter 5.27ECC.
D.EF.Chapter 57 Flammable and Combustible Liquids.
Sections 5704.2.9.6.1 (outside) and 5706.2.4.4 (inside) Locations where
above-ground tanks are prohibited. Class I and II flammable liquids in aboveground
storage tanks are restricted for the protection of residential districts and shall be no
more than 1,000 gallons capacity in residential zones designated by the city.
E.FG.Chapter 61 LiquifiedLiquefiedPetroleum Gases.
Section 6104.2 Maximum capacity within established limits. The maximum capacity
for each installation is restricted for the protection of residential districts within the
city and shall be no more than 500 gallons water capacity in residential zones
designated by the city.
\[Ord. 3926 § 1 (Exh. A), 2013; Ord. 3798 § 1, 2010\].
19-42
(Revised )
Edmonds Community Development Code19.20.010
19.25.010 Department of fire prevention.
A. There is established in the city a department of fire prevention supervised by the fire
marshal or deputy chief of fire prevention acting under the supervision of the fire chief. The
function of the department shall be the implementation, administration and enforcement of
the provisions of this code.
B. An annual report shall be provided to the mayor containing proceedings under this code,
with other statistics as the fire chief and mayor wish to include. The fire marshal may also
recommend any changes to the code. \[Ord. 3926 § 1 (Exh. A), 2013; Ord. 3798 § 1, 2010\].
19.25.015 Definitions.
A. Whenever the term “fire code official” is used in the IFC, it shall mean the fire marshal or
deputy chief of fire prevention.
B. Whenever the word “jurisdiction” is used in the IFC, it shall mean the city of Edmonds.
C. Whenever the term “legal representative of the jurisdiction” is used in the IFC, it shall
mean the city attorney.
D. Whenever the term “police” is used in the IFC, it shall mean the city of Edmonds police
department. \[Ord. 3926 § 1 (Exh. A), 2013; Ord. 3798 § 1, 2010\].
19.25.020 Permits.
A. Operational permits required under the city’s fire code and regulated by the city shall be
issued by the fire marshal. The application for the permit shall be accompanied by the full
application fee in order to vest rights under the permit and to constitute a complete permit
application. The permit fee shall be set by the city council annually by resolution or on such
review cycle as the council, in its discretion, shall determine. All permits shall be renewed
annually unless the specific time period is set forth when the permit is granted. No permit
shall be transferable and each permit shall be issued on a single job, transaction, owner, or
occupancy basis, except that the fire marshal is authorized to consolidate permits for a single
location, building, or unit.
19-43
(Revised )
19.20.010
B. In the event that the activity, location or risk associated with the activity requires a fire
safety inspection in excess of the time estimated within the permit fee (one hour) an
inspection fee equal to the actual cost to the city of providing the inspection shall be charged
pursuant to ECDC 19.25.025. \[Ord. 3926 § 1 (Exh. A), 2013; Ord. 3798 § 1, 2010\].
19.25.025 Charges for fire review and inspection.
A. Certain licenses and permits issued by the city include a fire department inspection. The
cost of the permit may include an estimate of the normal time associated with the fire
inspection. Where the permit does not include such an estimate, or when the estimate of time
established within the ordinance is exceeded by the actual time spent inspecting a premises,
location or activity, the actual cost of conducting the inspection shallbe charged. The
administrative services director is authorized to establish on an annual basis, in conjunction
with or immediately following the budget process, a fee for the hourly charge associated with
the provision of services by reasonable classifications of fire marshal and fire inspector.
B. The permittee shall pay the actual charges of inspection, in addition to the permit fee
associated with such activity. Licenses and permits requiring the actual payment of inspection
charges include, but are notlimited to, public amusement licenses issued pursuant to Chapter
4.32ECC, cabaret dance licenses issued pursuant to Chapter 4.48ECC, adult entertainment
facility licenses issued pursuant to Chapter 4.52ECC, business licenses issued pursuant to
Chapter 4.72ECC, and aircraft landing licenses issued pursuant to Chapter 4.80ECC.
C. No charge shall be levied against any department or agency of the city of Edmonds
operating within the city’s general fund. \[Ord. 3926 § 1 (Exh. A), 2013; Ord. 3798 § 1, 2010\].
19.25.030 Modifications, interpretations and appeals.
A. The fire marshal shall have the authority to modify any of the provisions of the IFC or this
chapter on written application by the owner, lessee, or his duly authorized agent when there
are practical difficulties in carrying out the strict letter of the code. Approved modifications,
including alternative materials and methods, shall observe the spirit of the code, preserve fire-
19-44
(Revised )
Edmonds Community Development Code19.20.010
and life-safety, secure the public health, and do substantial justice. A signed copy of approved
modifications shall be promptly given to the applicant.
B. Details of actions granting modifications and related interpretations shall be recorded and
preserved in the records of the department of fire prevention to aid in conformance and
uniform application of related codes, ordinances, and standards.
C. Whenever the fire marshal disapproves an application or refuses to grant a permit applied
for, or when it is claimed that the provisions of the code do not apply or that the true intent and
meaning of the code have been misconstrued or wrongly interpreted, the applicant may
appeal from the decision of the fire marshal to the hearings examiner. Such appeals shall be
governed by the procedures set forth in Chapter 19.80ECDC. \[Ord. 3926 § 1 (Exh. A), 2013;
Ord. 3798 § 1, 2010\].
19.25.035 Automatic sprinkler systems.
An automatic sprinkler system shall be installed and maintained throughout every building
constructed under the International Residential Code containing five or more attached
dwelling units. Residential or quick response standard sprinkler heads shall be used in
accordance with their approved listing in the dwelling. \[Ord. 3926 § 1 (Exh. A), 2013; Ord.
3798 § 1, 2010\].
19.25.036 Dwelling fire sprinkler systems and connection fees.
A. Where dwelling fire sprinkler systems are required to be installed in a dwelling (building
containing one or two dwelling units) constructed under the International Residential Code
(IRC), a single water connection may provide fire protection and domestic services through
combination water lines utilizing an integrated fire and plumbing flow-through piping system
described in IRC Appendix R (WAC 51-51-60105).
B. Automatic sprinkler systems installed pursuant to subsection (A) of this section shall not
be subject to the cost differential from general facility charges for connection to the public
water system when an up-sized meter is required to meet the design flow rate for, and is solely
attributable to, the installation of the automatic sprinkler system. All other costs, including
19-45
(Revised )
19.20.010
the expense of a larger meter, a general facility charge attributable to the meter sized for the
domestic service alone, and other permits and fees, shall remain the responsibility of the
owner.
C. When automatic sprinkler systems designed for life safety and installed pursuant to
subsection (A) of this section are integrated and dependent upon the domestic water supply of
the residential dwelling unit, the property owner shall be responsible for maintaining the
service connection and paying for an adequate supply of water to the residential dwelling
unit. \[Ord. 3926 § 1 (Exh. A), 2013; Ord. 3819 § 3, 2010\].
19.25.040 Fire protection water supplies.
All fire hydrant, water main and appurtenance installations shall meet the provisions of this
chapter as well as other applicable plans, standards and codes adopted by the city of
Edmonds, as a condition of approval of subdivisions and building permits. \[Ord. 3926 § 1
(Exh. A), 2013; Ord. 3798 § 1, 2010\].
19.25.045 Charges for water mains and hydrants.
A. For private development, owners shall be responsible for the replacement (upgrade) of the
existing public main (including fire hydrants and appurtenances)to city standard when
identified by the city engineer as a condition of development approval. The city will pay the
difference in material costs only between six inches and the size that is required to be installed
only when the existing system is a looped system.
B. A hydrant use permit issued by the public works director is required in order for any person
or entity other than fire department personnel to draw water from any fire hydrant.
C. The installation of water mains, fire hydrants and appurtenances to properties not
previously served shall be sized in accordance with the city’s water comprehensive plan, built
to city standard and shall be at the benefited property owner’s or developer’s expense.
D. Oversized water mains required for special use demands relating to a particular property or
development shall be installed at the developer’s or property owner’s expense.
19-46
(Revised )
Edmonds Community Development Code19.20.010
E. If the water mains installed pursuant to subsections (C) and (D) of this section provide
service or benefits to properties other than owned by the water main installer, latecomer
agreements may be arranged between the city and the installer for the construction and
dedication of the water facilities pursuant to the provisions of Chapter 35.91RCW. \[Ord.
3926 § 1 (Exh. A), 2013; Ord. 3798 § 1, 2010\].
19.25.050 Mains and service lines.
A. All public hydrants in single-family areas shall be supplied by not less than six-inch
looped water mains. All hydrants in areasother than single-family residential shall be
supplied by not less than eight-inch looped water mains. Dead-end water mains to hydrants
shall be at least eight inches in diameter, with the exception of mains up to 50 feet long which
may be no less than six inches in diameter.
B. The service line from the water main to the hydrant shall be no less than six inches in
diameter. Any service lines over 50 feet in length from water main to hydrant shall be no less
than eight inches in diameter.
C. When city streets, or state highways having water mains in the public right-of-way, are
improved to permanent street or highway improvement standards, any water mains in the
public right-of-way of said streets or highways that are substandard as to size or material
according to applicable city standards shall be replaced with ductile iron water mains
conforming to applicable city standards and plans. \[Ord. 3926 § 1 (Exh. A), 2013; Ord. 3798
§ 1, 2010\].
19.25.055 Location of public hydrants.
A. Public hydrants are those owned by the city.
B. All public fire hydrants shall be installed at street intersections where possible. Public
hydrant spacing shall be measured along vehicle access routes.
C. In areas zoned for single-family residential use, public hydrants shall be spaced no more
than 600 feet apart. If dead-end streets, or driveways, singly or in combination, are over 300
19-47
(Revised )
19.20.010
feet long, additional public hydrants shall be installed so that the public hydrant spacing is not
over 600 feet.
D. In areas other than single-family residential, public fire hydrants shall be spaced an
average of 300 feet apart. If dead-end streets or driveways, singly or in combination, are over
150 feet long, additional public hydrants shall be installed so that the public hydrant spacing
is not over 300 feet. \[Ord. 3926 § 1 (Exh. A), 2013; Ord. 3798 § 1, 2010\].
19.25.060 Location of private hydrants.
A. A private hydrant is privately owned, but is subject to the use of the city for inspection and
testing at reasonable times, and for fire suppression at any time. All private hydrants shall be
connected to the city water main through a privately owned and maintained double detector
check valve assembly.
B. All buildings except single-family dwellings that are located so that a portion is more than
200 feet from a street, as measured along vehicle access routes, shall have private fire
hydrants located at the building. Single-family dwellings with a fire-flow calculation area
greater than 4,800 square feet may require a private hydrant.
C. Buildings having required fire flows of 3,000 gallons per minute may have fire hydrants on
one side of the building only. There shall never be fewer than two fire hydrants for any
building larger than 5,000 square feet in the first floor area including covered parkingand
storage. When the required fire flow is 3,000 gallons per minute or greater, the fire hydrants
shall be served by a looped main around the building or complex of buildings.
D. Fire hydrants shall be spaced on an average 300 feet around the perimeter line, 50 feet out
of the buildings. All hydrants shall be placed in locations accessible to fire department
vehicles adjacent to fire apparatus access roads. The fire marshal shall determine the location
of fire hydrants depending on utility, topography andbuilding location for maximum fire
protection. \[Ord. 3926 § 1 (Exh. A), 2013; Ord. 3798 § 1, 2010\].
19.25.065 Hydrant specifications.
19-48
(Revised )
Edmonds Community Development Code19.20.010
A. The installation of flush type hydrants (hydrants entirely below grade) is prohibited.
B. Fire hydrants shall have two two-and-one-half-inch hose outlets and one
four-and-one-half-inch pumper outlet. All outlets’ ports shall have national standard thread.
Additionally, the pumper outlet shall be provided with a four-inch Storz adapter. Fire
hydrants shall meet the American Water Works Association Standard No. C-502 and current
city standards.
C. Fire hydrants and appurtenances shall be installed in accordance with generally accepted
engineering practices and city standards, and to the approval of the city engineer, who shall
also approve the selection and use of all pipe fittings and valves. There shall be a foot valve
installed between the service main and the hydrant sufficient to permit the repair and
replacement of the hydrant without disruption of water service. The foot valve shall be
installed to city standards. The location of all such valves installed shall be properly and
accurately marked on as-built plans or drawings with generally acceptable engineering detail,
two copies of which shall be furnished to the public works department. Valves shall be
furnished with a standard valve box.
D. Hydrants shall stand plumb, be set to established street grade with the lowest outlet of the
hydrant at least 18 inches above the adjacent finished grade and at least 36 inches of clear area
around the hydrant for clearance of hydrant wrench on both outlets and on the control valve.
The pumper port shall face the street, as determined by the fire marshal.
E. Where reasonably necessary to protect a hydrant from damage, the fire marshal may
require hydrants to be protected by two or more posts, eight inches in diameter by five feet
long, made either of reinforced concrete or steel.
F. If there presently exist fire hydrants which do not conform to these requirements, they shall
be replaced with conforming hydrants upon redevelopment or the timetable established by
the city’s comprehensive plan.
G. No person shall plant any vegetation, erect any structure or perform any action which
results in the obstruction of a fire hydrant for a distance of 50 feet along the immediate route
19-49
(Revised )
19.20.010
of approach. The owner-occupant of any area in which a hydrant is located shall be
responsible for removing weed and tree growth from around the hydrant for a distance of not
less thanfive feet. The purpose of this section is to maintain clear approach and visual area
around the hydrant.
H. The installation of the fire hydrants and mains may be accomplished by city capital
contract, developers (as a condition of development) or public works department employees.
All installations are to be approved by the city engineer.
I. Following the installation of fire hydrants, all pipes, valves and hydrants shall be pressure
tested, purified, flushed and sampled to meet the requirements of the American Water Works
Association Standard No. C-502. \[Ord. 3926 § 1 (Exh. A), 2013; Ord. 3798 § 1, 2010\].
19.25.070 Penalties.
A. Any person who violates any of the provisions of the IFC including those standards of the
National Fire Protection Association specifically referenced in the IFC as adopted and
amended herein or fails to comply therewith, or who violates or fails to comply with any
order made thereunder, or who builds in violation of any detailed statement of specifications
or plans submitted and approved thereunder, and from which no appeal has been taken, or
who fails to comply with such an order as affirmed or modified by decision of the city’s board
of appeals or by a court of competent jurisdiction, within the required time, shall severally for
each and every such violation and noncompliance, respectively, be guilty of a gross
.
misdemeanor, punishable as provided in ECC 5.50.020
B. The imposition of one penalty for any violation shall not excuse the violation nor permit it
to continue; and all such persons shall be required to correct or remedy such violations or
defects within a reasonable time; and when not otherwise specified, each day that prohibited
conditions exist or are maintained shall constitute a separate offense. The application of the
above penalty shall not be held to prevent the enforced removal of prohibited conditions.
\[Ord. 3926 § 1 (Exh. A), 2013; Ord. 3798 § 1, 2010\].
19-50
(Revised )
Edmonds Community Development Code19.30.000
Chapter 19.30
ENERGY CODE
Sections:
19.30.000State Energy Code adopted.
19.30.000
State Energy Code adopted.
The Washington State Energy Code, 20122015Edition, as adopted and amended by the
Washington State Building Code Council in Chapter 51-11WAC, is hereby adopted. \[Ord.
3926 §1 (Exh. A), 2013; Ord. 3796 §5, 2010\].
19-51
(Revised )
19.30.000
Chapter 19.35
INTERNATIONALAL SWIMMING POOL AND SPAVENTILATIONCODE
(Repealed by Ord. 3796)
Sections:
19.52.000International Swimming Pool and Spa Code adopted.
19.52.000
International Swimming Pool and Spa Code adopted.
The International Code Council PerformanceSwimmingPool and SpaCode, 2015 Edition,
published by the International Code Council, is hereby adopted.
19-52
(Revised )
Edmonds Community Development Code19.40.005
Chapter 19.40
INTERNATIONAL PROPERTY MAINTENANCE CODE
Sections:
19.40.000International Property Maintenance Code adopted.
19.40.005Amendments.
19.40.000
International Property Maintenance Code adopted.
The International Property Maintenance Code, 20122015Edition, published by the
International Code Council, is hereby adopted. \[Ord. 3926 §1 (Exh. A), 2013; Ord. 3796
§6, 2010\].
19.40.005
Amendments.
A.Section 102.3, Application of other codes, is amended to read:
Repairs, additions or alterations to a structure, or changes of occupancy shall be
donein accordance with the procedures and provisions of the codes listed in ECDC
19.00.005. Nothing in this code shall be construed to cancel, modify or set aside any
provision of the ECDC.
B.Section 106, Violations, is deleted and replaced as follows:
Violation of any provisions of this code are subject to the Civil Violation –En-
forcement procedures in Chapter 20.110 ECDC.
C.Sections 108.2, Closing of vacant structures, 108.3, Notice, 108.4, Placarding, 108.5,
Prohibited occupancy, 108.6, Abatement methods, and 108.7, Record, are deleted and
replaced by the provisions of Chapter 20.110 ECDC.
D.Section 111, Means of Appeal, is deleted and replaced by ECDC 20.110.040(C).
E.Section 302 is deleted.
F.Section 303 is deleted.
G.Section 308 is deleted.
H.Section 309 is deleted.\[Ord. 3926 §1 (Exh. A), 2013; Ord. 3796 §6, 2010\].
19-53
(Revised )
19.45.000
Chapter 19.45
INTERNATIONAL CODE COUNCIL PERFORMANCE CODE
Sections:
19.45.000International Code Council Performance Code adopted.
19.45.000
International Code Council Performance Code adopted.
The International Code Council Performance Code, 20122015Edition, published by the
International Code Council, is hereby adopted. \[Ord. 3926 §1 (Exh. A), 2013; Ord. 3796
§7, 2010\].
19-54
(Revised )
Edmonds Community Development Code19.50.000
Chapter 19.50
INTERNATIONAL EXISTING BUILDING CODE
Sections:
19.50.000International Existing Building Code adopted.
19.50.000
International Existing Building Code adopted.
The International Existing Building Code, 2012 2015Edition, published by the
International Code Council, as amended by the WashingtonState Building Code Council in
Chapter 51-50 WAC, and as subsequently amended by this chapter, is hereby adopted along
with Appendix Chapter A (Guidelines for the seismic retrofit of existing buildings)and
Resource A (Guidelines on fire ratings of archaic materials and assemblies). \[Ord. 3926 §1
(Exh. A), 2013; Ord. 3796 §8, 2010\].
Section 302.6, Residential structures, is added and reads:
Construction or reconstruction of residential structures is prohibited within designated
floodways, except for (i) repairs, reconstruction, or improvements to a structure which
do not increase the ground floor areas; and (ii) repairs, reconstruction or improvements
to a structure, the cost of which does not exceed 50 percent of the market value of the
structure either, (A) before the repair, or reconstruction is started, or (B) if the structure
has been damaged, and is being restored, before the damage occurred. Any project for
improvement of a structure to correct existing violations of State or local health, san-
itary, or safety code specifications which have been identified by the local code
enforcement official and which are the minimum necessary to assure safe living
conditions, or to structures identified as historic places, may be excluded in the 50
percent.
19-55
(Revised )
19.55.000
Chapter 19.55
ELECTRICAL CODE
Sections:
19.55.000National Electrical Code adopted.
19.55.005When code effective.
19.55.010Nonliability.
19.55.015Conflicts –How resolved.
19.55.000
National Electrical Code adopted.
Under the statutory authority of RCW 35A.70.050and RCW 19.28.141RCW 19.27.031
and 19.27.074,the National Electrical Code, 2011current Edition, as published by the
National Fire Protection Association, is hereby adopted as the electrical code for the city of
Edmonds subject to the amendments made hereinthe City of Edmonds may enforce the
same permitting and inspection standards applicable to basic electrical work as are enforced
by the department of labor and industries, including but not limited to the version of the
National Electrical Code that the department of labor and industries has most recently
adopted by rule.The State of Washington Department of Labor and Industries, Electrical
Inspection Section, Rules and Regulations for Installing Electric Wiring and Equipment and
Administrative Rules, 2008current Edition, is hereby adopted as part of the electrical code
of the city of Edmonds. \[Ord. 3926 §1 (Exh. A), 2013; Ord. 3796 §9, 2010; Ord. 3651 §1,
2007\].
19.55.005
When code effective.
If thestate of Washington, through its duly designated electrical inspector or inspectors,
for any reason fails to continue to inspect electrical installation, license the same or provide
the standards, the provisions of the Edmonds electrical code as amended shall be applicable
to all electrical installation in the city as if the state of Washington had not exercised
jurisdiction of any kind. \[Ord. 3926 §1 (Exh. A), 2013; Ord. 3796 §9, 2010; Ord. 3651 §1,
2007\].
19.55.010
Nonliability.
This chapter shall not be construed to relieve or lessen the responsibility of any person
owning, operating or installing any electrical equipment for damages to anyone injured by a
defect of the equipment, nor shall the city or its agent be held as assuming any such liability
by reason of the inspection under this code or the certificate of inspection issued by the
building department. \[Ord. 3926 §1 (Exh. A), 2013; Ord. 3796 §9, 2010; Ord. 3651 §1,
2007\].
19-56
(Revised )
Edmonds Community Development Code19.55.015
19.55.015
Conflicts –How resolved.
If there is any conflict between the electrical code of the city, the National Electrical
Code and/or the rules and regulations as set forth by the state of Washington for electric
wires and equipment, then the conditions, requirements, provisions or terms which provide,
in the opinion of the building official, for the greatest public safety shall be observed and
shall control. \[Ord. 3926 §1 (Exh. A), 2013; Ord. 3796 §9, 2010; Ord. 3651 §1, 2007\].
19-57
(Revised )
19.60.000
Chapter 19.60
MOVING BUILDINGS
Sections:
19.60.000Permit required.
19.60.005Applicability.
19.60.010Application requirements.
19.60.015Pre-move inspection requirements and building upgrades.
19.60.020Correction of defects.
19.60.000
Permit required.
Any person who proposes to move an existing building into or through the city of
Edmonds shall, before the move, apply for and obtain a moving permit from the building
official. A moving permit is separate from, and in addition to, any and all other permits
required to bring the moved building into compliance with current adopted codesand city
regulations. Separate permit approvals for grading, shoring, foundation, remodeling, repair
or alteration may be imposed to bring the building to current adopted code standards and
zoning compliance for height and setbacks. \[Ord. 3926 §1 (Exh. A), 2013; Ord. 3651 §1,
2007\].
19.60.005
Applicability.
Buildings or structures moved into or within the city shall comply with the provisions of
this code including the current adopted editions of the following codes: International
Building Code, International Residential Code, International Mechanical Code, Interna-
tional Fire Code, Uniform Plumbing Code, Washington State Energy Code, State
HistoricInternational ExistingBuilding Code, International Property Maintenance Code,
and applicable stateWAC amendments. \[Ord. 3926 §1 (Exh. A), 2013; Ord. 3651 §1,
2007\].
19.60.010
Application requirements.
A.In order to obtain permits to move any building through, along, or across the streets or
any public place within city limits, the building officialshall determine permit submittal
requirements which, at a minimum, shall contain:
1.Proposed route;
2.Location of any overhead utility lines or traffic signals along with their height along
the route; and
3.Dimensions of building proposed to be moved.
B.The permit application shall be reviewed by the building official, public works
director, police chief, traffic engineer, fire department and any other affected city
department. If the proposed moving will unduly interfere with the rights of the public as
determined by the city engineer or designee, the permit shall be denied. Denial of the
application by one department shall constitute denial of the permit by the city.
19-58
(Revised )
Edmonds Community Development Code19.60.020
C.A performance bond or frozen fund, pursuant to Chapter 17.10 ECDC, in an amount to
be determined by the building official shall be posted prior to permit issuance guaranteeing
the completion of all required site development improvements or site clean-up and/or repair
of damage to public property no later than 180 days after the permit is issued. The bond or
frozen fund will be exonerated upon final project approval provided all required site
restoration and/or improvements are installed, inspected and approved to city standards.
D.The moving contractor shall be state licensed and carry general public liability
insurance for the amount no less than $1,000,000, valid during entire building moving
operations, and the insurance policy shall name the city as an additional named insured,
against the injury, death, property damage and/orloss arising from or out of the city’s
involvement in the permitting process for the project.
E.As a condition of obtaining a moving permit, the moving contractor shall assume all
liability for any damage to public property by such moving operations. Repair of damage to
any public property improvement shall be completed under a valid permit within 30 days of
date of notice. Emergency repair work performed by city crews to repair damage to public
improvements shall be charged against the moving contractor. \[Ord. 3926 §1 (Exh. A),
2013; Ord. 3651 §1, 2007\].
19.60.015
Pre-move inspection requirements and building upgrades.
A.Upon application and payment of the building moving permit fee, the building official
shall coordinate a date and time to perform a pre-move inspection with the applicant. The
pre-move inspection shall be made at the original location of the building before it is
moved.
B.The applicant shall remove from the building as much of the interior wall and ceiling
coverings as is necessary in the judgment of the building official to conduct a thorough
inspection of the wiring, plumbing and structural features of the building. The building
official shall determine what structural, energy, ventilation, plumbing, mechanical and
life-safetyupgrades shall be imposed on any building moved into or within city limits in
compliance with current adopted codes. Designated historic buildings are also subject to
provisions of Chapter 19.50 ECDC. \[Ord. 3926 §1 (Exh. A), 2013; Ord. 3651 §1, 2007\].
19.60.020
Correction of defects.
If, at or after the time of the inspection, the building official notifies the applicant that any
portion of the building, electrical wiring or rough plumbing is in any way in violation of the
ordinances of the city of Edmonds, so that compliance will require a replacement of any
parts or materials used, then any defective parts or materials shall be removed from the
building before it is moved. Any corrections required to comply with the ECDC, IBC and
IRC shall be completed and inspected before final approval and occupancy is granted. \[Ord.
3926 §1 (Exh. A), 2013; Ord. 3651 §1, 2007\].
19-59
(Revised )
19.65.000
Chapter 19.65
MARINAS
Sections:
19.65.000Application.
19.65.005Building code –Compliance required.
19.65.010Design live loads.
19.65.015Materials.
19.65.020Area and location requirements.
19.65.025Fire Protection Standard adopted.
19.65.030Fuel floats.
19.65.000
Application.
The provisions of this chapter apply to the construction, changes, repair and use of a
small boat marina providing covered floating boat moorage within the city. A marina is a
basin of safe anchorage providing moorage for small vessels. \[Ord. 3926 §1 (Exh. A),
2013; Ord. 3798 §2, 2010\].
19.65.005
Building code –Compliance required.
All construction on orin connection with a marina shall comply with all the provisions of
this title including permits, permit fees and penalties and all other applicable ordinances of
the city and other applicable laws. \[Ord. 3926 §1 (Exh. A), 2013; Ord. 3798 §2, 2010\].
19.65.010
Design live loads.
A.Decks. Float decks shall have a design live load of at least 40 pounds per square foot
minimum.
B.Roofs. The roof structures shall have a design live load of at least 25 pounds per
square foot minimum.
C.Ramps. The ramps to floats shall have a design live load of at least 40 pounds per
square foot minimum. \[Ord. 3926 §1 (Exh. A), 2013; Ord. 3798 §2, 2010\].
19.65.015
Materials.
A.Roofs. Roof coverings shall be noncombustible.
B.Floats. Floating structures and floats shall be material of a type approved by the
building official. \[Ord. 3926 §1 (Exh. A), 2013; Ord. 3798 §2, 2010\].
19.65.020
Area and location requirements.
A.Length of Floats. The maximum length of any combination of floats shall be 500 feet
from the shore end of the gangplank to the outer end of the main float. A main float is a
19-60
(Revised )
Edmonds Community Development Code19.65.030
center or side float connected by a ramp to the shore, being fixed laterally by a system of
piling but allowed to move vertically, and may have finger floats connected at intervals.
B.Length of Roofs. The maximum length of any roof over floats shall be 400 feet, mea-
sured along a main float. At least 75 percent of the exterior walls shall be open. The
maximum area covered shall be 30,000 square feet over any single main float area.
C.Separation. The minimum separation of covered moorage shall be 20 feet.
D.Floats, piers, and walkways shall provide an aisle not less than 44 inches in width.
E.Slips and mooring spaces shall be individually identified by an approved numeric or
alphabetic designator that shall be posted at each space. Signs indicating the space designa-
tors located on finger piers and floats shall be posted at the base of all piers, finger piers,
floats and finger floats. \[Ord. 3926 §1 (Exh. A), 2013; Ord. 3798 §2, 2010\].
19.65.025
Fire Protection Standard adopted.
A.The “Fire Protection Standard for Marinas and Boatyards,” 20062016 Edition, of the
National Fire Protection Association Publication No. 303 is hereby adopted to provide the
minimum acceptable level of safety to life and property from fire and electrical hazards at
marinas and boatyards. The most restrictive requirements from all codes and adopted stan-
dards may apply. In the event of any conflict between provisions of the fire and electrical
codes of the city of Edmonds as adopted by this title, the fire and electrical codes shall pre-
vail.
B.Access and Water Supply. Piers shall be provided with fire apparatus access roads and
water-supply systems with on-site hydrants where required by the fire marshal. The maxi-
mum distance from any point on a float system to an approved fire hydrant shall be 600
feet, except for fuel floats there shall be 300 feet.
C.Emergency Operations Staging Areas. Approved areas on piers and ashore shall be
provided for the staging of emergency equipment. These areas shall be posted with
approved signage to keep clear for emergency operations. \[Ord. 3926 §1 (Exh. A), 2013;
Ord. 3798 §2, 2010\].
19.65.030
Fuel floats.
A.Fuel floats shall be constructed of gas-resistant flotation material and shall be sepa-
rated from other floats by at least 80 feet of open water.
B.All fuel storage tanks shall be located underground.
C.All fuel lines shall be provided with flexible connections from shore to floating facili-
ties.
D.Fire extinguishers shall be provided near fuel dispensers as approved by the Edmonds
fire department.
E.Gangplank access from shore to fuel floats shall be within 175 feet of fuel dispensers.
F.Fresh water taps shall be available on fuel floats.
G.All portions of a fuel float shall be located within 300 feet of a fire hydrant.
H.Moorage at any fuel float shall be prohibited and unlawful except during the shortest
time necessary to take on fuel. Moorage shall be unlawful at any fuel float at any time the
fuel pumps are not open for business and physically attended by the fuel pump proprietor,
his agent, employee or port tenant trained to a fire department approved environmental and
19-61
(Revised )
19.65.030
safety standard. It shall be the independent responsibility of the fuel pump proprietor, vessel
operator, and vessel owner to comply with this subsection and each said person or class of
persons shall be subject to the penalties of ECC 5.50.020 for any and all violations hereof.
I.All fuel spills shall be reported immediatelyin accordance with local, state and federal
requirements. \[Ord. 3926 §1 (Exh. A), 2013; Ord. 3798 §2, 2010\].
19-62
(Revised )
Edmonds Community Development Code19.70.010
Chapter 19.70
FEES
Sections:
19.70.000Scope.
19.70.005Repealed.
19.70.010Schedule of permit fees.
19.70.015Establishingbuilding construction valuation.
19.70.020Work commencing before permit issuance.
19.70.025Refunds.
19.70.000
Scope.
Fees associated with this title including plan review, permit, inspection and related devel-
opment or mitigation fees are established bythis chapter and as set forth in ECDC
15.00.020. Fees may be altered pursuant to city Resolution 997. \[Ord. 3926 §1 (Exh. A),
2013; Ord. 3651 §1, 2007\].
19.70.005
Payment of fees.
Repealed by Ord. 3926.\[Ord. 3651 §1, 2007\].
19.70.010
Schedule of permit fees.
For buildings, structures, grading, gas, mechanical and plumbing systems or alterations
requiring a permit, a fee for each permit shall be paid as required, in accordance with this
chapter and ECDC 15.00.020. Fee schedules are on file in the city clerk’s office.
A.Plan Review Fee. Before accepting a set of plans and specifications for plan review,
the building official shall collect the full plan review fee. Plan review fees shall be in addi-
tion to, and a percentage of, the required permit fee as calculated pursuant to ECDC
19.70.015.
B.Permit Fee. Before issuing a building permit and releasing approved plans, the build-
ing official shall collect the full building permit fees including supplemental required permit
fees, inspection fees and any additional plan review fee or violation compliance fee,
development fee or mitigation fee outstanding at the time of permit issuance. Building con-
struction valuation shall be determined by ECDC 19.70.015.
C.Inspection Fee. Inspection and reinspection fees shall be paid prior to any inspection
by city staff. Inspection fees are established and set forth in this chapter.
D.Related Development or Mitigation Fees. The payment of the fee for construction,
alteration, removal or demolition done in connection, or concurrently with, the work autho-
rized by a building permit shall not relieve the applicant or holder of the permit from the
payment of other fees that are prescribed by law. Fees for other permits or related
development fees shall be as set forth in ECDC 15.00.020. \[Ord. 3926 §1 (Exh. A), 2013;
Ord. 3651 §1, 2007\].
19-63
(Revised )
19.70.015
19.70.015
Establishing building construction valuation.
The applicant for a permit shall provide an estimated building construction valuation at
time of application. Building construction valuation for the purpose of calculating permit
fees shall include total value of work including fair-market labor and materials with equip-
ment needed to complete the work, including but not limited to all construction work for
which the permit isissued, as well as all finish work, painting, roofing, electrical, plumbing,
heating, air conditioning, elevators, fire extinguishing systems and any other permanent
equipment. If, in the opinion of the building official, the building construction valuation is
underestimated on the application, the building official shall assign a building construction
valuation. Permit valuation for new construction shall be based on square footage building
construction valuation as established by the building official. \[Ord. 3926 §1 (Exh. A),
2013; Ord. 3651 §1, 2007\].
19.70.020
Work commencing before permit issuance.
Any person who commences any work regulated by this title including work on a build-
ing, electrical, gas, mechanical or plumbing system before obtaining the necessary permits
shall be subject to a violation compliance fee established by the building official pursuant to
the city’s fee schedule adopted by resolution that shall be in addition to the required permit
fees. The violation compliance fee shallbe collected whether or not a permit is then or
subsequently issued. The payment of such violation compliance fee shall not exempt any
person from compliance with all other provisions of this code nor from any penalty
prescribed by law. Violation compliance fees are set forth in this chapter. \[Ord. 3926 §1
(Exh. A), 2013; Ord. 3651 §1, 2007\].
19.70.025
Refunds.
The building official may authorize refunding of any fee paid hereunder which was erro-
neously paid or collected. The building official may authorize refunding of not more than
80 percent of the permit fee paid when no work has been done under a permit issued in
accordance with this code. The building official may authorize refunding of not more than
80 percent of the plan review fee paid whenan application for a permit for which a plan
review fee has been paid is withdrawn or canceled before any plan reviewing is done. The
building official shall not authorize refunding of any fee on an expired permit. Any
application for a refund must be made in writing and describe the circumstances to justify.
\[Ord. 3926 §1 (Exh. A), 2013; Ord. 3651 §1, 2007\].
19-64
(Revised )
Edmonds Community Development Code19.75.005
Chapter 19.75
STREET NAMES AND ADDRESS NUMBERING
Sections:
19.75.000Adoption of street name map and criteria.
19.75.005Adoption of property and building numbering system and criteria.
19.75.010Other street names and premises numbers prohibited.
19.75.000
Adoption of street name map and criteria.
A.There is hereby established a uniform system of designating street names/numbers in
the city ofEdmonds. The street names/numbers are those depicted on that map entitled,
“official street map,” a copy of which has been authenticated by the mayor of the city and
the attestation of the city clerk. The map and all explanatory matter on the map is
re-adopted and affirmed and by this reference is incorporated herein as if set forth in full.
Official street name/number designations are the responsibility of the city engineer.
B.Pursuant to ECDC 18.50.030, any change to the name or number of any street on the
official street map shall be by action of the city council approving an ordinance changing
the official street map.
C.The city engineer shall maintain and update the official street map and shall desig-
nate/approve public and private street names/numbers in accordance with this chapter. All
approved street names/numbers shall be forwarded to the United States Postal Service
(USPS), public and private utilities, law enforcement agencies, emergency services
providers, and other persons of new or corrected street names/numbers. The city engineer
shall develop policies and guidelines for street names and numbers in accordance with the
following guidelines:
1.New street designations shall be in accordance with the Snohomish County grid
system and theofficial street map.
2.When descriptive street names (as opposed to numerical street designations) are
allowed by subsection (C)(1) of this section, preference shall be for descriptive names with
logical relationship to locale or geographic area, and avoidance of private individual names.
3.Facilitation of map reading and indexing to assist in rapid location of streets and
addresses.
4.Avoidance of multiple and/or alternative names for single street sections and
requirement of selection of a primary street designation to assist in the Enhanced 9-1-1 grid
system for emergency services dispatching.
5.Any other appropriate and applicable standards concerning street and street
designations as well as current department of public works policies, guidelines, or rules for
naming public streets as determined by the director. \[Ord. 3926 §1 (Exh. A), 2013; Ord.
3651 §1, 2007\].
19.75.005
Adoption of property and building numbering system and criteria.
A.There is hereby established a uniform system for numbering properties, buildings and
primary structures in the city of Edmonds. The official building and property address map
19-65
(Revised )
19.75.010
depicting all issued property address numbers is maintained by the building official or
designee. The building official assigns, maintains and corrects addresses for the city of
Edmonds and shall notify the United States Postal Service (USPS), emergency services
providers and other persons of new or corrected addresses.
B.Addresses shall conform to the numerical grid system established by Enhanced 9-1-1.
The number utilized by each building or property shall be that number within the system
assigned by the building official. Addresses are assigned based on the location of the drive-
way access or house frontage to a street and only one address is allowed per building on any
lot. Numbers assigned during any previous numbering system that fit within the grid system
are hereby ratified and shall remain in full force and effect.
C.The building official shall require any address not in conformance or any address that
poses any problem or confusion for safety and emergency response be changed within 30
days of written notification from the city of Edmonds.
D.All owners or occupants of all buildings and structures in the city of Edmonds, other
than garages or other similar buildings or structures of a secondary nature to the primary
building or structure, shall affix and maintain the officially designated premises number to
the building or structure pursuant to ECDC 19.00.025(O). When topography or vegetation
may obscure vision from the street, the numerals shall be affixed as to be reasonably visible
from the street.
E.Where any commercial building, multiple-family residential structure, or other similar
structure has more than one entranceserving separate occupants, a suite designation or
apartment number shall be assigned to each entrance serving a tenant or resident in addition
to the number assigned to the principal entrance of the building or structure. The unit
designations shall be progressive as assigned in the progressive direction of the street and
per the property numbering system approved by this code.
F.All requests for a building or property address change shall be made in writing to the
building official and all of the following conditions shall be present in order for the request
to be approved:
1.An obvious error shall exist (i.e., the building was addressed off a street not associ-
ated with the site, the building or property addresses are out of sequence, duplicate address
exists), etc.
2.The existing address could delay fire, police or emergency services from finding the
location in an emergency.
3.The fire department agrees the address change is necessary. \[Ord. 3926 §1 (Exh.
A), 2013; Ord. 3651 §1, 2007\].
19.75.010
Other street names and premises numbers prohibited.
It is unlawful for any owner or occupant of any premises, building or structure to display
a street name or premises number other than those officially designated pursuant to the pro-
visions of thischapter, subject to penalties per Chapter 5.50 ECC and Chapter 20.110
ECDC. \[Ord. 3926 §1 (Exh. A), 2013; Ord. 3651 §1, 2007\].
19-66
(Revised )
Edmonds Community Development Code19.80.005
Chapter 19.80
APPEALS
Sections:
19.80.000Purpose and applicability.
19.80.005Application and fee.
19.80.010Repealed.
19.80.015Hearing examiner procedures.
19.80.020Powers and duties of the hearing examiner.
19.80.023Repealed.
19.80.025Appeals from decisions of the hearing examiner.
19.80.030Repealed.
19.80.000
Purpose and applicability.
A.All properly filed appeals pursuant to the adopted codes of this title shall be heard by
the hearing examiner. The hearing examiner shall have no authority to review administra-
tive decisions or grant modifications to the provisions of any administrative chapter as
adopted by this title, nor can the hearing examiner waive a code requirement.
B.The term “code official” refers to the building official or fire marshal in exercise of
authority over applicable building and fire codes from this chapter.
C.The hearing examiner shall hear appeals from the code official’s interpretation of the
adopted building codes, determinations of suitable alternative methods and materials, and
any other appeal pursuant to the state building codes and this code, including but not limited
to the International Building Code, the International Residential Code, the International Fire
Code, the International Property Maintenance Code, the International Fuel Gas Code, the
International Mechanical Code, the Uniform Plumbing Code and any and all other codes
adopted pursuant to the direction and authority of Chapter 19.27 RCW.
D.The provisions of the state building codes as adopted by the city are not intended to
prevent the use of any material, alternate design or method of construction not specifically
prescribed by this code, provided any alternative has been approved and its use authorized
by the code official or on appeal or request for review by the hearing examiner.
E.The provisions of this chapter shall not apply to hearing examiner proceedings under
ECDC Title 20 (land use hearings) unless such a hearing is required to be combined with a
hearing under this chapter, in which case the provisions of this chapter shall only apply to
the ECDC Title 19 portions of that combined hearing. \[Ord. 3926 §1 (Exh. A), 2013; Ord.
3651 §1, 2007\].
19.80.005
Application and fee.
An application for appeal shall be filed with the code official upon a departmental form
within 10 days of the date of formal written decision. The application shall be accompanied
by the requiredfee as set forth in Chapter 19.70 ECDC and shall be complete in all aspects
before the hearing shall be scheduled. Failure to supplement an incomplete application
within 10 business days of filing shall constitute an incomplete application and the
19-67
(Revised )
19.80.010
administrative recourse of appeal shall be denied. \[Ord. 3926 §1 (Exh. A), 2013; Ord. 3651
§1, 2007\].
19.80.010
Board of appeals membership.
Repealed by Ord. 3926.\[Ord. 3651 §1, 2007\].
19.80.015
Hearings examiner procedures.
A.Public Notice. Public notice shall be given of all hearings. Upon written receipt and
confirmation of a complete appeal of a request, notice shall be sent to the fire department,
the health department, the city attorney and the owner of the real estate and parties within
100 feet affected by the request. No hearing shall be scheduled until 15 days after the
required hearing notifications are mailed. Hearings shall be open to the public. The
appellant, the appellant’s representative, the code official, and any person whose interests
areaffected shall be given an opportunity to be heard.
B.Department/Interested Party. At any public hearing a representative of the city
building and fire department and any other interested party may appear in person, by agent
or by attorney, offer evidence and testimony and cross-examine witnesses. All evidence and
testimony shall be presented publicly. The hearing examiner may take judicial notice of
facts to the same extent and in the same manner as courts of record and may consider rele-
vant facts within the personal knowledge of any member of the board that are stated into the
record by such member.
C.Recording. All hearings shall be recorded. \[Ord. 3926 §1 (Exh. A), 2013; Ord. 3651
§1, 2007\].
19.80.020
Powers and duties of the hearing examiner.
A.The hearing examiner shall adopt rules and procedures governing all proceedings con-
sistent with the provisions set forth herein. The rules and regulations shall include meeting
location, meeting time, procedures, contents of a complete appeal application and time to be
allotted for each case.
B.Subject to the limitations enumerated herein, the hearing examiner shall have and may
exercise the following powers:
1.The hearing examiner shall have no authority relative to the interpretation of the
administrative provisions of any of the state building codes, nor shall the hearing examiner
be empowered to waive any requirement of any such code.
2.Nothing herein shall be interpreted to permit the hearing examiner to hear any
appeal, nor any request for deviation of design or alternative methods with respect to any
property lying within a recognized landslide hazard and earth subsidence area or which is
otherwise subject to the requirements of Chapter 19.10 ECDC including effecting map
changes.
3.The hearing examiner, on review, may approve the use of any material, alternate
design or method of construction providing that it finds that the proposed design is satis-
factory and complies with the provisions of this code and that the material, design, or
method is,for the purpose intended, at least the equivalent of that prescribed in the
19-68
(Revised )
Edmonds Community Development Code19.80.020
applicable code in suitability, strength, effectiveness, fire resistance, durability, safety and
sanitation. The decision of the code official shall not be overturned unless the hearing
examiner shall find that the following conditions exist:
a.That the appellant properly applied for an appeal;
b.That sufficient evidence, proof or testing reports were submitted by the appellant
that substantiated claims of equivalency;
c.That the proposed modification or alternate will not weaken the general purpose
of the adopted code;
d.That the proposed modification or alternate will be in harmony with the spirit
and purpose of the adopted code;
e.That the proposed modification or alternate will not adversely affect the public
health and safety;
f.That the proposed modification or alternate will not adversely affect the struc-
tural integrity of the building; and
g.That the proposed modification or alternate will not adversely affect the fire
safety of the building.
4.To hear and decide appeals where it is alleged there is error in any notice or order
made by the code official and/or fire marshal in the enforcement of the adopted codes in this
title. The hearing examiner shall have the powerto stay the enforcement of any order issued
by the building and/or fire prevention department unless the code official certifies that a
stay of the order or denial would, in the opinion of the code official, cause imminent peril to
life or property. A stay shall not constitute hearing examiner approval, shall be personal to
the appellant and not transferable, and shall be subject to the terms and conditions imposed
by the hearing examiner. Any determination or order of the building and/or fire department
shall be presumed to be correct until evidence is introduced that would support a contrary
determination.
5.Whenever the owner or legally responsible person of an alleged unsafe building,
structure, utility or other condition does not agree with the order from the code official
and/or fire marshal as to the correction to be made, he shall have the right to appeal to the
hearing examiner within 10 days from the date of said order. In his appeal, the appellant
shall state how he proposes to make the unsafe building, structure, utility or other condition
safe and the hearing examiner may require the appellant to submit detailed engineering
analysis or recommendations, accompanied by plans and specifications prepared by a state
licensed architect or registered professional engineer, as prescribed in this adopted code.
The hearing examiner, in hearing such appeals, may require substantiating data concerning
the removal or other remedial steps to be taken to render the unsafe building, structure,
utility or other condition safe. In any matter in which an order or notice relating to an unsafe
building, structure, utility or other condition is appealed, the building and/or fire department
may certify to the hearing examiner that the unsafe building, structure, utility or other
condition could become an imminent hazard, in which case the hearing examiner shall
schedule a hearing within five business days to hear said appeal.
C.Burden of Proof.
1.The appellant bears the burden of proof in any proceeding before the hearing
examiner. If there is insufficient evidence of compliance with any of the provisions of this
code or evidence that any material or construction does not conform to the requirements of
this code, the appeal from the decision of the code official shall be denied.
19-69
(Revised )
19.80.023
2.The hearing examiner may continue any proceeding in order to permit the appellant
to provide proof of compliance through tests conducted in accordance with general engi-
neering practice and best scientific evidence. Such tests shall be made by the appellant and
at no expense to the jurisdiction. Test methods shall be as specified by the applicable
building code or by other recognized testing standards. If there are not recognized and
accepted test methods for the proposed alternate, testing methods shall utilize generally
accepted engineering practice and best scientific method. Reports of such tests shall be
retained and made a part of record of the proceedings.
D.Decision of the Hearing Examiner.
1.The hearing examiner shall render formal written decisions within 10 days of the
date of the hearing. Every decision of the hearing examiner shall be based upon findings of
fact and every finding of fact shall be supported in the record of its proceedings. A mere
finding or recitation of the enumerated conditions unaccompanied by findings of specific
facts shall not be deemed findings of fact and shall not be deemed compliance with the
code. The code official shall take immediate action in accordance with the decision of the
hearingexaminer.
2.Copies of the decision shall be forwarded to the appellant, a copy shall be placed in
the appeal file and copies shall be made available to any person as a matter of public
information. Decisions shall be filed with the building or fire department as a matter of pub-
lic record.
3.In the exercise of the powers described above, the hearing examiner may reverse or
affirm, wholly or in part, or may modify the order, requirements, decision or determination
appealed from the hearing examiner, may impose conditions or requirements as deemed
necessary and may hold cases in abeyance until proper information needed by the hearing
examiner is supplied. \[Ord. 3926 §1 (Exh. A), 2013; Ord. 3651 §1, 2007\].
19.80.023
Alternate to board of appeals.
Repealed by Ord. 3926.\[Ord. 3740 §1, 2009\].
19.80.025
Appeals from decisions of the hearing examiner.
A.The filing of a land use petition for review shall not stay proceedings upon the
decision appealed but the court may grant a stay in accordance with the Land Use Petition
Act.
B.All decisions of the hearing examiner are appealable by Land Use Petition Act to
Snohomish County superior court. \[Ord. 3926 §1 (Exh. A), 2013; Ord. 3651 §1, 2007\].
19.80.030
Snohomish County regional board of appeals.
Repealed by Ord. 3926.\[Ord. 3651 §1, 2007\].
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(Revised )
Edmonds Community Development Code19.85.000
Chapter 19.85
PENALTIES
Sections:
19.85.000Applicability.
19.85.000
Applicability.
The provisions of all adopted codes within this title shall be subject to penalties as
described herein.
It is unlawful for any person, firm, corporation or other organization to erect, construct,
enlarge, alter, repair, move, improve, remove, convert or demolish, equip, use, occupy or
maintain any building or structure in the city, or cause the same to be done, contrary to or in
violation of any of the provisions of this chapter. Any person, firm, corporation or other
organization violating any of the provisions of this title as adopted herein, or other provision
of this chapter, shall be guilty of a misdemeanor, and shall be deemed guilty of a separate
offense for each and every day or portion thereof during which any violation of any of the
provisions of this title herein is committed, continued or permitted, and upon the conviction
thereof of such violation, and each violation thereof such person, firm, corporation or other
organization, and the officers, directors and managers thereof shall be punishable as set
forth in ECC 5.50.020 and Chapter 20.110 ECDC.
Nothing herein shall be interpreted to limit the discretion of the city to seek any other
available civil, statutory or common law remedies. \[Ord. 3926 §1 (Exh. A), 2013; Ord.
3651 §1, 2007\].
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(Revised )
19.90.000
Chapter 19.90
LIMITATION OF BENEFITED AND PROTECTED CLASSES
Sections:
19.90.000Limitation of benefited and protected classes.
19.90.000
Limitation of benefited and protected classes.
The building and supplemental codes adopted by this title are for the purpose of pro-
viding for and promoting the health, safety and welfare of the general public. Nothing in
this title shall be interpretedto create or otherwise establish any particular class or group of
persons who will or would be especially protected or benefited by the adoption of any code
in this title. \[Ord. 3926 §1 (Exh. A), 2013; Ord. 3651 §1, 2007\].
19-72
(Revised )
Edmonds Community Development Code19.95.010
Chapter 19.95
CONVERSION CONDOMINIUMS
Sections:
19.95.010Definitions.
19.95.020Relocation assistance.
19.95.030Violations.
19.95.040Civil penalty.
19.95.050Enforcement.
19.95.010
Definitions.
The following words and phrases used in this chapter shall have the meaning set forth in
this section:
A.“Condominium” means real property, portions of which are designated for separate
ownership and the remainder of which is designated for common ownership solely by the
owners of those portions. Real property is not a condominium unless the undivided interests
in the common elements are vested in the unit owners, and unless a declaration and a survey
map and plans have been recorded pursuant to this chapter.
B.“Conversion condominium” means a condominium (1) that at any time before creation
of the condominium was lawfully occupied wholly or partially by a tenant or subtenant for
residential purposes pursuant to a rental agreement, oral or written, express or implied, for
which the tenant or subtenant had not received the notice described in subsection (2) of this
definition; or (2) that, at any time within 12 months before the conveyance of, or acceptance
of an agreement to convey, any unit therein other than to a declarant or any affiliate of a
declarant, was lawfully occupied wholly orpartially by a residential tenant of a declarant or
an affiliate of a declarant and such tenant was not notified in writing, prior to lawfully
occupying a unit or executing a rental agreement, whichever event first occurs, that the unit
was part of a condominium and subject to sale. “Conversion condominium” shall not
include a condominium in which, before the effective date of the ordinance codified herein,
any unit therein had been conveyed or been made subject to an agreement to convey to any
transfereeother than a declarant or an affiliate of a declarant.
C.“Declarant” means any person who:
1.Executes as declarant the document, however denominated, that creates a condo-
minium by setting forth the information required by RCW 64.34.216 and any amendments
to that document; or
2.Reserves any special declarant right in the declaration; or
3.Exercises special declarant rights or to whom special declarant rights are trans-
ferred; or
4.Is the owner of a fee interest in the real property which is subjectedto the declara-
tion at the time of the recording of an instrument pursuant to RCW 64.34.316 and who
directly or through one or more affiliates is materially involved in the construction, mar-
keting, or sale of units in the condominium created by the recording of the instrument; or
5.Undertakes to convert, sell, or offer for sale units in a conversion condominium.
D.“Director” means the development services director or his designee.
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(Revised )
19.95.020
E.“Notice of conversion” means the 90-day notice pursuant to RCW 64.34.440(1)
required to be given by the declarant or his agent to residential tenants and subtenants in
possession of a portion of a conversion condominium.
F.“Person” means a natural person, corporation, partnership, limited partnership, trust,
association, or other legal entity.
G.“Tenant” or “subtenant” means any person who occupies and has a leasehold interest
in a rental unit under a lawful rental agreement, whether oral or written, express or implied.
H.“Unit” means a physical portion of the condominium designed for separate ownership,
the boundaries of which are described pursuant to RCW 64.34.216(1)(d). \[Ord. 3926 §1
(Exh. A), 2013; Ord. 3651 §1, 2007\].
19.95.020
Relocation assistance.
A.Declarant shall pay relocation assistance of $500.00 perunit to tenants and subtenants
who elect not to purchase a unit and who are in lawful occupancy for residential purposes of
a unit, and whose monthly household income from all sources, on the date of the notice of
conversion, was less than an amount equalto 80 percent of the monthly median income for
comparably sized households in the Seattle-Everett Standard Metropolitan Statistical Area,
as defined and established by the United States Department of Housing and Urban
Development.
B.The household size ofa unit shall be based on the number of natural persons actually
in lawful occupancy of the unit on the date of the notice of conversion.
C.The tenant or subtenant actually in lawful occupancy of the unit shall be entitled to the
relocation assistance.
D.Relocation assistance shall be paid on or before the date the tenant or subtenant
vacates and shall be in addition to any damage deposit or other compensation or refund to
which the tenant is otherwise entitled. Unpaid rent or other amounts owed by the tenant or
subtenant to the landlord may be offset against the relocation assistance.
E.Rights of tenants and subtenants set forth in the notice of conversion pursuant to RCW
64.34.440(1) must set forth tenants’ and subtenants’ right to relocation assistance as pro-
vided in this section. \[Ord. 3926 §1 (Exh. A), 2013; Ord. 3651 §1, 2007\].
19.95.030
Violations.
It shall be a violation of this chapter for a declarant to fail or refuse to comply with the
provisions of this chapter. Each tenant and subtenantwho is subjected to a violation of the
provisions of this chapter shall constitute a separate violation. Each day of violation shall
constitute a separate violation. \[Ord. 3926 §1 (Exh. A), 2013; Ord. 3651 §1, 2007\].
19.95.040
Civil penalty.
Any person who fails or refuses to comply with the provisions or requirements of this
chapter shall be subject to a civil penalty in the amount of $100.00 per violation per day
from the date that the violation is first committed until the declarant complies with the
requirements of this chapter. \[Ord. 3926 §1 (Exh. A), 2013; Ord. 3651 §1, 2007\].
19-74
(Revised )
Edmonds Community Development Code19.95.050
19.95.050
Enforcement.
A.Tenants and subtenants subjected to violations of the provisions of this chapter, or
their agents, may file a complaint with the director. The director is authorized and directed
to receive complaints and conduct such investigations as are deemed necessary such as
contacting declarants and seeking explanation for apparent violations.
B.Whenever it is determined that there has been a violation ofthis chapter, the director is
authorized to pursue, at the director’s discretion, enforcement of the code pursuant to the
provisions of Chapter 20.110 ECDC. \[Ord. 3926 §1 (Exh. A), 2013; Ord. 3651 §1, 2007\].
19-75
(Revised )