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Edmonds City Code Supplement 67SUPPLEMENT DIRECTIONS
EDMONDS COMMUNITY Updated by:
DEVELOPMENT CODE
Dated:
Supplement No. 67 — May 2018
New, reprinted pages included with this supplement are listed by title and page number in the
right-hand column below. The left-hand column lists obsolete material that should be removed from
the code. Follow the instruction columns in sequence: remove and replace pages as necessary.
When completed, insert these directions in a convenient place near the front of the code book. For
future reference, the person making these changes may also date and initial this page.
This supplement includes ordinances from Ordinance 3893 and 4082 through 4112, passed May
15, 2018. Reference the disclaimer on the following webpage to determine whether the online code
is more current than the print version: http://www.codepublishing.com/WA/edmonds/
Remove these pages Insert these pages
Table of Contents
1-2 ................................................................ 1-2
Table of Revised Pages
Title 18
Title 19
Title 20
Title 21
1 — 5................................................................ 1 — 5
29 — 30........................................................ 29 30
34.3 — 34.4............................................ 34.3 — 34.4
41 — 42.2.................................................. 41 — 42.2
33 — 40..................................................... 33 40.2
12.4o — 12.4p....................................
12.4o — 12.4p
12.5 — 12.8............................................
12.5 — 12.8
62.1 — 62.2............................................
62.1 — 62.2
13 — 14.2.................................................. 13 — 14.2
(Revised 5/18)
Remove these pages Insert these pages
Title 22
1920........................................................ 19-20
23 24........................................................ 23 — 24
Title 23
55 60..................................................... 55 —60.2
Ordinance Table
9............................................................................ 9
Interim and Moratorium Ordinance Table
1............................................................................ 1
Index
2.1 6............................................................. 3-6
Please call Code Publishing Company (206-527-6831) should questions
arise while removing and replacing supplement pages.
(Revised 5/18)
TABLE OF CONTENTS
Preface
Table of Revised Pages
Title 15
Land Use Plans and Policies
15.00
Preface and Fees.......................................................................................3
15.05
Comprehensive Plan - Adoption..............................................................7
15.10 -
15.30
Repealed....................................................................................................8
15.35 -
15.39
Repealed....................................................................................................9
15.40
Comprehensive Street Plan.......................................................................9
15.45
Repealed..................................................................................................10
15.50
Comprehensive Sidewalk Plan...............................................................10
Title 16
Zone Districts
16.00
Zone Districts - Preface and Purpose.......................................................3
16.10
Residential Zones - Purposes...................................................................4
16.20
RS - Single -Family Residential................................................................4
16.30
RM - Multiple Residential.....................................................................11
16.40
Business and Commercial Zones - Purposes.........................................13
16.43
BD - Downtown Business......................................................................14
16.45
BN - Neighborhood Business..............................................................16.7
16.50
BC - Community Business..................................................................16.9
16.53
BP - Planned Business......................................................................16.13
16.55
CW - Commercial Waterfront...........................................................16.16
16.60
CG - General Commercial Zone............................................................17
16.62
MU - Medical Use Zone........................................................................19
16.65
OS - Open Space....................................................................................21
16.70
MR - Marine Resource...........................................................................22
16.75
MP - Master Plan Hillside Mixed -Use Zone.......................................22.1
16.77
OR - Office-Residential......................................................................22.5
16.80
P - Public Use.........................................................................................23
16.100
Firdale Village Mixed -Use Zoning Criteria............................................25
16.110
WMU - Westgate Mixed -Use Zone District..........................................33
Title 17
General Zone Regulations
17.00
Administration..........................................................................................3
17.05
Reasonable Accommodations Process......................................................5
17.10
Bonds........................................................................................................7
17.20
Temporary Homeless Encampment..........................................................8
17.30
Fences....................................................................................................8.5
17.35
Animals.....................................................................................................9
Contents-1 (Revised 5/18)
17.40
Nonconforming Uses, Buildings, Signs and Lots...................................10
17.50
Off -Street Parking Regulations............................................................10.6
17.60
Property Performance Standards............................................................16
17.65
Limited Outdoor Display of Merchandise............................................18a
17.70
Temporary Uses....................................................................................18b
17.75
Outdoor Dining.....................................................................................18d
17.80
Planter Area Maintenance....................................................................18.1
17.90
Recycling Collection Facilities............................................................18.2
17.95
Commute Trip Reduction.......................................................................20
17.100
Community Facilities..............................................................................31
17.105
Emergency Temporary Indoor Shelter...................................................36
17.110
Recreational Marijuana...........................................................................38
Title 18
Public Works Requirements
18.00
General Requirements...............................................................................3
18.05
Utility Wires.............................................................................................5
18.10
Sewers.......................................................................................................
8
18.20
Septic Tanks............................................................................................10
18.30
Stormwater Management........................................................................11
18.40
Grading and Retaining Walls...............................................................24.1
18.45
Land Clearing and Tree Cutting Code.................................................24.3
18.50
Official Street Map.................................................................................31
18.60
Right -of -Way Construction Permits....................................................32.1
18.70
Street Use and Encroachment Permits.................................................32.2
18.80
Streets and Driveways.........................................................................34.2
18.82
Repealed...............................................................................................36.1
18.85
Street Trees.............................................................................................37
18.90
Sidewalks................................................................................................39
18.95
Parking Lot Construction........................................................................41
Title 19
Building Codes
19.00
Building Code...........................................................................................3
19.05
Residential Building Code.....................................................................
15
19.10
Building Permits - Earth Subsidence and Landslide Hazard Areas ......
17
19.15
Mechanical Code and Fuel Gas Code ....................................................
32
19.20
Plumbing Code......................................................................................
33
19.25
Fire Code................................................................................................
34
19.30
Energy Code.......................................................................................
40.2
19.35
International Swimming Pool and Spa Code .........................................
41
19.40
International Property Maintenance Code .............................................
41
19.45
International Code Council Performance Code .....................................
42
19.50
International Existing Building Code ....................................................
43
19.55
Electrical Code.......................................................................................
44
(Revised 5/18) Contents-2
Edmonds Community Development Code Table of Revised Pages
TABLE OF REVISED PAGES
The following table is included in this code as a guide for determining whether the code volume properly
reflects the latest printing of each page. This table will be updated with the printing of each supplement.
Through usage and supplementation, pages in looseleaf publications can be inserted and removed in error
when pages are replaced on a page -for -page substitution basis.
The "Page" column lists all page numbers in sequence. The "Revised Date" column reflects the latest
revision date (e.g., "(Revised 8/96)") and printing of pages in the up-to-date volume. A "-'indicates that the
page has not been revised since the 1996 republication. This table reflects all changes to the code through
Ordinance 4112, passed May 15, 2018.
Page Revised Date
Preface................................................................... 1 /08
Table of Contents
1,2 ......................................................................... 5/18
3,4 ....................................................................... 11/17
5........................................................................... 11/17
Title 15
1...........................................................................
11/00
3, 4/6....................................................................
12/96
7,8 .......................................................................
10115
9,10 .....................................................................
11/00
Title 16
1...........................................................................
11/17
3,4 .........................................................................
3/15
5,6 .........................................................................
3/15
7,8 .........................................................................
8/11
9,10 .......................................................................
7/09
11,12 .....................................................................
3/15
13,14 .....................................................................
2/14
15,16 .....................................................................
2/14
16a, 16b.................................................................
2/14
16c, 16d.................................................................
2/14
16.1, 16.2...............................................................
7/13
16.3, 16.4...............................................................
7/13
16.5, 16.6.............................................................
10/13
16.7, 16.8.............................................................
10/13
16.9, 16.10.............................................................
2/14
16.11, 16.12...........................................................
2/14
16.13, 16.14...........................................................
2/14
16.15, 16.16...........................................................
7/13
17,18 ...................................................................
11/17
18.1, 18.2.............................................................
11/17
18.3, 18.4.............................................................
11/17
18.5, 18.6.............................................................
11/17
18.7, 18.8.............................................................
11/17
18.9, 18.10...........................................................
11/17
19,20 .....................................................................
8/03
21,22 .....................................................................
1/97
22.1, 22.2...............................................................
8/02
22.3, 22.4...............................................................
7/09
Page Revised Date
22.5, 22.6...............................................................
3/07
23,24 ...................................................................
11/08
25,26 .....................................................................
1/10
27,28 .....................................................................
1/10
29,30 .....................................................................
1/10
31,32 .....................................................................
1/10
33,34 .....................................................................
5115
35,36 .....................................................................
5115
Title 17
1.............................................................................
4/17
3,4 ............................................................................
-
5, 6.........................................................................
3/06
7,8 .........................................................................
1/11
8.1, 8.2...................................................................
1/11
8.3, 8.4...................................................................
1/11
8.5, 8.6...................................................................
1/11
9,10 .......................................................................
3/15
10.1, 10.2...............................................................
3/15
10.3, 10.4...............................................................
6/14
10.4a, 10.4b...........................................................
6/14
10.5, 10.6...............................................................
1/10
1,12 ................................................................... 11/08
3,14 .....................................................................
7/09
15,16 .....................................................................
2/16
17,18 .....................................................................
2/16
18a, 18b.................................................................
1/11
18c, 18d.................................................................
7/12
18e, 18f..................................................................
7/12
18.1, 18.2...............................................................
8/00
19,20 .....................................................................
4/17
21,22 .....................................................................
4/17
23,24 .....................................................................
4/17
25,26 .....................................................................
4/17
27,28 .....................................................................
4/17
29,30 .....................................................................
4/17
31,32 .....................................................................
1/11
33, 34.....................................................................
5101
35, 36.....................................................................
1/11
37,38 .....................................................................
6/14
39...........................................................................
6/14
Revisions-1 (Revised 5/18)
Table of Revised Pages
Page Revised Date
Title 18
1............................................................................
4/17
3,4 ........................................................................
5/18
4.1, 4.2.................................................................
11/17
4.2a, 4.2b..............................................................
11/17
4.3, 4.4..................................................................
1/12
5,6 .........................................................................
8/11
7,8 .........................................................................
8/11
8.1, 8.2..................................................................
5110
9,10 ..........................................................................
-
11, 12....................................................................
4/17
13,14 ....................................................................
4/17
15,16 ....................................................................
4/17
17,18 ....................................................................
4/17
19,20 ....................................................................
4/17
21,22 ....................................................................
4/17
23,24 ....................................................................
4/17
24a, 24b.................................................................
4/17
24c, 24d.................................................................
4/17
24e, 24f.................................................................
4/17
24g, 24h................................................................
4/17
24i, 24j..................................................................
4/17
24.1, 24.2..............................................................
5110
24.3, 24.4..............................................................
5110
25,26 ....................................................................
7/07
27,28 ....................................................................
7/09
29,30 ....................................................................
5/18
30.1, 30.2...............................................................
1/11
31,32 ....................................................................
7/09
32.1, 32.2..............................................................
5110
32.3, 32.4..............................................................
5110
33,34 ....................................................................
5110
34.1, 34.2...............................................................
8/11
34.3, 34.4..............................................................
5/18
35,36 ....................................................................
5110
36.1, 36.2.............................................................
11/16
37,38 ....................................................................
5110
39,40 ....................................................................
5110
41,42 ....................................................................
5/18
42.1, 42.2..............................................................
5/18
43,44 ....................................................................
6/06
Title 19
1............................................................................
5/18
3,4 ........................................................................
5/18
5,6 ........................................................................
5/18
7,8 ........................................................................
5/18
9,10 ......................................................................
5/18
11,12 ....................................................................
5/18
12.1, 12.2..............................................................
5/18
13,14 ...................................................................
11/16
15,16 ...................................................................
11/16
17,18 ...................................................................
11/16
19,20 ...................................................................
11/16
Page Revised Date
21,22 ...................................................................
11/16
23,24 ...................................................................
11/16
25,26 ...................................................................
11/16
27,28 ...................................................................
11/16
29,30 ...................................................................
11/16
31,32 ...................................................................
11/16
33,34 .....................................................................
5/18
35,36 .....................................................................
5/18
37,38 .....................................................................
5/18
39,40 .....................................................................
5/18
40.1, 40.2...............................................................
5/18
41,42 ...................................................................
11/16
43,44 ...................................................................
11/16
45,46 ...................................................................
11/16
47,48 ...................................................................
11/16
49,50 ...................................................................
11/16
51,52 ...................................................................
11/16
53,54 ...................................................................
11/16
55,56 ...................................................................
11/16
57,58 ...................................................................
11/16
Title 20
1,2 ....................................................................... 11/17
3,4 .........................................................................
1/11
5,6 .........................................................................
6/16
7,8 ....................................................................... 11/17
8.1, 8.2...................................................................
6/16
9,10 ..................................................................... 10115
10.1, 10.2............................................................. 10115
11,12 .....................................................................
4/17
12a, 12b.................................................................
6/16
12.1, 12.2...............................................................
1/11
12.3, 12.4...............................................................
1/11
12.4a, 12.4b...........................................................
1/11
12.4c, 12.4d...........................................................
1/11
12.4e, 12.4f............................................................
1/11
12.4g, 12.4h...........................................................
5115
12.4i, 12.4j.............................................................
1/11
12.4k, 12.41............................................................
5115
12.41(1), 12.41(2)...................................................
1/11
12.4m, 12.4n..........................................................
7/09
12.4o, 12.4p...........................................................
5/18
12.4q, 12.4r............................................................
1/11
12.4s, 12.4t............................................................
1/11
12.4u, 12.4v...........................................................
7/09
12.5, 12.6...............................................................
5/18
12.7, 12.8...............................................................
5/18
13,14 .....................................................................
1/11
15, 16.....................................................................
1/11
17, 18.....................................................................
1/11
19,20 .....................................................................
1/11
21,22 .....................................................................
1/11
23, 24/42................................................................
1/11
43,44 .....................................................................
3/06
(Revised 5/18) Revisions-2
Edmonds Community Development Code
Table of Revised Pages
Page Revised Date
45,46 ..................................................................... 3/06
47,48 .....................................................................
7/09
49,50 .....................................................................
1/11
51,52 .....................................................................
7/12
52.1, 52.2...............................................................
7/12
53,54 .....................................................................
2/13
54.1, 54.2...............................................................
2/13
55,56 .....................................................................
7/09
57,58 ...................................................................
12/03
59,60 .....................................................................
5/18
60.1, 60.2...............................................................
1/11
61,62 ...................................................................
12/03
62.1, 62.2...............................................................
5/18
62.3, 62.4.............................................................
12/03
62.5, 62.6...............................................................
1/11
62.7, 62.8...............................................................
9/06
62.9, 62.10.............................................................
9/06
62.1Oa, 62.1Ob.......................................................
9/06
62.11, 62.12...........................................................
5/02
63,64 .....................................................................
6/14
65,66 .....................................................................
6/14
67,68 .....................................................................
6/14
68.1, 68.2...............................................................
6/14
68.3, 68.4...............................................................
6/14
68.5, 68.6...............................................................
6/14
68.7, 68.8...............................................................
6/14
68.9, 68.10.............................................................
6/14
69,70 ...................................................................
11/17
71,72 .....................................................................
4/17
72.1, 72.2...............................................................
4/17
72.3, 72.4...............................................................
4/17
72.5, 72.6...............................................................
4/17
72.7, 72.8...............................................................
4/17
72.9, 72.10...........................................................
11/17
72.11, 72.12.........................................................
11/17
72.13, 72.14...........................................................
4/17
72.15, 72.16...........................................................
4/17
73,74 .....................................................................
7/13
75,76 ...................................................................
11/17
77,78 .....................................................................
5/18
78.1, 78.2...............................................................
5/18
79,80 ...................................................................
11/17
81,82 ...................................................................
11/17
83,84 ...................................................................
11/17
85,86 ...................................................................
11/17
86a, 86b...............................................................
11/17
86c, 86d...............................................................
11/17
86.1, 86.2...............................................................
3/15
87,88 .....................................................................
1/11
89,90 .....................................................................
1/11
91, 92/100..............................................................
7/09
101,102 .................................................................
1/11
103.........................................................................
1/11
Page Revised Date
Title 21
1.............................................................................
3/15
3,4 .........................................................................
6/14
5,6 .........................................................................
2/13
7,8 .........................................................................
2/16
8.1, 8.2...................................................................
8/03
9,10 .....................................................................
11/17
10.1, 10.2.............................................................
11/17
11,12 .....................................................................
8/11
12.1, 12.2...............................................................
6/16
13,14 .....................................................................
5/18
14.1, 14.2...............................................................
5/18
15,16 .....................................................................
8/11
17,18 ...................................................................
10/13
19,20 ...................................................................
10/13
20.1, 20.2...............................................................
7/13
20.3, 20.4...............................................................
2/09
21,22 ...................................................................
11/17
23,24 .....................................................................
8/11
Title 22
1.............................................................................
5115
3,4 .........................................................................
7/13
5,6 .........................................................................
7/13
7,8 .........................................................................
7/13
8.1, 8.2...................................................................
7/13
9,10 .......................................................................
1/10
11,12 .....................................................................
1/10
13,14 .....................................................................
1/10
15, 16.....................................................................
1/10
17, 18.....................................................................
1/10
19,20 .....................................................................
5/18
21,22 .....................................................................
1/10
23,24 .....................................................................
5/18
25,26 .....................................................................
5115
27,28 .....................................................................
5115
29,30 .....................................................................
5115
31,32 .....................................................................
5115
33,34 .....................................................................
5115
35,36 .....................................................................
5115
37,38 .....................................................................
5115
39,40 .....................................................................
5115
41,42 .....................................................................
5115
43,44 .....................................................................
5115
45,46 .....................................................................
5115
47,48 .....................................................................
5115
49,50 .....................................................................
5115
51,52 .....................................................................
5115
53,54 .....................................................................
5115
55...........................................................................
5115
Title 23
1........................................................................... 11/17
3, 4/40.................................................................. 11/17
41,42 ..................................................................... 6/16
Revisions-3 (Revised 5/18)
Table of Revised Pages
Page Revised Date Page Revised Date
43,44 ....................................................................
6/16
45,46 ....................................................................
6/16
47,48 ....................................................................
6/16
49,50 ....................................................................
6/16
51,52 ....................................................................
6/16
53,54 ....................................................................
6/16
55,56 ....................................................................
5/18
57,58 ....................................................................
5/18
59,60 ....................................................................
5/18
60.1, 60.2..............................................................
5/18
61,62 ....................................................................
6/16
63,64 ....................................................................
6/16
65,66 ....................................................................
6/16
67,68 ....................................................................
6/16
69,70 ....................................................................
6/16
71,72 ....................................................................
6/16
73,74 ....................................................................
6/16
75,76 ....................................................................
6/16
77,78 ....................................................................
6/16
79,80 ....................................................................
6/16
81,82 ....................................................................
6/16
83,84 ....................................................................
6/16
85, 86....................................................................
6/16
87, 88....................................................................
6/16
89,90 ....................................................................
6/16
91,92 ....................................................................
6/16
93,94 ....................................................................
6/16
95,96 ....................................................................
6/16
97,98 ....................................................................
6/16
99, 100..................................................................
6/16
101, 102................................................................
6/16
103, 104................................................................
6/16
105, 106................................................................
6/16
Title 24
1...........................................................................
11/17
3,4 .......................................................................
11/17
5,6 .......................................................................
11/17
7,8 .......................................................................
11/17
9, 10.....................................................................
11/17
11, 12...................................................................
11/17
13, 14...................................................................
11/17
15, 16...................................................................
11/17
17, 18...................................................................
11/17
19,20 ...................................................................
11/17
21,22 ...................................................................
11/17
23,24 ...................................................................
11/17
25,26 ...................................................................
11/17
27,28 ...................................................................
11/17
29,30 ...................................................................
11/17
31,32 ...................................................................
11/17
33,34 ...................................................................
11/17
35, 36...................................................................
11/17
37, 38...................................................................
11/17
39,40 ...................................................................
11/17
41,42 ...................................................................
11/17
43,44 ...................................................................
11/17
45,46 ...................................................................
11/17
47,48 ...................................................................
11/17
49,50 ...................................................................
11/17
51,52 ...................................................................
11/17
53,54 ...................................................................
11/17
55, 56...................................................................
11/17
57, 58...................................................................
11/17
59,60 ...................................................................
11/17
61,62 ...................................................................
11/17
63,64 ...................................................................
11/17
65,66 ...................................................................
11/17
67,68 ...................................................................
11/17
69,70 ...................................................................
11/17
71,72 ...................................................................
11/17
73,74 ...................................................................
11/17
75,76 ...................................................................
11/17
77,78 ...................................................................
11/17
79, 80...................................................................
11/17
81,82 ...................................................................
11/17
83, 84...................................................................
11/17
85, 86...................................................................
11/17
87, 88...................................................................
11/17
89,90 ...................................................................
11/17
91,92 ...................................................................
11/17
93,94 ...................................................................
11/17
95,96 ...................................................................
11/17
97,98 ...................................................................
11/17
99, 100.................................................................
11/17
101, 102...............................................................
11/17
103, 104...............................................................
11/17
105, 106...............................................................
11/17
107, 108...............................................................
11/17
109.......................................................................
11/17
Ordinance Table
1,2 .......................................................................
11/17
3,4 .......................................................................
11/17
4.1, 4.2.................................................................
11/17
5,6 .......................................................................
11/16
7,8 .......................................................................
11/17
9.............................................................................
5/18
Interim and Moratorium Ordinance Table
........................................................................... 5/18
Index
1,2 .........................................................................
2/16
3,4 .........................................................................
5/18
5,6 .........................................................................
5/18
6.1, 6.2...................................................................
6/16
7,8 .......................................................................
11 / 16
9, 10.......................................................................
4/17
(Revised 5/18) Revisions-4
Edmonds Community Development Code
Page Revised Date
11,12 ..................................................................... 4/17
13,14 ...................................................................
11/17
15,16 ...................................................................
11/17
17,18 ...................................................................
11/17
19,20 ...................................................................
11/17
21,22 ...................................................................
11/17
23,24 ...................................................................
11/17
25,26 ...................................................................
11/17
27.........................................................................
11/17
Table of Revised Pages
Revisions-5 (Revised 5/18)
Edmonds Community Development Code
18.00.020
Chapter 18.00
GENERAL REQUIREMENTS
Sections:
18.00.000
Scope.
18.00.010
Application.
18.00.020
Review.
18.00.030
Inspection.
18.00.040
Regulations.
18.00.050
Apprentice requirements.
18.00.060
Responsible bidder criteria.
18.00.000 Scope.
This chapter establishes review procedure
for all permits or approvals required by this
title.
18.00.010 Application.
A. Forms and Fees. The public works
department shall provide application forms.
Application fees and other fees shall be as set
in Chapter 15.00 ECDC.
B. Required Information. The applicant
shall provide the following information:
1. Applicant's name and address;
2. Owner's name, address and written
consent if the applicant is not the owner;
3. The location, by address and legal
description, of the site;
4. A site plan, to scale, showing existing
and proposed structures, improvements and
affected streets, utilities, vegetation, LID ele-
ments, etc.;
5. The applicant shall clearly specify on
the plans, in a separate written statement, how
the proposed development meets the require-
ments of this title;
6. Further information required by the
portion of the community development code
that governs the type of application;
7. Further information required by gen-
eral rules adopted by the public works director
and information required by the public works
director to properly review an individual appli-
cation;
8. A release of the city from all damages
arising from any action or inaction of the city
based on false, misleading or incomplete infor-
mation furnished by the applicant;
9. Permission to city staff to inspect the
property involved to determine whether the
application should be approved.
C. Decision. The public works director or
his designee shall decide whether to approve,
conditionally approve, or deny the application,
based on staff analysis and comments from
other departments. The decision shall be in
writing, and unless another appeal procedure is
specifically identified in the provisions of this
title, shall be appealable to the hearing exam-
iner pursuant to Chapter 20.06 ECDC as a
Type II decision. Notice of the hearing shall be
provided to the applicant and/or appellant and
any other party who has requested notice in
writing or provided written notice during the
application process. Such notice shall be pro-
vided in writing at least five (5) business days
prior to the hearing. No application may be
approved that conflicts with any portion of the
Community Development Code unless that
portion is specifically subject to waiver or
variance. [Ord. 4085 § 5 (Exh. A), 2017; Ord.
3788 § 1, 2010].
18.00.020 Review.
A. Other Departments. The public works
director shall promptly send copies of the
application to each department which has
requested copies of the type of application that
has been filed, and to other departments which
may have an interest in the individual applica-
tion.
B. Staff Analysis. The staff may use a sum-
mary form or checklist to review application,
with written conclusions as to whether the pro-
posal meets the standards and criteria of the
community development code.
C. Decision. The public works director or
his designee shall decide whether to approve,
conditionally approve, or deny the application,
based on staff analysis and comments from
other departments. The decision shall be in
18-3 (Revised 5/18)
18.00.030
writing and, unless another appeal procedure is
specifically identified in the provisions of this
title, shall be appealable to the hearing exam-
iner pursuant to Chapter 20.06 ECDC as a
Type II decision. Notice of the hearing shall be
provided to the applicant and/or appellant and
any other party who has requested notice in
writing or provided written notice during the
application process. Such notice shall be pro-
vided in writing at least five business days
prior to the hearing. No application may be
approved that conflicts with any portion of the
community development code, unless that por-
tion is specifically subject to waiver or vari-
ance.
D. Optional Conditions of Approval. The
public works director may condition an
approval upon any or all of the following, in
addition to any other reasonable condition nec-
essary to protect the public health, safety and
welfare, or necessary to carry out a purpose or
provision of this code:
1. A performance bond, or similar secu-
rity, to ensure the satisfactory completion of
the permitted work in accordance with city
standards, the city time schedule, and any
other conditions of the permit;
2. An agreement or bond to indemnify
and hold the city free and harmless from any
and all claims, actions or damages of any kind
or description which result in any way from the
approved work. This agreement may be
required to be recorded as a covenant running
with the affected property;
3. Submission of detailed "as built"
plans upon completion of construction;
4. Posting of a maintenance bond for a
specific period of time.
E. Required Conditions of Approval.
1. All work shall be accomplished in
accordance with general standards and criteria
adopted by the public works director.
2. All work shall be accomplished in
accordance with the plans and specifications
approved for an individual project by the pub-
lic works director.
3. The applicant shall furnish proof of a
valid general contractor's license, or a spe-
cialty license to do the kind of work permitted,
issued by the state of Washington, and proof of
general liability insurance in effect, unless the
owner of a site is to do the work on that site in
which case the public works director may
waive the same depending on such factors as
project size, risk and such other objective fac-
tors as the director finds pertinent.
4. An expiration date for the permit,
which the director may extend upon written
request showing satisfactory reasons. [Ord.
3788 § 1, 2010; Ord. 3736 § 24, 2009].
18.00.030 Inspection.
A. Authority. The public works director
may enter any site to inspect any work autho-
rized by a permit under this chapter.
B. Notification. The owner or contractor
holding the permit shall notify the public
works director at least 24 hours in advance of
starting any work, or resuming any work in a
public place.
C. Covering Work. No work that is to be
covered or enclosed shall be covered or
enclosed until the public works director has
approved the installation. The director may
require that any work covered be uncovered, or
tested by a recognized independent testing lab-
oratory (at the expense of the permittee) to
ensure that the work has been accomplished in
accordance with the permit.
D. Correction. If the public works director
finds that any work does not comply with this
code, he shall notify in writing the owner of the
site, or the permittee, of the deficiency, and of
the period of time in which the work must be
corrected. If the work is not corrected within
the set time, the director may have the work
done and assess the direct cost plus cost of
administration against the property as a lien.
18.00.040 Regulations.
The public works director may establish
reasonable rules and regulations for all work
covered by this title, including all aspects of
(Revised 5/18) 18-4
Edmonds Community Development Code
18.45.070
F. The city may require and/or allow the
applicant to relocate or replace trees, provide
interim erosion control, hydroseed exposed
slopes, or use other similar methods which
would comply with the intent of this chapter.
G. No land clearing and tree cutting shall be
conducted in a wetland, except for the installa-
tion of roads and utilities where no feasible
alternative exists and the work is done pursu-
ant to an approved development plan.
H. When tree cutting or land clearing will
occur pursuant to a building permit, protection
measures should apply for all trees which are
to be retained in areas immediately subject to
construction. The requirements listed may be
modified individually or severally by the city
if the developer demonstrates them to be inap-
plicable to the specific on -site conditions or if
the intent of the regulations will be imple-
mented by another means with the same result.
Where the drip line of a tree overlaps a con-
struction line, this shall be indicated on the sur-
vey and the following tree protection measures
shall be employed:
1. The applicant may not fill, excavate,
stack or store any equipment, or compact the
earth in any way within the area defined by the
drip line of any tree to be retained.
2. The applicant shall erect and maintain
rope barriers on the drip line or place bales of
hay to protect roots. In addition, the applicant
shall provide supervision whenever equipment
or trucks are moving near trees.
3. If the grade level adjoining a retaining
tree is to be raised or lowered, the applicant
shall construct a dry rock wall or rock well
around the tree. The diameter of this wall or
well must be equal to the tree's drip line.
4. The applicant may not install ground -
level impervious surface material within the
area defined by the drip line of any tree to be
retained.
5. The grade level around any tree to be
retained may not be lowered within the greater
of the following areas: (a) the area defined by
the drip line of the tree, or (b) an area around
the tree equal to one foot in diameter for each
one inch of tree caliper.
6. The applicant may prune branches
and roots and water as horticulturally appro-
priate for any trees and ground cover which are
to be retained.
The planning division manager or his/her
designee may approve the use of alternative
tree protection techniques if those techniques
provide an equal or greater degree of protec-
tion than the techniques listed above. [Ord.
4085 § 6 (Exh. A), 2017; Ord. 3646 § 1, 2007].
18.45.055 Notice.
Notice to surrounding property owners shall
be provided pursuant to ECDC 20.03.002,
informing them of the application for a clear-
ing permit. [Ord. 3817 § 8, 2010; Ord. 3736
§ 27, 2009; Ord. 3646 § 1, 2007].
18.45.060 Appeals.
Any person aggrieved by the decision of the
staff regarding a clearing permit may appeal
such decision to the hearing examiner within
10 working days of the date of the decision.
The appeal shall comply with the provisions of
Chapter 20.06 ECDC. [Ord. 3736 § 28, 2009;
Ord. 3646 § 1, 2007].
18.45.065 Bonding.
The applicant shall post a performance bond
in the amount covering the installation of tem-
porary erosion control measures and the clear-
ing work to be done on the property and the
cost of any proposed revegetation. [Ord. 3646
§ 1, 2007].
18.45.070 Violations and penalties.
A. A violation of any of the provisions of
this chapter shall constitute a misdemeanor
and shall be punishable as provided in Chapter
5.50 ECC. Each and every day or portion
thereof during which any violation of any of
the provisions of this chapter is committed or
permitted to continue shall constitute a sepa-
rate offense.
B. Any person found to be in violation of
the provisions of this chapter shall be subject
to a civil penalty in an amount not to exceed
$1,000 penalty for a tree of up to three inches
18-29 (Revised 5/18)
18.45.075
and $3,000 for a tree three inches or more. This
civil penalty may be in addition to any crimi-
nal, civil, or injunctive remedy available to the
city. The planning division manager shall uti-
lize the procedures outlined in Chapter 20.110
ECDC in order to notify an individual of vio-
lation; provided, however, that the same shall
commence with a notice of civil violation as
provided in ECDC 20.110.040(B) and be sub-
ject to an appeal as provided in ECDC
20.110.040(C).
C. The fines established in subsection (B)
of this section shall be tripled for clearing
which occurs within any critical area or critical
area buffer, in any earth subsidence or land-
slide hazard area, any native growth protection
easement, in any area which is designated for
transfer or dedication to public use upon final
approval of a subdivision, planned residential
development or other development permit or
for clearing which occurs on any portion of
public property or within any portion of the
public right-of-way. [Ord. 3828 § 1, 2010;
Ord. 3788 § 8, 2010; Ord. 3646 § 1, 2007; Ord.
3507 § 3, 2004].
18.45.075 Public and private redress.
A. Any person who violates any provision
of this chapter or of a permit issued pursuant
hereto shall be liable for all damages to public
or private property arising from such violation,
including the cost of restoring the affected area
to its original condition prior to such violation
and the payment of any levied fine.
1. Restoration shall include the replace-
ment of all ground cover with a species similar
to those which were removed or other
approved species such that the biological and
habitat values will be substantially replaced;
and
2. For each tree removed, replacement
planting of up to three trees of the same species
in the immediate vicinity of the tree(s) which
was removed so long as adequate growing
space is provided for such species. The
replacement trees shall be of sufficient caliper
to adequately replace the lost tree(s). Replace-
ment trees shall be a minimum of three inches
in caliper and shall be replaced at the direction
of the planning division manager.
B. In order that replanted species shall have
an opportunity to adequately root and establish
themselves prior to disturbance by any future
development, no permit shall be issued nor
final approval given to any project until such
time as all planting required to mitigate illegal
activity has been fully implemented in accor-
dance with an approved landscaping plan, and
an adequate rooting period has expired. The
plan shall meet the performance standards
established in ECDC 18.45.050. The phrase
"adequate rooting period" is defined for the
purposes of this section as a period of one cal-
endar year from the date of planting; provided,
however, that a developer or other impacted
party may apply to the architectural design
board for the establishment of a different root-
ing period. The architectural design board
shall establish such period which may be lon-
ger or shorter than one calendar year based
upon the species of the plants involved, the
particular point in the growing cycle at which
the application is reviewed, and the planting
schedule. The architectural design board shall
establish a rooting period based upon the best
scientific and biological evidence available as
necessary to reasonably ensure the establish-
ment of the plantings. In no event shall a root-
ing period be established as a penalty.
C. Restoration shall also include installa-
tion and maintenance of interim and emer-
gency erosion control measures until such time
as the restored ground cover and trees reach
sufficient maturation to function in compli-
ance via performance standards identified in
ECDC 18.45.050. [Ord. 3646 § 1, 2007; Ord.
2804 § 1, 1990].
(Revised 5/18) 18-30
Edmonds Community Development Code
18.80.020
Table of Street Standards (Continued)
Number
Minimum
of Lots
R.O.W.*
Pavement
Curbs Dead End
Zone
or Units
Width
Width
Gutters Reqrmts
RS-8, 6
5-9
30'
20'
Yes2 "
RM, B, C
5-9
30'
22'
Yes2 "
RS-20
10 —15
40'
22'
Yes2 cul/sac
RS-12
10 —15
40'
22'
Yes3 "
RS-8, 6
10 —15
40'
22'
Yes3 "
RM, B, C
10 —15
40'
22'
Yes3 "
All
16+
Dependent
Yes3 "
on Design
* Or easement; additional width shall be required in accordance with
the provisions of the city's official street map and/or sidewalk plan un-
der the city's comprehensive plan.
Notes:
1 Asphaltic concrete if needed for drainage (thickened edge or curbs).
2 Asphaltic concrete (thickened edge or curbs).
3 Portland cement concrete (vertical or rolled).
4 If the fire chief and public works director can demonstrate that the
fire fighting or rescue operations may be impaired by limited road-
way width, the right-of-way width and paving requirements for a
street or access easement may be increased and/or additional paved
or graveled shoulders required. Both such decisions shall be staff de-
cisions rendered and appealable as if they were Type II decisions in
accordance with Chapter 20.06 ECDC.
5 Paving of rights -of -way or easements by the city for the sole purpose
of stormwater control and water quality is exempt from the pave-
ment width requirements of this table.
All streets and access easements must be
paved to a minimum width of 16 feet unless
otherwise provided herein and developed in
accordance with the city of Edmonds' street
standards, on file in the city engineer's office.
This paving requirement does not pertain to
alleys as defined in ECDC 21.05.025.
The right-of-way and paving requirements
will apply to any property upon subdivision or
for multi -family or commercial purposes. They
shall not be required for the development of a
single residential (RS-single-family) lot on an
existing street or access easement unless devel-
opment impacts are required to be mitigated as
a condition of SEPA approval or of issuance of
a variance, conditional use permit, or other
grant of permit requiring compliance with the
provisions of the Edmonds Comprehensive
Plan. [Ord. 3736 § 30, 2009; Ord. 3594 § 1,
2006; Ord. 2713, 1989; Ord. 2528, 1985].
18.80.015 Complete streets.
A. The city of Edmonds will plan for,
design and construct all new transportation
projects to provide appropriate accommoda-
tion for pedestrians, bicyclists, transit users
and persons of all abilities. Complete streets
principles will be incorporated into city plans,
rules, regulations and programs as appropriate.
B. Exceptions. Facilities for pedestrians,
bicyclists, transit users and/or people of all
abilities are not required to be provided:
1. Where their establishment would be
contrary to public health and safety;
2. Where there is no identified need (as
established in city plans and future travel
demand models);
3. For ordinary maintenance activities
designed to keep assets in serviceable condi-
tion (e.g., striping, cleaning, sweeping, spot
repair and surface treatments such as preserva-
tion paving);
4. Where the cost would be dispropor-
tionate to the current need or probable future
uses;
5. In instances where a documented
exception is granted by the public works direc-
tor; or
6. Where implementing complete streets
principles in a small project would create a
very short section of improvements with prob-
lematic transitions on either end or that are
unlikely to be followed by similar improve-
ments at either end resulting in little progress
on implementing complete streets principles.
[Ord. 3842 § 1, 2011].
18.80.020 Plans and specifications.
A. Required. A plan and profile of the pro-
posed street, showing the following data, shall
be submitted to the public works director for
approval before construction or the issuance of
a building permit for any structure within a
subdivision and before construction or issu-
ance of a building permit for any commercial
or multiple residential building.
18-34.3 (Revised 5/18)
18.80.030
B. Plan.
1. Street alignment in stations of 100-
foot intervals;
2. Bearings on street center line;
3. Curve data on all horizontal curves;
4. Right-of-way lines and widths for
proposed streets and side streets;
5. All topography within the right-of-
way limits including all utilities;
6. Names of all streets and adjoining
subdivisions;
7. Typical roadway section of proposed
street;
8. Existing and proposed drainage struc-
tures (provide RIM and invert elevations),
stormwater features, and easements;
9. Suggested map scale 1" = 100' or F _
50'.
C. Profile.
1. Original ground line;
2. Stationing intervals of 100 feet;
3. Control elevation on border of sheet;
4. Grade line showing percents and ver-
tical curves;
5. Indicate datum used and all bench
marks;
6. Profile scale shall be vertical F = 10'
or 1' = 5'; horizontal 1" = 100' or 1' = 50'. [Ord.
4085 § 7 (Exh. A), 2017].
18.80.030 Storm drainage.
Adequate provision shall be made for storm
drainage. The minimum standards for drainage
shall be as approved or directed by the public
works director.
18.80.040 Surfacing and base
preparation.
Street surfacing and base preparation shall
be in accordance with standards adopted by the
public works director.
18.80.050 Utilities.
Locations for utilities shall be shown on the
engineer's drawing provided for in this chap-
ter. The public works director may authorize
deviations in the case of special circumstances
due to topographical configurations, existing
and proposed development or other engineer-
ing considerations. Mains and service connec-
tions to all lots shall be completed prior to
placing or replacing any surfacing materials.
The construction of underground utilities shall
conform to the Standard Specifications for
Municipal Public Works Construction adopted
by this chapter.
18.80.060 Driveway and curb cut
requirements.
A. Permit Required. No person shall begin
work on the construction alteration, repair or
removal of any driveway or the paving of any
parking strip on any or adjacent to any street,
alley or other public place in the city, without
first obtaining a permit from the public works
director. Fees shall be as set forth in Chapter
15.00 ECDC.
B. Location.
1. No driveway shall be so located as to
create a hazard to pedestrians, bicyclists or
motorists or invite or compel illegal or unsafe
traffic movements.
2. Unless otherwise approved by the
public works director, all driveways including
the returns shall be confined within lines per-
pendicular to the curb line and passing through
the property corners.
(Revised 5/18) 18-34.4
Edmonds Community Development Code
18.95.020
Chapter 18.95
PARKING LOT CONSTRUCTION
Sections:
18.95.000
Permit required.
18.95.010
Application.
18.95.020
Requirements.
18.95.030
Tandem parking prohibited.
18.95.000 Permit required.
No person shall construct, modify and/or
expand a parking lot without first obtaining
approval from the city engineer and a building
permit. Except for parking areas intended for
not more than four vehicles and accessory to a
single-family dwelling, all plans and specifica-
tions must first be approved by the architec-
tural design board before a permit may be
issued. [Ord. 2428 § 1, 1984].
18.95.010 Application.
A. Filing. An application shall be filed with
the building official, along with the plans for
the building or use which the parking lot will
serve. In the event that the parking lot is not
being constructed for use in conjunction with a
building, a site plan shall be submitted which
shows any and all existing buildings on the lot
on which the parking lot is to be constructed as
well as all structures within 15 feet of the
boundary line of the lot.
B. Required Information. The plan shall be
drawn on a scale of 1" = 20' and shall include
the following:
1. North point and scale;
2. All adjacent streets, alleys, sidewalks
and curbs;
3. Existing trees over one foot diameter,
in or near the parking lot;
4. Entire ownership of lot or parcel
being developed;
5. The outline of all existing and pro-
posed structures;
6. Dimensions and height of building in
number of stories or feet and total floor area,
existing and proposed;
7. Completely dimensioned parking lay-
outs, clearly showing all spaces;
8. Existing and proposed land contours;
9. Provisions for drainage control. [Ord.
2471, 1984; Ord. 2428 § 2, 1984].
18.95.020 Requirements.
A. Dimensions.
1. Cars. The applicant must provide an
aggregate parking area of sufficient size to
provide all the required parking spaces at the
full width dimensions. If the applicant satisfies
this condition, the applicant has the following
two choices for meeting the minimum stan-
dards for off-street parking dimensions within
this aggregate area: a) all at full width method,
or b) mixture of full width/reduced width
method.
a. All at Full Width Method. The full
width parking space shall be eight and one-half
feet in width and 16-1/2 feet in length. Mini-
mum standards for off-street parking space
dimensions shall not be less than as shown on
Figure 18-1, Minimum Parking Lot Require-
ments for One- and Two -Way Traffic.
b. Mixture of Full Width and
Reduced Width Method.
(1) The applicant must be able to
demonstrate that sufficient parking area is
available to provide all required parking
spaces at the full width dimensions as defined
in subsection (b)(2) below.
(2) Full Width Parking Stall Size.
The full width parking space shall be eight and
one-half feet in width and 16-1/2 feet in length.
Minimum standards for off-street parking
space dimensions shall not be less than as
shown on Figure 18-1, Minimum Parking Lot
Requirements for One- and Two -Way Traffic.
(3) If the conditions of subsec-
tions (b)(1) and (b)(2) above have been satis-
fied, and the applicant selects this methodol-
ogy, a maximum of fifty percent of the total
provided parking spaces may be sized at
reduced width per the parking space dimen-
sions specified in subsection (b)(4) below.
18-41 (Revised 5/18)
18.95.030
(4) Reduced Width Parking Stall
Size. The reduced width parking space shall be
eight feet in width and 16-1/2 feet in length.
Minimum standards for off-street parking
space dimensions shall not be less than as
shown on Figure 18-1, Minimum Parking Lot
Requirements for One- and Two -Way Traffic.
2. Trucks. Parking areas for vehicles
with a gross vehicle weight exceeding 8,000
pounds shall be designed to meet sound, com-
monly accepted specifications necessary for
parking such vehicles as designated by the city
engineer.
B. Control Devices. Hard -surfaced parking
lots shall use painted stripes to designate
spaces. Gravel parking lots shall use durable
raised rails and wheelstops and signs to desig-
nate spaces. Pedestrian walks in parking lots
shall be protected by curbs or raised rails.
C. Pavement. Parking lots shall be hard -
surfaced. The city engineer may allow gravel
parking lots for temporary parking lots, or
where parking is primarily long term. Drive-
way approaches for gravel parking lots shall be
hard -surfaced from the edge of the existing
street a distance of 20 feet or to the edge of the
property line, whichever is greater.
D. Grades. Maximum parking slopes shall
be six percent; minimum slope shall be one
percent. The city engineer may waive the max-
imum slope requirement, up to a maximum of
14 percent, if the applicant can demonstrate
that an increase in the slope maximum will not
result in conditions that may pose a hazard or
otherwise endanger the public's health, safety
or welfare.
1. The city engineer shall consider the
following criteria, where applicable, in
reviewing an application for waiver:
a. The waiver request is not made for
the sole purpose of circumventing other
requirements of the community development
code, general convenience, or to reduce rou-
tine construction cost compared to similar
projects.
b. Site conditions or other city
requirements necessitate the request. Site con-
ditions may include but are not limited to the
protection of streams, trees and vegetation;
addressing storm drainage and ground water
concerns; minimizing impacts on adjacent
properties; and avoidance of excessive grading
or retaining walls.
c. Mitigating safety measures as pro-
posed or required by the city engineer can be
included in the design and realistically con-
structed as designed.
d. The public welfare will be
enhanced. Examples include the enhancement
of the aesthetic environment, reduction in
potential pollutants, noise, dust or odor, public
convenience, and/or the general safety of the
public during construction.
e. Utilization of existing parking lots
with similar profiles to the proposed lots can
be shown to operate safely and efficiently.
f. The request complies with barrier
free design standards and other handicap
related laws, requirements and standards.
g. The waiver decision would not be
otherwise detrimental to the city.
2. If a waiver is granted, the city engi-
neer will place in the appropriate city file a
signed, written statement of findings, reasons
and conditions for authorizing the waiver of
the parking slip requirement.
3. Driveways and aisles shall conform to
the standards of ECDC 18.80.060. [Ord. 4085
§ 8 (Exh. A), 2017; Ord. 3585 § 1, 2006; Ord.
3121 § 1, 1996; Ord. 2737 § 1, 1989; Ord.
2428 § 3, 1984].
18.95.030 Tandem parking prohibited.
Any required off-street parking space,
whether by the requirements of ECDC Title 18
or any other provision of the code, shall be
individually accessible. Tandem or stacked
parking may not be utilized to provide any
required parking space; except that tandem
parking may be permitted in the following
instances:
(Revised 5/18) 18-42
Edmonds Community Development Code
18.95.030
A. Where an applicant proposes to provide
additional parking spaces for the benefit of vis-
itors and residents in addition to those required
by the code, the staff may approve the use of
tandem or stacked parking where such tandem
parking will not block or impede access to any
required space, or present a safety hazard. In
no event shall tandem or stacked parking be
permitted where its use would increase the per-
mitted density of development.
B. On a single-family (RS-zoned) lot, one
tandem space may be provided in order to meet
the minimum required parking on the property.
C. An application to provide additional
parking spaces as set forth above shall be pro-
cessed in accordance with the provisions of
ECDC 18.00.020. [Ord. 3788 § 14, 2010; Ord.
3344 § 1, 2001; Ord. 2794 § 1, 1990].
18-42.1 (Revised 5/18)
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(Revised 5/18) 18-42.2
Title 19
BUILDING CODES
Chapters:
19.00
Building Code........................................................................................
3
19.05
Residential Building Code.....................................................................
15
19.10
Building Permits — Earth Subsidence and Landslide Hazard Areas ......
17
19.15
Mechanical Code and Fuel Gas Code ....................................................
32
19.20
Plumbing Code......................................................................................
33
19.25
Fire Code................................................................................................
34
19.30
Energy Code....................................................................................... 40.2
19.35
International Swimming Pool and Spa Code .........................................
41
19.40
International Property Maintenance Code .............................................
41
19.45
International Code Council Performance Code .....................................
42
19.50
International Existing Building Code ....................................................
43
19.55
Electrical Code.......................................................................................
44
19.60
Moving Buildings..................................................................................
45
19.65
Marinas..................................................................................................
47
19.70
Fees........................................................................................................
49
19.75
Street Names and Address Numbering ..................................................
50
19.80
Appeals..................................................................................................
52
19.85
Penalties.................................................................................................
56
19.90
Limitation of Benefited and Protected Classes ......................................
56
19.95
Conversion Condominiums...................................................................
57
19-1 (Revised 5/18)
Edmonds Community Development Code
19.00.010
Chapter 19.00
BUILDING CODE
Sections:
19.00.000
Purpose.
19.00.005
Referenced codes.
19.00.010
Conflict between codes.
19.00.015
Administrative provisions.
19.00.020
International Building Code
adopted.
19.00.025
International Building Code
section amendments.
19.00.030
Architectural design review —
Optional vesting.
19.00.040
Excluding 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 con-
trolling 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 pur-
pose or intent to create or designate any partic-
ular class or group of persons to be especially
protected or benefited, nor is it intended to cre-
ate any special relationship with any individ-
ual. [Ord. 4029 § 1 (Att. A), 2016; 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 fol-
lows:
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.
J. "International Property Maintenance
Code" shall mean the property maintenance
code as adopted and amended in this title.
K. "International Code Council Perfor-
mance Code" shall mean the performance code
as adopted and amended in this title.
L. "International Swimming Pool and Spa
Code" shall mean the swimming pool and spa
code as adopted and amended in this title.
[Ord. 4029 § 1 (Att. A), 2016; 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. 4029
§ 1 (Att. A), 2016; Ord. 3926 § 1 (Exh. A),
2013; Ord. 3796 § 1, 2010].
19-3 (Revised 5/18)
19.00.015
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 administra-
tive 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. 4029 § 1 (Att. A), 2016; Ord. 3926
§ 1 (Exh. A), 2013; Ord. 3796 § 1, 2010].
19.00.020 International Building Code
adopted.
The International Building Code (IBC),
2015 Edition, 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 Appen-
dix Chapters E, G, H, I and J. [Ord. 4029 § 1
(Att. A), 2016; 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 nec-
essary notices or orders to ensure
compliance with this code. The build-
ing official is also authorized to use
Chapter 20.110 ECDC for code com-
pliance in addition to the remedies pro-
vided for in this code.
to Chapter 19.70 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 re-
leased until the building official deter-
mines 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 Founda-
tion 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 Sec-
tion 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 de-
bris of any kind may be placed or main-
tained on street right-of-way (including
alleys) without a permit issued pursu-
ant to Chapter 18.60 or 18.70 of the
Edmonds Community Development
Code.
B. Section 105.1.1, Annual Permit, is 4. Repair of any damage to, and resto-
deleted. ration of, any public property to sub-
C. Section 105.1.1, Demolition Permits, is stantially original conditions, i.e., alley,
added and shall read: street, sidewalk, landscaping, water,
sewer, storm and other utilities, rocker -
Before the partial or complete demoli- ies, retaining walls, etc, in accordance
tion of any building or structure (interior with this code and the City's engineer -
or exterior), a demolition permit shall ing requirements.
be obtained from the building official.
The permit fee is established pursuant
(Revised 5/18) 19-4
Edmonds Community Development Code
19.00.025
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. "Struc-
tural fill" is defined as any fill placed be-
low structures, including slabs, where
the fill soils need to support loads with-
out unacceptable deflections or shear-
ing. Structural fill shall be clean and
free draining, placed above unyielding
native site soils and compacted to a
minimum of 90 percent modified proc-
tor, 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 per-
mit, 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 stan-
dards per ECDC Title 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 Ti-
tle 23 or limited or prohibited by the
provisions of Chapter 19.10 ECDC:
1. Building (general):
(a) One (1) story detached accessory
structures used as tool and storage
sheds, playhouses and similar uses;
provided the floor area (including the
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 parti-
tions not over five (5) feet nine (9) inch-
es 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:
I. Supporting a surcharge; or
11. Impounding Class I, 11, III -A liquids;
or
111. Subject to the provisions of Chapter
23.50 ECDC or Chapter 23.80 ECDC.
(e) Rockeries. Construction of rocker-
ies is limited 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 exceed two
(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 fin-
ish work.
(i) Temporary motion picture, televi-
sion and theater stage sets and scen-
ery.
0) Shade cloth structures constructed
for nursery or agricultural purposes.
19-5 (Revised 5/18)
19.00.025
(k) Prefabricated swimming pools ac-
cessory to an occupancy in which the
pool walls are entirely above the adja-
cent grade and the capacity does not
exceed 5,000 gallons. Hot tubs and
spas less than 5,000 gallons, com-
pletely supported by the ground.
(1) Grading less than fifty (50) cubic
yards (placed, removed or moved
within any 365-day period) unless sub-
ject to the provisions of Chapter 23.50
ECDC or Chapter 23.80 ECDC.
(m) Repair of appliances which do not
alter original approval, certification,
listing or code.
(n) Replacement or adding new insula-
tion with no drywall removal or place-
ment.
(o) Replacement or repair of existing
gutters or downspouts.
(p) The following types of signs are ex-
empt 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 store-
front 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 tem-
porary signs as described in ECDC
20.60.080,
A. Signs erected by the transportation
authorities, and temporary seasonal
and holiday displays.
2. Mechanical:
(a) Portable heating, ventilation, cool-
ing, cooking or clothes drying appli-
ances.
(b) Replacement of any part that does
not alter approval of equipment or
make such equipment unsafe.
(c) Portable fuel cell appliances that
are not connected to a fixed piping sys-
tem and are not interconnected to a
power grid.
(d) Steam, hot or chilled water piping
within any heating or cooling equip-
ment regulated by this code.
(e) Portable evaporative cooler.
(f) Self-contained refrigeration sys-
tems 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, wa-
ter, soil, waste or vent pipe, provided
that the replacement of defective ma-
terial shall be done with new material
and a permit obtained and inspection
made.
(b) Reinstallation or replacement of
approved prefabricated plumbing fix-
tures that do not involve or require the
replacement or rearrangement of
valves or pipes.
(Revised 5/18) 19-6
Edmonds Community Development Code
19.00.025
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 (including the
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 stor-
age 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 ex-
terior 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 provi-
sions shall not apply.
(f) Replacement or repair of existing
windows or doors provided; no alter-
ation of structural members is re-
quired, the replacement would not
require installation of safety glazing,
the installation does not involve re-
quired 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 interme-
diate 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) inch-
es above grade at any point and do not
serve the exit door required by IRC
Section R311.4.
Q) 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, clay or cement
tiles, or where the existing roof has two
or more applications of any type of
roofing.
F. Section 105.3.2, Time limitation of per-
mit application, is amended to read:
1. Applications, for which no permit is
issued within 180 days following the
date of application, shall expire by lim-
itation, and plans and other data sub-
mitted 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 with-
in this section. In order to renew action
on an expired application, the appli-
cant shall submit a new application, re-
vised 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 follow-
ing conditions exist:
19-7 (Revised 5/18)
19.00.025
(a) Compliance with the State Environ-
mental Policy Act is in progress; or
(b) Any other City review is in prog-
ress; provided, the applicant has sub-
mitted a complete response to City
requests or the Building Official deter-
mines that unique or unusual circum-
stances exist that warrant additional
time for such response and the Build-
ing Official determines that the review
is proceeding in a timely manner to-
ward final City decision; or
(c) Litigation against the City or appli-
cant is in progress, the outcome of
which may affect the validity or the pro-
visions of any permit issued pursuant
to such application.
G. Section 105.3.3, Fully complete applica-
tion, is added and reads:
In accordance with the provisions of
RCW 19.27.031 and 19.27.074, an ap-
plicant'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 ordi-
nances and the IBC and is substantial-
ly complete in all respects. It is
anticipated that minor changes or revi-
sions may be required and are fre-
quently made in the course of any
building application review process,
and such minor revisions or changes
shall not keep an application from be-
ing deemed complete if a good faith at-
tempt has been made to submit a
substantially complete application con-
taining all required components.
Where required, the application and
supporting documents shall be
stamped and/or certified by the appro-
priate engineering, surveying or other
professional consultants. A fully com-
plete building permit application shall
be accompanied by all required intake
fees, including but not limited to plan
review fees required under the provi-
sions of this chapter and code.
H. Section 105.3.4, Concurrent review, is
added and reads:
An applicant may submit an applica-
tion for building permit approval and
request plan review services concur-
rently with, or at any time following, the
submittal of a complete application for
any necessary or required discretion-
ary permit approval or discretionary
hearing; provided, that any building
permit application submitted concur-
rently with an application for discre-
tionary permit or approvals shall not be
considered complete unless the appli-
cant 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 neces-
sary or required discretionary permit or
approvals. The applicant shall solely
bear the risk of building permit submit-
tal 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 discretion-
ary permit or approval, the applicant
shall be solely responsible for any and
all costs which result therefrom, includ-
ing 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.
(Revised 5/18) 19-8
Edmonds Community Development Code
19.00.025
L Section 105.5, Permit expiration and
extension, is amended to read:
1. Every permit issued under ECDC Ti-
tle 19 shall expire by limitation 360
days after issuance, except as provid-
ed in ECDC 19.00.0251(2).
2. The following permits shall expire by
limitation, 180 days after issuance and
may not be extended, unless they are
associated with a primary building per-
mit 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 place-
ment permits;
Grading, excavation and fill permits;
Water service line permits;
Plumbing permits;
Gas piping permits;
Deck and dock permits;
Fence permits;
Re -roof permits;
Retaining wall permits;
Swimming pool, hot tub and spa per-
mits;
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. Pro-
vided there has been at least one (1)
required progress inspection conduct-
ed by the city building inspector prior to
the extension, the permit shall be ex-
tended. Permit fees shall be charged
at a rate of one quarter the original
building permit fee to extend the per-
mit.
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 con-
ducted by the city building inspector af-
ter the previous 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 issu-
ance, 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 Build-
ing codes. Whenever an appeal is filed
and a necessary development approv-
al 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 re-
quests for permit extension where he
determines that modifications or
amendments to the applicable zoning
and Building codes have occurred
19-9 (Revised 5/18)
19.00.025
since the original issuance of the per-
mit and/or modifications or amend-
ments would significantly promote
public health and safety if applied to
the project through the issuance of a
new permit.
J. Repealed by Ord. 3926.
K. Section 107.3.3, Phased approval, is
amended to read:
1. The building official may issue par-
tial permits for phased construction as
part of a development before the entire
plans and specifications for the whole
building or structure have been ap-
proved 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 concur-
rent approval is granted by the plan-
ning manager, city engineer and fire
marshal, when applicable. No phased
approval permit shall be issued unless
approved civil plans detailing the con-
struction of all site improvements in-
cluding, but not limited to: curbs,
gutters, sidewalks, paved streets, wa-
ter lines, sewer lines, and storm drain-
age have been signed as approved by
the city engineer.
3. With such phased approval, a per-
formance bond shall be posted with
the city pursuant to Chapter 17.10 EC -
DC, to cover the estimated cost of con-
struction to city standards for the
improvements.
L. Section 110.3.3, Lowest floor elevation,
is amended to read:
In flood hazard areas, upon placement
of the lowest floor, including the base-
ment, and prior to further vertical con-
struction, the elevation certification
required in Section 1612.5 shall be
submitted to the building official. Prior
to final inspection approval, the build-
ing official shall require an elevation
certificate based on finished construc-
tion prepared and sealed by a State li-
censed land surveyor.
M. Section 113, Board of Appeals, is
deleted and replaced by Chapter 19.80 ECDC.
N. 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 clearly visible and leg-
ible 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.
O. Section 903.2 is amended to read:
Where Required. Approved automatic
fire sprinkler systems in new buildings
and structures shall be provided in the
locations described in Sections
903.2.1 through 903.2.13.
P. Section 903.2.13 is added.
Automatic fire sprinkler systems shall
be provided as required by ECDC
19.25.035A.
(Revised 5/18) 19-10
Edmonds Community Development Code
19.00.025
Q. Section 903.3.7 is amended to read:
Fire department connections shall be
installed in accordance with Section
912 and ECDC 19.25.035B.
R. Section 907.2 is amended to read:
Where required — new buildings and
structures. An approved fire alarm sys-
tem installed in accordance with this
code and NFPA 72 shall be provided in
new buildings and structures in accor-
dance with Sections 907.2.1 through
907.2.24 and provide occupant notifi-
cation in accordance with Section
907.5, unless other requirements are
provided by another section of this
code.
S. Section 907.2.24 is added.
Fire alarm and detection system shall
be provided as required by ECDC
19.25.035C.
T. Section 1612.1.1, Residential Structures,
is added and reads:
Construction or reconstruction of resi-
dential structures is prohibited within
designated floodways, except for (i) re-
pairs, reconstruction, or improvements
to a structure which do not increase
the ground floor area; 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 dam-
age occurred. Any project for improve-
ment 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 from the 50 percent calcula-
tion.
U. Section 1612.4.1, Lowest Floor Eleva-
tion, is added and reads:
For buildings in all structure categories
located in the Coastal High Hazard Ar-
eas and Coastal A Flood Zones, the el-
evation 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.
V. Section 3108.1.1, Radio, television and
cellular communication related equipment and
devices, is added and reads:
A permit shall be required for the in-
stallation or relocation of commercial
radio, television or cellular tower sup-
port structures including monopoles,
whip antennas, panel antennas, para-
bolic antennas and related accessory
equipment, and accessory equipment
shelters (regardless of size) including
roof mounted equipment shelters.
W. Section 3109.2, Applicability and main-
tenance, is added 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
19-11 (Revised 5/18)
19.00.025
determined to be a hazard to health
and safety and shall be properly miti-
gated to the satisfaction of the building
official.
X. Section 3109.3, 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 struc-
tures.
2. All other accessory buildings and
equipment shall meet the normally re-
quired setbacks for accessory struc-
tures in the zone in which they are
located.
Y. Section 3109.4, Tests and cross -connec-
tion devices, is added and reads:
1. All swimming pool, hot tub and spa
piping shall be inspected and ap-
proved before being covered or con-
cealed.
2. Washington State Department of
Health approved cross connection de-
vices are required to be provided on
potable water systems when used to
fill any swimming pool, hot tub or spa.
Z. Section 3109.5, Wastewater disposal, is
added and reads:
A means of disposal of the total con-
tents of the swimming pool, hot tub or
spa (including partial or periodic emp-
tying) 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 in-
stalled on the main building side sewer
line) shall be provided for draining of
treated water into the city sanitary sew-
er system.
AA. Section 3109.9, Inspection require-
ments, 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 plumb-
ing, sanitary extension and cleanout,
mechanical pool equipment, gas pip-
ing, mechanical enclosure location,
cross connection and final inspection.
2. An initial cross connection control in-
stallation 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 as-
sembly testers upon initial installation
and then annually thereafter. Copies of
all test reports shall be submitted to the
city water division for review and ap-
proval.
BB. Appendix E, Accessibility Require-
ments, is amended by deleting Sections E107,
E108, El10 and El11.
CC. Appendix G, Flood -Resistant Con-
struction, is amended by addition of a new sec-
tion:
Section G301.1(4) Where base flood
elevation data has not been provided
or is not available from another author-
itative source, it shall be generated for
subdivision proposals and other pro-
posed developments which contain at
(Revised 5/18) 19-12
Edmonds Community Development Code
19.00.025
least 50 lots or 5 acres, whichever is
less.
DD. Appendix H, Signs, is amended as fol-
lows:
1. Section 11101.2, 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 ad-
vertise or display any visually commu-
nicated 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 deter-
mines to be a hazard to vehicle or pe-
destrian 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 nui-
sance and shall be subject to immedi-
ate 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
H 110, Roof signs, are deleted. [Ord. 4111 § 2
(Exh. 2), 2018; Ord. 4029 § 1 (Att. A), 2016;
Ord. 4026 § 2 (Att. B), 2016; Ord. 3926 § 1
(Exh. A), 2013; Ord. 3845 § 6, 2011; Ord.
3796 § 1, 2010].
19-12.1 (Revised 5/18)
This page left intentionally blank.
(Revised 5/18) 19-12.2
Edmonds Community Development Code
19.20.010
Chapter 19.20
PLUMBING CODE
Sections:
19.20.000 Uniform Plumbing Code
adopted.
19.20.005 Amendments.
19.20.010 Evidence of potable water.
19.20.000 Uniform Plumbing Code
adopted.
The Uniform Plumbing Code (UPC), 2015
Edition, published by the International Associ-
ation 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, pro-
vided that any provisions that affect fuel gas
piping are not adopted, is hereby adopted.
[Ord. 4029 § 1 (Att. A), 2016; Ord. 3926 § 1
(Exh. A), 2013; Ord. 3796 § 4, 2010].
19.20.005 Amendments.
A. Chapter 1 is not adopted, except as pro-
vided for in ECDC 19.00.015.
B. Chapter 12, Fuel piping, is deleted.
C. Chapter 14, Firestop protection, is
deleted. [Ord. 4029 § 1 (Att. A), 2016; 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 ade-
quate 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 util-
ity, the notification from a duly authorized rep-
resentative 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 other-
wise 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. 4029 § 1 (Att. A), 2016; Ord. 3926 § 1
(Exh. A), 2013; Ord. 3796 § 4, 2010].
19-33 (Revised 5/18)
19.25.000
Chapter 19.25
FIRE CODE
Sections:
19.25.000 International Fire Code adopted
19.25.005 Section amendments.
19.25.010 Department of fire prevention.
19.25.015 Definitions.
19.25.020 Permits.
19.25.025 Charges for fire review and
inspection.
19.25.030 Modifications, interpretations
and appeals.
19.25.035 Fire protection systems.
19.25.036 Dwelling fire sprinkler systems
and connection fees.
19.25.040 Fire protection water supplies.
19.25.045 Charges for water mains and
hydrants.
19.25.050 Mains and service lines.
19.25.055 Location of public hydrants.
19.25.060 Location of private hydrants.
19.25.065 Hydrant specifications.
19.25.070 Penalties.
19.25.000 International Fire Code
adopted.
Under the statutory authority of RCW
19.27.031 and 19.27.074, the International
Fire Code (IFC), 2015 Edition, as published by
the International Code Council including
amendments set forth in Chapter 51-54A
WAC, and subsequently revised by this chap-
ter, is hereby adopted including all referenced
standards, Appendices B, C, I, and L. [Ord.
4111 § I (Exh. 1), 2018; Ord. 4029 § I (Att.
A), 2016; Ord. 3926 § I (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 fol-
lows:
A. Chapter 1 Administration.
1. Section 102.5 Application of Resi-
dential 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. Re-
placed by ECDC 19.25.030.
4. Section 104.10.1 Assistance from
other agencies. Police and other en-
forcement agencies shall have the au-
thority to render necessary assistance
in the investigation of fires and en-
forcement 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. Re-
placed by Chapter 19.80 ECDC.
7. Section 109.4 Violation 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.
C. Chapter 5, Fire Service Features.
Section 503 Fire Apparatus Access
Roads. The following sections are ad-
opted as originally set forth in the IFC
with the exception of 503.2.2:
1. Section 503.1 Where required.
(Revised 5/18) 19-34
Edmonds Community Development Code
19.25.005
2. Section 503.1.1 Buildings and facil-
ities.
3. Section 503.1.2 Additional access.
4. Section 503.1.3 High -piled storage.
5. Section 503.2 Specifications.
6. Section 503.3 Marking.
7. Section 503.4 Obstruction of fire
apparatus access roads.
8. Section 507.5.1.1 is amended to
read: Fire hydrants for sprinkler and
standpipe systems. Buildings
equipped with a Fire Department Con-
nection (FDC) shall have a fire hydrant
within 50 feet or as approved by the
fire code official.
Section 503.2.2 is amended to read:
Authority. The fire code official shall
have the authority to require an in-
crease 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.
D. Chapter 9, Fire Protection Systems
1. Section 903.2 is amended to read:
Where Required. Approved automatic
fire sprinkler systems in new and exist-
ing buildings and structures shall be
provided in the locations listed in sec-
tions 903.2.1 through 903.2.13.
2. Section 903.2.13 is added. Auto-
matic fire sprinkler systems shall be
provided as required by ECDC
19.25.035A.
3. Section 903.3.7 is amended to
read: Fire department connections
shall be installed in accordance with
Section 912 and ECDC 19.25.035B.
4. Section 907.2 is amended to read:
Where required — New and existing
buildings and structures. An approved
fire alarm system installed in accor-
dance with this code and NFPA 72
shall be provided in Sections 907.2.1
through 907.2.24 and provide occu-
pant notification in accordance with
Section 907.5, unless other require-
ments are provided by another section
of this code.
5. Section 907.2.24 is added. Fire
alarm and detection system shall be
provided as required by ECDC
19.25.035C.
E. Chapter 36, Marinas. Replaced in
entirety by Chapter 19.65 ECDC.
F. Chapter 56, Explosives and Fire-
works.
Section 5601.1.3 Fireworks. Replaced
by Chapter 5.27 ECC.
G. Chapter 57 Flammable and Com-
bustible 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 abo-
veground storage tanks are restricted
for the protection of residential districts
and shall be no more than 1,000 gal-
lons capacity in residential zones des-
ignated by the city.
H. Chapter 61 Liquefied Petroleum
Gases.
Section 6104.2 Maximum capacity
within established limits. The maxi-
mum capacity for each installation is
restricted for the protection of residen-
tial districts within the city and shall be
19-35 (Revised 5/18)
19.25.010
no more than 500 gallons water capac-
ity in residential zones designated by
the city.
[Ord. 4111 § 1 (Exh. 1), 2018; Ord. 4029 § 1
(Att. A), 2016; Ord. 3926 § 1 (Exh. A), 2013;
Ord. 3798 § 1, 2010].
19.25.010 Department of fire prevention.
A. There is established in the city a depart-
ment of fire prevention supervised by the fire
marshal or chief of fire prevention acting
under the supervision of the fire chief. The
function of the department shall be the imple-
mentation, 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 rec-
ommend any changes to the code. [Ord. 4111
§ 1 (Exh. 1), 2018; Ord. 4029 § 1 (Att. A),
2016; 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 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. 4111 § 1 (Exh. 1),
2018; Ord. 4029 § 1 (Att. A), 2016; 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.
B. In the event that the activity, location or
risk associated with the activity requires a fire
safety inspection in excess of the time esti-
mated 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.
4111 § 1 (Exh. 1), 2018; Ord. 4029 § 1 (Att.
A), 2016; 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 conduct-
ing the inspection shall be charged. The
administrative services director is authorized
to establish on an annual basis, in conjunction
with or immediately following the budget pro-
cess, a fee for the hourly charge associated
with the provision of services by reasonable
classifications of fire marshal and fire inspec-
tor.
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 not limited
(Revised 5/18) 19-36
Edmonds Community Development Code
19.25.035
to, public amusement licenses issued pursuant
to Chapter 4.32 ECC, cabaret dance licenses
issued pursuant to Chapter 4.48 ECC, adult
entertainment facility licenses issued pursuant
to Chapter 4.52 ECC, business licenses issued
pursuant to Chapter 4.72 ECC, and aircraft
landing licenses issued pursuant to Chapter
4.80 ECC.
C. No charge shall be levied against any
department or agency of the city of Edmonds
operating within the city's general fund. [Ord.
4111 § 1 (Exh. 1), 2018; Ord. 4029 § 1 (Att.
A), 2016; 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 mod-
ifications, including alternative materials and
methods, shall observe the spirit of the code,
preserve fire- 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, ordi-
nances, 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 pro-
visions of the code do not apply or that the true
intent and meaning of the code have been mis-
construed or wrongly interpreted, the applicant
may appeal from the decision of the fire mar-
shal to the hearings examiner. Such appeals
shall be governed by the procedures set forth in
Chapter 19.80 ECDC. [Ord. 4111 § 1 (Exh. 1),
2018; Ord. 4029 § 1 (Att. A), 2016; Ord. 3926
§ 1 (Exh. A), 2013; Ord. 3798 § 1, 2010].
19.25.035 Fire protection systems.
A. Automatic Fire Sprinklers. In addition to
the requirements of Section 903.2, an
approved automatic fire sprinkler system shall
be installed and maintained throughout all
buildings, structures, floors, and suites
described in this section. If conflicts exist
between the IFC and this section, this section
shall prevail. All sprinklers shall be installed
per the applicable NFPA and South County
Fire's (SCF) fire sprinkler standard. For the
purposes of ECDC 19.25.035, spaces sepa-
rated by fire walls, fire barriers, fire partitions
and fire -resistance -rated horizontal assemblies
noted in Chapter 7 IBC shall not be considered
to be separate buildings. Partial area automatic
sprinkler systems are prohibited except where
approved by the fire code official.
1. In every building constructed under
the International Residential Code containing
five or more attached dwelling units. One- and
two-family dwellings located 500 or greater
feet from a public or private hydrant. Residen-
tial or quick response standard sprinkler heads
shall be used in accordance with their
approved listing in the dwelling.
2. In all new buildings and structures
with a fire area of 5,000 or greater square feet,
regardless of type or use.
3. In existing buildings, structures, or
suites that undergo an addition where the new
total fire area is 5,000 square feet or greater.
Exception: One- and two-family dwell-
ings.
4. When required by the International
Existing Building Code (IEBC) for existing
buildings and structures undergoing additions,
alteration, repairs, or changes of occupancy.
The classification of work level shall be deter-
mined by the building and fire code official.
5. In existing buildings, structures, or
suites having an existing automatic fire sprin-
kler system that does not protect all areas,
when the unprotected areas undergo an alter-
ation, repair, modification, or similar improve-
ment requiring a building permit, those
19-37 (Revised 5/18)
19.25.035
unprotected areas shall be provided with pro-
tection as approved by the fire code official.
6. Where required fire access road grade
is 12 percent or greater.
7. When adequate fire protection is not
available for vehicles parked in an open-air
parking garage from fire apparatus at street
level, approved dry standpipes shall be
installed.
B. Fire Department Connection (FDC).
1. FDCs shall be installed remote from
the building, out of the collapse zone, in an
approved location along a public street or fire
apparatus access road and within 50 feet of a
fire hydrant or as approved by the fire code
official.
Exception: In the downtown core, where
a building fronts a public sidewalk, FDCs shall
be on the face of the building.
2. FDCs shall be installed in accordance
with the applicable NFPA and SCF's fire
sprinkler standard.
C. Fire Alarms and Detection Systems. In
addition to the requirements of Section 907.2,
an approved, monitored automatic fire alarm
system shall be installed and maintained
throughout all buildings, structures, floors, and
suites described in this section. If conflicts
exist between the IFC and this section, this
section shall prevail. Fire alarm systems shall
be installed per NFPA 72 and SCF's fire alarm
standard. Partial area fire alarm systems are
prohibited except where approved by the fire
code official.
Exception: Structures regulated by the
International Residential Code.
1. In all new buildings and structures
with a fire area of 3,000 or greater square feet,
regardless of type or use.
2. In existing buildings and structures
that undergo an addition where the new total
fire area is 3,000 square feet or greater.
3. When required by the International
Existing Building Code (IEBC) for existing
buildings and structures undergoing additions,
alterations, repairs or changes of occupancy.
The classification of work level shall be deter-
mined by the building and fire code official.
4. In existing buildings, structures or
suites having an existing fire alarm system that
does not protect all areas, when the building,
structure, or suite undergoes an alteration,
repair, modification, or similar improvement
requiring a building permit, unprotected areas
shall be provided with protection as approved
by the fire code official.
5. In existing buildings, structures,
suites, or areas that undergo additions, alter-
ations, repair or modification that have fire
sprinkler protection and lack a fire alarm sys-
tem.
6. In building or suite provided with a
fire alarm system, fire detection system, or
supervised sprinkler system, but lacks ade-
quate occupant notification appliances,
audio/visual devices shall be installed as
required by NFPA 72 and SCF's fire alarm
standard.
Systems and their components shall be
listed and approved for the purpose for which
they are installed. All new alarm systems shall
be addressable and each device shall have its
own address and shall annunciate individual
addresses to an approved central station.
All means of communication between the
FACP and the central station shall be of a
method approved by the fire code official and
be provided with a minimum of 24 hours'
standby power. Only components that are ser-
viceable by a fire alarm technician shall be part
of the means of communication located on the
protected premises. The fire code official shall
maintain a list of approved communication
means.
Partial area fire alarm and detection systems
are prohibited except where approved by the
fire code official.
D. Systems Out of Service. For the first 48
hours, the owner may provide a competent
adult to serve as a fire watch. After the initial
48 hours, the fire watch must be provided by a
licensed and bonded private security company
until the system is returned to full service. The
(Revised 5/18) 19-38
Edmonds Community Development Code
19.25.045
owner must furnish the fire marshal with the
name and contact information of the compe-
tent adult and/or security company within
eight hours of implementing a fire watch. Fire
watch must be comply with SCF's fire watch
standard. [Ord. 4111 § 1 (Exh. 1), 2018; Ord.
4029 § 1 (Att. A), 2016; 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 Res-
idential Code (IRC), a single water connection
may provide fire protection and domestic ser-
vices through combination water lines utiliz-
ing an integrated fire and plumbing flow -
through piping system described in IRC
Appendix Q (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 gen-
eral facility charges for connection to the pub-
lic 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 the expense of a larger meter, a gen-
eral facility charge attributable to the meter
sized for the domestic service alone, and other
permits and fees, shall remain the responsibil-
ity 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. 4111 § 1 (Exh. 1), 2018; Ord. 4029 § 1
(Att. A), 2016; Ord. 3926 § 1 (Exh. A), 2013;
Ord. 3819 § 3, 2010].
19.25.040 Fire protection water supplies.
All fire hydrant, water main and appurte-
nance 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 subdi-
visions and building permits. [Ord. 4111 § 1
(Exh. 1), 2018; Ord. 4029 § 1 (Att. A), 2016;
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 con-
dition 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 pub-
lic works director is required in order for any
person or entity other than fire department per-
sonnel 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 spe-
cial use demands relating to a particular prop-
erty or development shall be installed at the
developer's or property owner's expense.
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 dedi-
cation of the water facilities pursuant to the
provisions of Chapter 35.91 RCW. [Ord. 4111
§ 1 (Exh. 1), 2018; Ord. 4029 § 1 (Att. A),
19-39 (Revised 5/18)
19.25.050
2016; 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 areas other
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 excep-
tion 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 high-
ways that are substandard as to size or material
according to applicable city standards shall be
replaced with ductile iron water mains con-
forming to applicable city standards and plans.
[Ord. 4111 § 1 (Exh. 1), 2018; Ord. 4029 § 1
(Att. A), 2016; 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 vehi-
cle access routes.
C. In areas zoned for one- and two-family
residential use, public hydrants shall have a
maximum lateral spacing of 600 feet with no
lot or parcel in excess of 300 feet from a fire
hydrant.
D. In areas other than one- and two-family
residential, public fire hydrants shall have a
maximum lateral spacing of 300 feet with no
structure in excess of 150 feet from a fire
hydrant. [Ord. 4111 § 1 (Exh. 1), 2018; Ord.
4029 § 1 (Att. A), 2016; 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 use by 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 one- and two-fam-
ily dwellings that are located so that a portion
is more than 200 feet from a street, as mea-
sured along vehicle access routes, shall have
private fire hydrants located at the building.
One- and two-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 cov-
ered parking and 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 build-
ings.
D. Fire hydrants shall be spaced on average
300 feet around the perimeter line, 50 feet out
of the buildings. All hydrants shall be placed in
locations accessible to fire department vehi-
cles adjacent to fire apparatus access roads.
The fire marshal shall determine the location
of fire hydrants depending on utility, topogra-
phy and building location for maximum fire
protection. [Ord. 4111 § 1 (Exh. 1), 2018; Ord.
4029 § 1 (Att. A), 2016; Ord. 3926 § 1 (Exh.
A), 2013; Ord. 3798 § 1, 2010].
19.25.065 Hydrant specifications.
A. The installation of flush type hydrants
(hydrants entirely below grade) is prohibited.
(Revised 5/18) 19-40
Edmonds Community Development Code
19.25.070
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. Addition-
ally, 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 stan-
dards, 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 disrup-
tion 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 draw-
ings 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 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 than five 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 devel-
opment) or public works department employ-
ees. 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 sam-
pled to meet the requirements of the American
Water Works Association Standard No. C-
502. [Ord. 4111 § 1 (Exh. 1), 2018; Ord. 4029
§ 1 (Att. A), 2016; Ord. 3926 § 1 (Exh. A),
2013; Ord. 3798 § 1, 2010].
19.25.070 Penalties.
A. Any person who violates any of the pro-
visions of the IFC including those standards of
the National Fire Protection Association spe-
cifically 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 viola-
tion 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 per-
mit it to continue; and all such persons shall be
required to correct or remedy such violations
or defects within a reasonable time; and when
19-40.1 (Revised 5/18)
19.30.000
not otherwise specified, each day that prohib-
ited conditions exist or are maintained shall
constitute a separate offense. The application
of the above penalty shall not be held to pre-
vent the enforced removal of prohibited condi-
tions. [Ord. 4111 § 1 (Exh. 1), 2018; Ord. 4029
§ 1 (Att. A), 2016; Ord. 3926 § 1 (Exh. A),
2013; Ord. 3798 § 1, 2010].
Chapter 19.30
ENERGY CODE
Sections:
19.30.000 State Energy Code adopted.
19.30.000 State Energy Code adopted.
The Washington State Energy Code, 2015
Edition, as adopted and amended by the Wash-
ington State Building Code Council in Chapter
5 1 -11 WAC, is hereby adopted. [Ord. 4029 § 1
(Att. A), 2016; Ord. 3926 § 1 (Exh. A), 2013;
Ord. 3796 § 5, 2010].
(Revised 5/18) 19-40.2
Edmonds Community Development Code
20.11.030
the event of ambiguity or conflict, the specific
provisions of the urban design chapter shall
control.
B. Zoning Ordinance. The proposal meets
the bulk and use requirements of the zoning
ordinance, or a variance or modification has
been approved under the terms of this code for
any duration. The finding of the staff that a
proposal meets the bulk and use requirements
of the zoning ordinance shall be given substan-
tial deference and may be overcome only by
clear and convincing evidence. [Ord. 3636 § 2,
2007].
20.11.030 Criteria.
A. Building Design. No one architectural
style is required. The building shall be
designed to comply with the purposes of this
chapter and to avoid conflict with the existing
and planned character of the nearby area. All
elements of building design shall form an inte-
grated development, harmonious in scale, line
and mass. The following are included as ele-
ments of building design:
1. All exterior building components,
including windows, doors, eaves, and para-
pets;
2. Colors, which should avoid excessive
brilliance or brightness except where that
would enhance the character of the area;
3. Mechanical equipment or other utility
hardware on the roof, grounds or buildings
should be screened from view from the street
level;
4. Long, massive, unbroken or monoto-
nous buildings shall be avoided in order to
comply with the purposes of this chapter and
the design objectives of the comprehensive
plan. This criterion is meant to describe the
entire building. All elements of the design of a
building including the massing, building
forms, architectural details and finish materi-
als contribute to whether or not a building is
found to be long, massive, unbroken or monot-
onous.
a. In multifamily (RM) or commer-
cial zones, selections from among the follow-
ing or similar features are appropriate for
dealing with this criterion:
i. Windows with architectural fen-
estration;
ii. Multiple rooflines or forms;
iii. Architecturally detailed en-
tries;
iv. Appropriate landscaping;
v. The use of multiple materials;
5. All signs should conform to the gen-
eral design theme of the development.
B. Site Treatment. The existing character of
the site and the nearby area should be the start-
ing point for the design of the building and all
site treatment. The following are elements of
site treatment:
1. Grading, vegetation removal and
other changes to the site shall be minimized to
protect natural resources, limit disturbance of
native soils, and encourage low impact devel-
opment.
2. Landscape treatment shall be pro-
vided to enhance the building design and other
site improvements.
3. Landscape treatment shall be pro-
vided to buffer the development from sur-
rounding property where conflict may result,
such as parking facilities near yard spaces,
streets or residential units, and different build-
ing heights, design or color.
4. Landscaping that could be damaged
by pedestrians or vehicles should be protected
by curbing or similar devices.
5. Service yards, and other areas where
trash or litter may accumulate, shall be
screened with planting or fences or walls
which are compatible with natural materials.
6. All screening should be effective in
the winter as well as the summer.
7. Materials such as wood, brick, stone
and gravel (as opposed to asphalt or concrete)
may be substituted for planting in areas unsuit-
able for plant growth.
20-12.4o (Revised 5/18)
20.11.040
8. Exterior lighting shall be the mini-
mum necessary for safety and security. Exces-
sive brightness shall be avoided. All lighting
shall be low-rise and directed downward onto
the site. Lighting standards and patterns shall
be compatible with the overall design theme.
C. Other Criteria.
1. Community facilities and public or
quasi -public improvements should not conflict
with the existing and planned character of the
nearby area.
2. Street furniture (including but not
limited to benches, light standards, utility
poles, newspaper stands, bus shelters, planters,
traffic signs and signals, guardrails, rockeries,
walls, mail boxes, fire hydrants and garbage
cans) should be compatible with the existing
and planned character of the nearby area. [Ord.
4085 § 9 (Exh. A), 2017; Ord. 3636 § 2, 2007].
20.11.040 Appeals.
All design review decisions of the hearing
examiner or the ADB are appealable to the city
council as provided in Chapter 20.07 ECDC.
[Ord. 3736 § 40, 2009; Ord. 3636 § 2, 2007].
20.11.050 Lapse of approval.
A. Time Limit. Unless the owner submits a
fully completed building permit application
necessary to bring about the approved alter-
ations, or, if no building permit application is
required, substantially commences the use
allowed within 18 months from the date of
approval, ADB or hearing examiner approval
shall expire and be null and void, unless the
owner files a fully completed application for
an extension of time prior to the expiration
date. For the purposes of this section the date
of approval shall be the date on which the
ADB's or hearing examiner's minutes or other
method of conveying the final written decision
of the ADB or hearing examiner as adopted are
mailed to the applicant. In the event of appeal,
the date of approval shall be the date on which
a final decision is entered by the city council or
court of competent jurisdiction.
B. Time Extension.
1. Application. The applicant may apply
for a one-time extension of up to one year by
submitting a letter, prior to the date that
approval lapses, to the planning division along
with any other supplemental documentation
which the planning manager may require,
which demonstrates that he/she is making sub-
stantial progress relative to the conditions
adopted by the ADB or hearing examiner and
that circumstances are beyond his/her control
preventing timely compliance. In the event of
an appeal, the one-year extension shall com-
mence from the date a final decision is entered
in favor of such extension.
2. Fee. The applicant shall include with
the letter of request such fee as is established
by ordinance. No application shall be complete
unless accompanied by the required fee.
3. Review of Extension Application. An
application for an extension shall be reviewed
by the planning official as a Type I decision
(Staff decision — No notice required). [Ord.
3736 § 41, 2009; Ord. 3636 § 2, 2007].
(Revised 5/18) 20-12.4p
Edmonds Community Development Code
20.13.020
D. Three sets of landscape plans drawn to a
scale of 1" = 30' or larger (e.g., 1" = 20', 1" _
10', etc.). Plan should include a bar scale for
reference. See "Checklist for Architectural
Design Review" items (on architectural design
board brochure) for required number of other
plans;
E. Scale of the drawing, a north arrow and
date of the plan;
F. All property lines, as well as abutting
streets and alleys;
G. Locations, sizes and species of existing
trees (six inches in caliper or more) and shrubs.
Trees and shrubs to be removed must be noted.
Natural areas should be designated as such;
H. Any proposed or existing physical ele-
ments (such as stormwater facilities, fencing,
walls, building, curbing, and signs) that may
affect the overall landscape;
I. Parking layout, including circulation,
driveway location, parking stalls and curbing
(see ECDC 20.13.020(D));
I Grading shown by contour lines (mini-
mum five-foot intervals), spot elevations, sec-
tions or other means;
K. Location of irrigation system (see
ECDC 20.13.020(E)). [Ord. 4085 § 10 (Exh.
A), 2017; Ord. 3636 § 4, 2007].
20.13.015 Plant schedule.
A. The plant schedule shall indicate for all
plants the scientific and common names, quan-
tities, sizes and spacing. Quantities are not
required on a preliminary landscape plan. A
preliminary plan may also indicate shrubs as
masses rather than showing the individual
plants. The final plan must show individual
shrubs and quantities.
B. Minimum sizes at installation are as fol-
lows:
• one -and -three -quarters -inch caliper
street trees; one -and -one -half -inch
caliper other deciduous trees;
• eight feet minimum height — vine
maples and other multistemmed trees;
• six feet minimum height — evergreen
trees;
• eighteen inches minimum height for
medium and tall shrubs:
— small shrub = less than three and
one-half feet tall at maturity;
— medium shrub = three and one-half
feet to six feet tall at maturity;
— large shrub = more than six feet tall
at maturity.
C. Maximum size: species approved within
a landscape plan shall have a growth pattern in
scale with the development and be consistent
with the preservation of significant views and
height limit for the zoning district.
D. Maximum spacing:
• large shrubs = six feet on center;
• medium shrubs = four and one-half
feet on center;
• small shrubs = three feet on center.
E. Groundcover is required in all planting
bed areas as follows:
• one -gallon pots 30 inches on center;
• four -inch pots 24 inches on center;
• two -and -one -quarter -inch pots 15
inches on center;
• rooted cuttings 12 inches on center.
All groundcover shall be living plant mate-
rial approved by the ADB. [Ord. 3636 § 4,
2007].
20.13.020 General design standards.
A. Preference shall be given to an informal
arrangement of plants installed in a variety of
treatments that will enhance building designs
and attractively screen parked vehicles and
unsightly areas, soften visual impact of struc-
tures and enhance views and vistas.
B. A formal arrangement may be accept-
able if it has enough variety in layout and
plants. Avoid continuous, long, unbroken,
straight rows of a single plant where possible.
C. Existing vegetation that contributes to
the attractiveness of the site should be retained.
20-12.5 (Revised 5/18)
20.13.025
Existing significant trees and shrubbery
(six-inch caliper or more) must be shown on
the proposed landscape plan and saved and
incorporated into the landscape plan, if they
are reasonably attractive and of good quality.
D. Curbs shall be provided as needed to
contain landscaping in planter areas.
E. Automatic irrigation is required for all
ADB-approved landscaped areas for projects
which have more than four dwelling units,
4,000 square feet of building area or more than
20 parking spaces.
F. All planting areas should be at least four
feet wide between curbs.
G. When selecting tree species, consider-
ation should be given to pedestrian and vehic-
ular use, as well as impacts to surrounding
utilities.
H. All plants shall be compatible with the
character and climate of the Pacific Northwest.
Shrubs and/or groundcover are required to
provide 75 percent ground coverage within
three years.
I. Repealed by Ord. 4085.
J. Landscaping must be provided in adja-
cent rights -of -way between property line and
curb or street edge and shown on the landscape
plan.
K. Street trees must be planted according to
the city's street tree plan. Contact the planning
division for details.
L. Street trees should be installed within
four feet of either side of the property line.
M. Landscaping should be tall enough to
soften any dumpster enclosures located in
planting areas.
N. Trees and very large shrubs should be
planted at least five feet from any water/sewer
lines. Landscape plantings shall reflect consid-
eration of plantings in relation to utility lines.
O. Utility boxes should be screened with
landscaping without blocking access.
P. Species approved within a landscape
plan shall have a growth pattern in scale with
the development and be consistent with the
preservation of significant views and height
limit for the zoning district.
Q. Stormwater LID best management prac-
tice integration into overall landscape design is
strongly encouraged, where feasible.
R. Consideration of a variation to the max-
imum planter size will be given when the
planter area is also functioning as a bioreten-
tion or rain garden facility. See requirements in
Chapter 18.30 ECDC.
S. Landscaping used as part of a low impact
development stormwater facility may be
counted towards meeting the requirements of
this chapter. [Ord. 4085 §§ 11 — 14 (Exh. A),
2017; Ord. 3636 § 4, 2007].
20.13.025 General planting standards.
A. Blank Building Walls.
1. Blank building walls should be soft-
ened by landscaping.
2. Landscaping should include trees and
shrubs — mostly evergreen.
3. Trees should be planted an average of
20 feet on center either formally or in clusters.
B. Foundation Planting.
1. Trees and shrubs should soften the
building elevation and soften the transition
between the pavement and the building.
2. Plantings may be in informal or for-
mal arrangements (see ECDC 20.13.020(A)
and (B)).
3. Landscaping should be planted in all
areas except service areas.
4. Planting areas should be at least four
feet wide. [Ord. 3636 § 4, 2007].
20.13.030 Landscape types.
A. Type I Landscaping. Type I landscaping
is intended to provide a very dense sight bar-
rier to significantly separate uses and land use
districts.
1. Two rows of evergreen trees, a mini-
mum of 10 feet in height and planted at inter-
vals of no greater than 20 feet on center. The
trees must be backed by a sight -obscuring
fence a minimum of five feet high or the
required width of the planting area must be
increased by 10 feet; and
(Revised 5/18) 20-12.6
Edmonds Community Development Code
20.13.030
2. Shrubs a minimum of three and one-
half feet in height planted in an area at least
five feet in width, and other plant materials,
planted so that the ground will be covered
within three years;
3. Alternatively, the trees and shrubs
may be planted on an earthen berm at least 15
feet in width and an average of five feet high
along its midline.
B. Type II Landscaping. Type II landscap-
ing is intended to create a visual separation
between similar uses.
1. Evergreen and deciduous trees, with
no more than 30 percent being deciduous, a
minimum of six feet in height, and planted at
intervals no greater than 20 feet on center; and
2. Shrubs, a minimum of three and one-
half feet in height and other plant materials,
planted so that the ground will be covered
within three years.
C. Type III Landscaping. Type III land-
scaping is intended to provide visual separa-
tion of uses from streets, and visual separation
of compatible uses so as to soften the appear-
ance of streets, parking areas and building ele-
vations.
1. Evergreen and deciduous trees, with
no more than 50 percent being deciduous, a
minimum of six feet in height, and planted at
intervals no greater than 30 feet on center; and
2. If planted to buffer a building eleva-
tion, shrubs, a minimum of three and one-half
feet in height, and living ground cover planted
so that the ground will be covered within three
years; or
3. If planted to buffer a parking area,
access, or site development other than a build-
ing, any of the following alternatives may be
used unless otherwise noted:
a. Shrubs, a minimum of three and
one-half feet in height, and living ground cover
must be planted so that the ground will be cov-
ered within three years.
b. Earth -mounding, an average of
three and one-half feet in height, planted with
shrubs or living ground cover so that the
ground will be covered within three years. This
alternative may not be used in a downtown or
waterfront area.
c. A combination of earth mounding,
opaque fences and shrubs to produce a visual
barrier at least three and one-half feet in
height.
D. Type IV Landscaping. Type IV land-
scaping is intended to provide visual relief
where clear sight is desired to see signage or
into adjacent space for safety concerns.
1. Trees shall be deciduous and planted
25 feet on center and the trunk shall be free of
branches below six feet in height.
2. Plant materials which will cover the
ground within three years, and which will not
exceed three and one-half feet in height.
E. Type V Landscaping. Type V landscap-
ing is intended to provide visual relief and
shade in parking areas.
1. Required Amount.
a. If the parking area contains no
more than 50 parking spaces, at least 17.5
square feet of landscape development must be
provided as described in subsection (E)(2) of
this section for each parking stall proposed.
b. If the parking area contains more
than 99 parking spaces, at least 35 square feet
of landscape development must be provided as
described in subsection (E)(2) of this section
for each parking stall proposed.
c. If the parking area contains more
than 50 but less than 100 parking spaces, the
director — or his designee — shall determine the
required amount of landscaping by interpolat-
ing between 17.5 and 35 square feet for each
parking stall proposed. The area must be land-
scaped as described in subsection (E)(2) of this
section.
2. Design.
a. Each area of landscaping must
contain at least 150 square feet of area and
must be at least four feet in any direction
exclusive of vehicle overhang. The area must
contain at least one tree a minimum of six feet
in height and with a minimum size of one and
one-half inches in caliper if deciduous. The
20-12.7 (Revised 5/18)
20.13.040
remaining ground area must be landscaped
with plant materials, decorative mulch or unit
pavers.
b. A landscaped area must be placed
at the interior ends of each parking row in a
multiple -lane parking area. This area must be
at least four feet wide and must extend the
length of the adjacent parking stall.
c. Up to 100 percent of the trees pro-
posed for the parking area may be deciduous.
d. Repealed by Ord. 4085.
e. The minimum area per planter is
64 square feet.
f. The maximum area per planter is
1,500 square feet for parking lots greater than
12,000 square feet. Planters shall be spread
throughout the parking lot.
g. Shade trees are required at the rate
of a minimum of one per planter and/or one per
150 square feet of planter. [Ord. 4085 § 15
(Exh. A), 2017; Ord. 3636 § 4, 2007].
20.13.040 Landscape bonds.
A. An itemized cost estimate, covering
landscaping and irrigation, must be submitted
for use in determining the landscape bond
amount. The city will use this estimate to set
the amount of the landscape performance
bond.
B. A performance bond will be required for
release of the building permit. This bond will
be used to cover installation of required land-
scaping, fences or screening for service areas.
C. Landscaping must be installed prior to
issuance of certificate of occupancy (for multi-
ple -family and single -tenant commercial
buildings) or a certificate of completion (for
multiple -tenant commercial buildings).
D. Once the landscaping has been installed,
a 15 percent maintenance bond is required for
release of the performance bond. Any plants
that die within two years of installation must
be replaced before the maintenance bond can
be released. Upon inspection and approval, the
maintenance bond may be released after two
years. [Ord. 3636 § 4, 2007].
20.13.050 Urban design chapter adopted.
In aid of the design review criteria estab-
lished pursuant to Chapters 20.10 ECDC, et
seq., the urban design chapter is hereby
adopted in that form shown on Exhibit A
attached to the ordinance codified in this chap-
ter. Such exhibit is incorporated by this refer-
ence as fully as if herein set forth. These
criteria shall be applied in accordance with the
provisions of ECDC 20.12.070(A). The city
clerk and planning department shall maintain
copies for the public and shall make the stan-
dards available online. [Ord. 3636 § 5, 2007].
(Revised 5/18) 20-12.8
Edmonds Community Development Code
20.35.050
f. The enhanced design standards
contained in this title.
2. No modification of height limits shall
be permitted in the PRD process.
3. Since the PRD process does not
authorize the division of land, housing types
that require the division of land will require a
short or long subdivision.
B. PRDs are not rezones. In no event shall
use of a PRD result in an expansion of the uses
permitted by the underlying zone, or in density
in excess of the maximum established by the
comprehensive plan and zoning ordinances.
[Ord. 3465 § 1, 2003].
20.35.040 Criteria for establishing
alternative development
standards.
Approval of a request to establish an alter-
native development standard using a PRD dif-
fers from the variance procedure in that rather
than being based upon a hardship or unusual
circumstance related to a specific property, the
approval of alternative development standards
proposed by a PRD shall be based upon the cri-
teria listed in this section. In evaluating a PRD
which proposes to modify the development
standards of the underlying zone, the city shall
consider and base its findings upon the ability
of the proposal to satisfy all of the following
criteria, if applicable:
A. The proposed PRDs shall be compatible
with surrounding properties in the following
respects:
1. Provide landscaping for projects
seeking to cluster lots under ECDC
20.35.030(A)(1)(b) through the design review
process and greater buffering of buildings,
parking and storage areas than would other-
wise be provided through the subdivision pro-
cess,
2. Providing safe and efficient site
access, on -site circulation and off-street park-
ing, and
3. Architectural design of buildings and
harmonious use of materials as determined by
the ADB in accordance with ECDC 20.35.060;
B. No setback from the exterior lot lines of
the PRD may be reduced from that required by
the underlying zoning unless a variance or sub-
division modification is approved;
C. Minimize the visual impact of the
planned development by reduced building vol-
umes as compared with what is allowable
under the current zoning or through landscape
or other buffering techniques;
D. Preserve unique natural features or his-
toric buildings or structures, if such exist on
the site; and/or
E. Reduction of impervious surfaces
through the use of on -site or common parking
facilities rather than street parking. [Ord. 3465
§ 1, 2003].
20.35.050 Decision criteria for PRDs.
Because PRDs provide incentives to appli-
cants by allowing for flexibility from the bulk
zoning requirements, a clear benefit should be
realized by the public. To ensure that there will
be a benefit to the public, a PRD which seeks
alternative bulk standards shall be approved,
or approved with conditions, only if the pro-
posal meets the following criteria:
A. Design Criteria. The project must comply
with the city's urban design guidelines set forth
in subsection (A)(1) of this section and provide
two or more of the results set forth in subsec-
tions (A)(2) through (A)(5) of this section:
1. Architectural design consistent with
the city's urban design guidelines for multi-
family projects or ECDC 20.35.060 for single-
family projects for the design, placement, rela-
tionship and orientation of structures;
2. Improve circulation patterns by pro-
viding connections (a) to the city's street sys-
tem beyond those which may be compelled
under state law, or (b) to the city's alternative
transportation systems, such as bike or pedes-
trian paths accessible to the public;
3. Minimize the use of impervious sur-
facing materials through the use of alternate
materials or methods such as open -cell grid
pavers or shared driveways;
20-59 (Revised 5/18)
20.35.060
4. Increase through the addition of
usable open space or recreational facilities on
site above the minimum open space required
by ECDC 20.35.060(B)(6);
5. Preserve, enhance or rehabilitate sig-
nificant natural features of the subject property
such as woodlands, wildlife habitats or streams,
historic or landmark structures or other unique
features of the site not otherwise protected by
the community development code.
B. Public Facilities. The PRD shall be
served by adequate public facilities including
streets, bicycle and pedestrian facilities, fire
protection, water, stormwater control, sanitary
sewer, and parks and recreation facilities.
C. Perimeter Design. The design of the
perimeter buffer shall either:
1. Comply with the bulk zoning criteria
applicable to zone by providing the same front,
side and rear yard setbacks for all lots adjacent
to the perimeter of the development; and/or
2. In addition to the setback required by
the underlying zone (see ECDC 20.35.040(B)),
provide a landscape buffer, open space or pas-
sive use recreational area (hereafter "buffer").
The depth of the buffer shall be at least equal to
the depth of the rear yard setback applicable to
the zone; provided, that where the exterior lot
line abuts a public way, the buffer shall be at
least equal to the depth of the front yard setback
required by the zone. The depth of the buffer
shall be measured perpendicular to the bound-
ary of the exterior property line setback. If such
a buffer is provided, interior setbacks may be
flexible and determined in accord with ECDC
20.35.030.
D. Open Space and Recreation. Usable open
space and recreation facilities shall be provided
and effectively integrated into the overall
development of a PRD and surrounding uses
and consistent with ECDC 20.35.060(B)(6).
"Usable open space" means common space
developed and perpetually maintained at the
cost of the development. At least 10 percent of
the gross lot area and not less than 500 square
feet, whichever is greater, shall be set aside as a
part of every PRD with five or more lots. Exam-
ples of usable open space include playgrounds,
tot lots, garden space, passive recreational sites
such as viewing platforms, patios or outdoor
cooking and dining areas. Required landscape
buffers and critical areas except for trails which
comply with the critical areas ordinance shall
not be counted toward satisfaction of the usable
open space requirement. [Ord. 4085 § 16 (Exh.
A), 2017; Ord. 3822 § 2, 2010; Ord. 3806 § 2,
2010; Ord. 3787 § 4, 2010; Ord. 3465 § 1,
2003].
20.35.060 Single-family design criteria.
Because PRDs may utilize alternative bulk
development standards in residential zones,
the following single-family design criteria are
established to ensure that development of
PRDs in single-family zones will maintain a
single-family character. Although the criteria
listed here are not necessarily consistent with
every design characteristic of every single-
family neighborhood in the city of Edmonds,
the criteria have been developed to create a
reasonable single-family residential setting.
The intent behind these criteria is to ensure a
high quality of design and construction for all
buildings located in single-family neighbor-
hoods where development standards may be
modified through the PRD process.
A. Building Design.
1. Characteristics of Single -Family De-
velopment.
a. To demonstrate a residential qual-
ity, single-family homes should have a strong
connection between the street and the house.
This can be accomplished by providing a
pedestrian access or walk from the street to the
front door or porch.
(Revised 5/18) 20-60
Edmonds Community Development Code
20.35.080
impact should be identified and addressed
before the proposal is submitted for formal
review.
2. Pre -Application Neighborhood Meet-
ing. The applicant shall host a public pre -appli-
cation neighborhood meeting to discuss and
receive public comment on the conceptual pro-
posal. The applicant shall provide notice of
this meeting to all property owners within 300
feet of the subject site by depositing written
notice in the U.S. Mail postage paid at least 14
calendar days in advance of the meeting to all
persons and entities shown as having an own-
ership interest in the land records of Snohom-
ish County. An affidavit of mailing shall be
provided to the city by the applicant attaching
its mailing list.
While this meeting will allow immediate
public response to the proposal in its concep-
tual form, comments submitted during this
meeting are not binding to the applicant or
staff. However, staff may make general recom-
mendations to the applicant as part of the for-
mal application based on the input from this
meeting to the extent that said comments are
consistent with the adopted provisions of the
Edmonds Community Development Code and
the comprehensive plan. As a courtesy, the
applicant shall provide summary minutes of
the meeting to all of those in attendance within
two weeks of the date of the meeting.
3. Review by the Architectural Design
Board. The design board will review the proj-
ect for compliance with the urban design
guidelines, landscaping, and/or the single-
family design criteria in ECDC 20.35.060 and
forward their recommendation of the site and
building design on to the hearing examiner for
his consideration. Their review will be at one
of their regularly scheduled meetings, but will
not include a public hearing or the ability for
the public to comment on the project.
4. The Public Hearing with the Hearing
Examiner. The hearing examiner shall review
the proposed PRD for compliance with this
section as a Type III-B decision.
If, after all appeals are exhausted, the
proposal is denied, a similar plan for the site
may not be submitted to the development ser-
vices department for one year. A new plan
which varies substantially from the denied
proposal, as determined by the development
services director, or one that satisfies the
objections stated by the final decision -maker
may be submitted at any time.
An applicant who intends to subdivide
the land for sale as part of the project shall
obtain subdivision approval in accordance
with Chapter 20.75 ECDC before any building
permit or authorization to begin construction is
issued, and before sale of any portion of the
property. The preferred method is for the
applicant to process the subdivision applica-
tion concurrently with the planned residential
development proposal.
B. The second stage of the PRD process,
the final PRD, consists of the city's review of
the final plans for consistency with the prelim-
inary PRD as approved. The decision at this
stage will be made by city staff unless the final
PRD is submitted as a consolidated application
with a permit that requires city council review,
i.e., a formal subdivision plat. The final PRD
will be subject to the following review:
1. The applicant shall submit the final
development plan to the development services
director, conforming to the preliminary plan as
approved, and all applicable conditions of that
approval. The planning manager shall review
the plan along with the city engineer and make
a final decision. The plan shall contain final,
precise drawings of all the information
required by ECDC 20.35.030. The applicant
shall also submit all covenants, homeowners'
association papers, maintenance agreements,
and other relevant legal documents.
2. If city staff finds that the final devel-
opment plan conforms to the preliminary
approval, and to all applicable conditions, staff
shall approve the plan and its accompanying
conditions as a covenant which touches and
concerns the subject property, incorporating
by reference all maps, drawings and exhibits
20-62.1 (Revised 5/18)
20.35.090
required to specify the precise land use autho-
rized. A file shall be maintained by the devel-
opment services department containing all
maps and other documents or exhibits referred
to in the approval. The approval shall also con-
tain a legal description of the boundary of the
proposal. The covenant shall be recorded with
the county auditor if no subdivision plat is to
be recorded.
3. The provisions of approval shall be
restrictions on the development of the site.
Revocation of approval or abandonment as
provided in this chapter shall eliminate all
requirements imposed under the planned resi-
dential development plan, such as alternative
bulk development standards, and shall cause
the old underlying bulk development standards
to be in full force and effect. [Ord. 3822 § 1,
2010; Ord. 3787 § 3, 2010; Ord. 3465 § 1,
2003].
20.35.090 Final approval.
A. Time Limit for Submission — Extension.
Within a period of five years following the
approval of the preliminary PRD, the applicant
shall file with the planning department a final
development plan. The planning manager, for
good cause, may extend for one year the period
for filing of the final development plan.
B. Final Development Plan — Failure to
Submit. If the applicant fails to apply for final
approval for any reason within the five-year
period, the PRD shall become void. All future
permits shall be subject to the requirements of
the underlying use zone unless a new applica-
tion for a planned development is submitted
and approved.
C. Final Development Plan — Content —
Final Approval Procedure.
1. The final development plan shall con-
sist of elements presented for preliminary
approval. The procedure involved in final
approval shall consist of the following:
a. The final development plan shall
be submitted to the planning department.
b. The planning staff shall review the
final development plan to see that it is in sub-
stantial compliance with the previously
approved preliminary development plan.
c. All drawings presented in the pre-
liminary development stage shall be presented
in detailed form, e.g., landscaping, circulation,
utilities, building location, and LID elements.
d. If the final plan is in substantial
compliance with the approved preliminary
plan, it shall be sent on to the decision -making
body as determined by the underlying permit
process with a recommendation for approval
by the planning manager and the city engineer.
D. Final Review Criteria.
1. A plan submitted for final approval
shall be deemed to be in substantial compli-
ance with the plan given preliminary approval,
provided any modification by the applicant
does not:
a. Increase the residential density;
b. Reduce the area set aside for com-
mon open space;
c. Relocate the open space in a man-
ner which makes it less accessible or usable to
the tenants of the development or in the case of
proposed open space to be dedicated to the
public, less accessible or usable to the public;
d. Reduce any of the landscape buf-
fers in width or density or quality of proposed
landscaping;
e. Change the point(s) of access to
different streets or eliminate required connec-
tions to alternative transportation systems such
as trails or bike paths;
f. Increase the total ground area cov-
ered by buildings or other impervious sur-
faces;
g. Relocate buildings or impervious
surfaces to areas designated as "environmen-
tally sensitive" or "critical areas"; and/or
h. Fail to preserve trees, historical,
other unique natural features or landmark
structures that were required to be preserved
by the preliminary planned development
approval. [Ord. 4085 § 17 (Exh. A), 2017;
Ord. 3465 § 1, 20031.
(Revised 5/18) 20-62.2
Edmonds Community Development Code
20.75.035
20.75.010 Citation of chapter.
This chapter may be cited as the City of
Edmonds Subdivision Ordinance and shall
supplement and implement the state regula-
tions of plats, subdivisions and dedications
found in Chapter 58.17 RCW. [Ord. 4070 § 1
(Exh. 1), 2017].
20.75.020 Purposes.
The purposes of this chapter are:
A. To regulate the subdivision of land and
to promote the public health, safety and gen-
eral welfare in accordance with state standards
to prevent overcrowding of land;
B. To lessen congestion in the streets and
highways;
C. To facilitate adequate provisions for
water, utilities, sewerage, storm drainage,
parks and recreation areas, sites for schools
and playgrounds, and other public require-
ments;
D. To provide for proper ingress and
egress, while minimizing impervious surfaces;
E. To require uniform monumenting of
subdivisions and accurate legal descriptions of
subdivided lots;
F. To promote the preservation of critical
areas and encourage low impact development;
G. To encourage site design that can make
the best use of renewable energy resources
including solar and geothermal;
H. To encourage low impact development
(LID) practices when providing for streets and
sidewalks. [Ord. 4085 § 18 (Exh. A), 2017;
Ord. 4070 § 1 (Exh. 1), 2017].
20.75.025 Scope.
This chapter shall apply to all divisions of
land for any purpose except those set forth in
RCW 58.17.040, including but not limited to:
A. Divisions for cemetery plots or other
burial plots;
B. Divisions made by testamentary provi-
sions, or by the laws of descent;
C. Divisions for the purpose of lease when
no residential structure other than mobile
homes or travel trailers are permitted to be
placed upon the land and the city of Edmonds
has approved a binding site plan for the use of
the land in accordance with this chapter.
Divisions under subsections (A) and (B) of
this section will not be recognized as lots for
building purposes unless all applicable
requirements of this chapter are met. [Ord.
4070 § 1 (Exh. 1), 2017].
20.75.030 Subdivision defined.
A. "Subdivision" means a division of land
into lots of any size for the purpose of sale. The
term subdivision includes all resubdivisions of
land, short subdivisions, and formal subdivi-
sions. The term "lot" includes tracts, parcels,
sites and divisions. The term "sale" includes
lease gift or development or any purpose not
excepted in this section. When reference to
"subdivision" is made in this code, it is
intended to refer to both "formal subdivision"
and "short subdivision" unless one or the other
is specified.
B. "Formal subdivision" means a subdivi-
sion of five or more lots.
C. "Short subdivision" means a subdivision
of four or fewer lots.
D. "Unit lot subdivision" means a subdivi-
sion or short subdivision of land under ECDC
20.75.045 where compliance with the develop-
ment standards is evaluated with respect to the
parent lot, not the unit lot.
E. "Parent lot" means the lot with legal lot
status which establishes the exterior boundary
of a unit lot subdivision.
F. "Unit lot" means a portion of a parent lot,
the fee of which may be independently trans-
ferred upon recording of a unit lot subdivision.
[Ord. 4070 § 1 (Exh. 1), 2017].
20.75.035 Compliance required.
Any person wishing to create a subdivision
or lot line adjustment must first comply with
this chapter. [Ord. 4070 § 1 (Exh. 1), 2017].
20-77 (Revised 5/18)
20.75.040
20.75.040 Application.
Applications for subdivisions shall be made
to the community development director on
forms provided by the community develop-
ment department. A subdivision application
will be processed concurrently with any appli-
cations for rezones, variances, planned unit
developments, site plan approvals and other
similar approvals, that relate to the proposed
subdivision, unless the applicant expressly
requests sequential processing. The applica-
tion shall contain the following items in addi-
tion to those specified in ECDC 20.02.002:
A. A reproducible copy of the preliminary
plat and the number of prints required by the
community development department;
B. Title report;
C. A survey map, if required by the com-
munity development director, of the exterior
boundaries of the land to be subdivided, pre-
pared by, and bearing the seal and signature of,
a professional land surveyor registered in the
state of Washington. This map can be com-
bined with the preliminary ECDC 20.75.050
plat at the applicant's option;
D. The application fee as set in Chapter
15.00 ECDC;
E. A proposal for dedication of park land
rather than payment of in -lieu fees, if desired
by the applicant;
F. Source of water supply and name of sup-
plier;
G. Method of sewage disposal, and name of
municipal system if applicable. Percolation
rates and other information required by the
public works department shall be submitted if
septic tanks are to be used;
H. Other information that may be required
by the community development director in
order to properly review the proposed subdivi-
sion, including information needed to deter-
mine the environmental impact of the
proposal. [Ord. 4070 § 1 (Exh. 1), 2017; Ord.
3736 § 62, 2009; Ord. 2379 § 1, 1983].
20.75.045 Unit lot subdivision.
A. Purpose. The unit lot subdivision pro-
cess provides opportunities for dividing fee
simple ownership of land to create town-
houses, rowhouses and similar fee -owned
dwelling units as an alternative to both condo-
minium ownership and traditional single-fam-
ily detached subdivision. Unit lot subdivisions
determine compliance with the relevant
dimensional standards of ECDC Title 16 by
analyzing whether the parent lot complies, but
not requiring that each newly created lot
within the unit lot subdivision (the unit lot)
complies, with those dimensional standards. A
unit lot subdivision does not permit uses or
densities that are not otherwise allowed in the
zoning district in which the unit lot subdivision
is proposed.
B. Applicability. The provisions of this sec-
tion apply exclusively to the subdivision of
land for single-family dwelling units, town-
house, and rowhouses and may be applied only
in the following zones: multiple residential,
general commercial, and Westgate mixed -use.
A single lot within a unit lot subdivision may
contain multiple dwelling units when the unit
lot contains all such dwelling units within one
building. Flats are permitted as an element of a
unit lot subdivision only when a single lot
within a unit lot subdivision contains the entire
building in which flats are located.
C. Association with Site Development —
Application Timing. In the case of a vacant lot
or a redevelopment site, a preliminary unit lot
subdivision can only be submitted in conjunc-
tion with or subsequent to a development site
plan as required by Chapter 20.10, 20.11, or
20.12 ECDC, or in the case described in ECDC
20.10.020(B)(3) submitted in conjunction with
or subsequent to a building permit.
D. Conformance with Standards of the Par-
ent Lot. The parent lot must comply with and
is vested to the applicable development stan-
dards (ECDC 20.75.030(E)) in effect at the
time a complete application for preliminary
unit lot subdivision is submitted. As a result of
the unit lot subdivision, the individual unit lots
(Revised 5/18) 20-78
Edmonds Community Development Code
20.75.045
within the subdivision may be nonconforming
with respect to the bulk and dimensional stan-
dards required by ECDC Title 16.
As with dimensional standards, compliance
with access standards, including but not lim-
ited to fire lanes, drive aisles, turn-arounds,
and access of/to the parent lot from/to the
street will be evaluated based on the parent
lot's compliance with such requirements, and
not based on whether individual unit lots meet
such standards.
20-78.1 (Revised 5/18)
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(Revised 5/18) 20-78.2
Edmonds Community Development Code
21.50.020
Chapter 21.47
"J" TERMS
(Reserved)
Chapter 21.50
"K" TERMS
Sections:
21.50.010 Kennel.
21.50.020 Kitchen.
21.50.010 Kennel.
(See, Commercial Kennel.)
21.50.020 Kitchen.
Kitchen means any room used for cooking
or preparation of food.
21-13 (Revised 5/18)
21.55.005
Chapter 21.55
"L" TERMS
Sections:
21.55.005
Repealed.
21.55.007
Local public facilities.
21.55.010
Lot.
21.55.015
Lot of record.
21.55.020
Lot area.
21.55.030
Lot depth.
21.55.040
Lot line.
21.55.050
Lot width.
21.55.060
Landslide hazard area and earth
subsidence.
21.55.070
Low impact development (LID).
21.55.005 Lattice tower.
Repealed by Ord. 3845. [Ord. 3099 § 8,
1996].
21.55.007 Local public facilities.
Local public facilities mean any community
facilities operated by a unit of local, state or
federal government (or by a third party on
behalf of a unit of local, state or federal gov-
ernment) primarily sited, designed, con-
structed, and operated for the purpose of
providing public health, safety and welfare
services to the immediate area or neighbor-
hood in which the facilities are sited. Local
public facilities include, but are not limited to:
police stations, fire stations, branch libraries,
bus -stop shelters, electrical substations, water
pump stations, community clubhouses, parks
and recreation special use areas, branch
administrative offices of a governmental
entity, and associated storage and maintenance
buildings and yards. [Ord. 3723 § 1, 2009;
Ord. 3679 § 2, 2008; Ord. 3353 § 16, 2001].
21.55.010 Lot.
Lot means a fractional part of divided lands
having fixed boundaries, being of sufficient
area and dimension to meet minimum zoning
requirements for width and area. The term shall
include tracts or parcels. For purposes of this
code, adjoining lots under common ownership,
which were created without subdivision or
short subdivision approval from applicable city
or county governments, shall be considered as
one lot and subject to the regulations contained
herein. The terms of this section shall apply
regardless of whether the individual adjoining
lots meet current zoning requirements. (See
also, Corner Lot, Flag Lot, Interior Lot, and
Irregular Lot.) [Ord. 3982 § 1, 2014].
21.55.015 Lot of record.
Lot of record means a single tract of land
meeting any one of the criteria listed below.
A. Platted lots:
1. Any lot whose boundaries were estab-
lish in a recorded plat or short plat.
2. Any lot whose boundaries were estab-
lish in an unrecorded short plat approved by
the city of Edmonds between July 3, 1956, and
March 19, 1974 (not all short plats were
required to be recorded).
3. Any combination of two or more lots
shoring a side lot line as depicted in the follow-
ing recorded plats:
a. City of Edmonds.
b. Brackett's First Addition.
c. Gephart's First Addition.
d. Kellogg's Plat of Edmonds.
e. Albert B. Lord's Grandview Addi-
tion.
4. Any lot established by Snohomish
County prior to the property's being annexed
into the city of Edmonds and:
a. Whose boundaries were estab-
lished by transfer of ownership before Septem-
ber 12, 1972, and the lot met all zoning and
subdivision requirements in effect at the time
of its creation.
b. Whose boundaries were estab-
lished between August 19, 1969, and Septem-
ber 12, 1972, by county approved short plat but
not recorded with the county auditor's office.
c. Whose boundaries were estab-
lished on or after September 12, 1972, by
county approved and recorded short plat.
(Revised 5/18) 21-14
Edmonds Community Development Code
21.55.070
d. Whose boundaries were estab-
lished by county approved and recorded for-
mal plat.
B. Unplatted lots:
1. Lots created by deed prior to July 3,
1956.
2. Lots created through court order, will
and testament, or other process listed as
exempt from platting requirements by RCW
58.17.035, 58.17.040 or through an exemption
from platting regulations provided by law at
the time of creation of the parcel.
3. Lots that have been recognized
through a previous lot determination review as
legal lots. [Ord. 3982 § 2, 2014].
21.55.020 Lot area.
Lot area means the total horizontal area
within the boundary lines of a lot. Lot area
shall normally exclude any street rights -of -
way and access easements. If additional right-
of-way has been required in accordance with
the provisions of ECDC 18.80.010, note 4, as
the same exists or is hereafter amended, lot
area shall be calculated to include the addi-
tional right-of-way required over and above
the standard established by that section. [Ord.
2713, 1989].
21.55.030 Lot depth.
Lot depth means the depth of the lot mea-
sured on a line approximately perpendicular to
the fronting street and midway between the
sidelines of the lot.
21.55.040 Lot line.
Lot line means any line enclosing the lot
area. (See also, Rear Lot Line, Side Lot Line,
and Street Lot Line.)
21.55.050 Lot width.
Lot width identifies the minimum diameter
of a lot width circle that must fit within a lot.
This circle establishes that at least some por-
tion of a lot must be at least as wide as the min-
imum lot width. The lot width circle shall not
include Type 1 streams, Type 2 streams, Class
1 wetlands, and/or Class 2 wetlands. Examples
showing the application of lot width circles are
illustrated below.
Note that the lot width circle may be placed within setbacks.
However, the lot width circle does not determine structure placement;
setbacks determine placement of a structure on the lot.
Meets Requiree mnts:
Entire lot width circle fits within lot boundary,
and does not include restricted critical area.
Meets Requirements:
Entire lot width circle
fits within lot bound
I I
Restricted critical area
Does Not Meet Requirements: '
Lot circle does not fit within lot boundary.
L _ _ _I = proposed structure location meeting setbacks.
[Ord. 3346 § 1, 2001].
21.55.060 Landslide hazard area and
earth subsidence.
Those areas identified in the Roger Lowe
Associates, Inc. report as on file with the city
clerk and the accompanying landslide hazard
map as having a greater than zero percent
probability of landslide or subsidence hazard.
[Ord. 2445 § 2, 1984].
21.55.070 Low impact development
(LID).
A stormwater management and land devel-
opment strategy applied at the parcel and sub-
division scale that emphasizes conservation
and the use of on -site natural features. See
Chapter 18.30 ECDC, Stormwater Manage-
ment, for additional LID -related terms, includ-
ing "impervious surface," "bioretention,"
"pervious surface" and "on -site stormwater
management BMP." [Ord. 4085 § 21 (Exh. A),
2017].
21-14.1 (Revised 5/18)
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(Revised 5/18) 21-14.2
Edmonds Community Development Code
22.100.060
7. Recommended materials include:
brick, concrete, unit pavers, tile, stone and
wood (some seating).
8. No dumpsters or service areas shall
be adjacent to open space.
9. Public restrooms should be located
nearby in an accessible public space.
Various forms of landscaping, including trees,
planted areas, hanging plants, trellises and
uses of potted plants, and site lighting, help to
create an inviting and attractive ambiance
within the development.
A well -designed landscape plan will help to
provide walkable connections and usable
open space throughout the project.
B. Landscaping — Parking Lots.
1. Parking areas shall be screened from
pedestrian -oriented areas through the use of
trees, shrubs, walls and/or trellis structures
with plants.
2. Parking lots shall provide landscap-
ing next to buildings and along walkways.
Landscape beds within parking lots shall have
a 90 percent ground coverage in five years.
3. Parking areas shall have at least one
tree per every 10 parking stalls.
C. Screening Elements. Intent: To mini-
mize the negative visual impacts of service and
storage elements (e.g., waste receptacles, load-
ing docks) to the street and pedestrian environ-
ment.
1. On -Site Service Areas. All on -site
service areas, loading zones, outdoor storage
areas, garbage collection and recycling areas
shall be located in an area not visible from
public streets or important pedestrian areas of
the site. These areas shall be enclosed and
screened around their perimeter by a wall or
fence at least seven feet high. Service areas
should be located and designed for easy access
by service vehicles and for convenient access
by each tenant.
2. Service elements shall be located and
designed to minimize the impacts of the pedes-
trian environment and adjacent uses. Service
elements should generally be concentrated and
located where they are accessible to service
vehicles and convenient for tenant use.
3. Roof -mounted mechanical equip-
ment, meters and similar structures and other
similar elements shall be located so as to not be
visible from the street, public open space,
parking areas, or from the ground level of adja-
cent properties. Screening features shall blend
with the adjacent buildings and project as a
whole. [Ord. 4085 § 19 (Exh. A), 2017; Ord.
3760 § 2 (Exh. A), 2009].
22.100.060 Signage.
A. I. Design Intent.
a. To encourage signage that is clear,
attractive and of an appropriate scale for the
project.
b. To provide consistent design crite-
ria for the entire project.
c. To enhance the visual qualities of
signage through the use of complementary
sizes, colors and methods of illumination.
d. To provide signage guidelines that
meet commercial tenant needs.
22-19 (Revised 5/18)
22.100.060
2. General Signage. Types of signage
fall into several categories:
Tenant signs (large and small), site
entry markers and identification signs, wayfin-
ding signage, and environmental graphic
design elements.
WQ
Blade sign
2. Signage shall be designed as an inte-
gral element of the building's architecture.
Wall and blade signs shall not interfere with
architectural details or disrupt the rhythm of
windows.
3. Signage shall make a positive contri-
bution to the overall visual character of the
streetscape. Signs shall be appropriately sized
with the scale of the building. Materials and
colors used in the construction of signs shall be
compatible with the overall design of the site.
Retail entry, with hanging blade signs to left of
entry. Storefront exhibits strong pedestrian
orientation and attention to detail including
recessed entry door, glass storefront, arched
element over entry door, contrasting materials
of storefront, structural canopy and landscape
planters in front.
B. Design Standards.
1. Signage must be of a high quality of
design and materials, consistent with the
design of the project. Signage shall be consis-
tent throughout the project and always com-
plement a building's character.
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4. Signs may be fabricated of mixed
media, including metal reverse -illuminated
letters, suspended neon letters, illuminated
individual letters, and signs etched or cut out
of solid materials such as wood or brass and
illuminated from behind.
Mixed media sign above door.
(Revised 5/18) 22-20
Edmonds Community Development Code
22.100.090
2. Landscaping and lighting shall be
used to identify entrances, pathways, public
spaces and bus stops.
3. Lighting shall contribute to the over-
all safety of the development, and landscaping
should incorporate safe -by -design standards.
4. Covered bus stops and waiting areas
shall be included to provide pedestrians with
outdoor areas sheltered from extreme weather
conditions.
[Ord. 3760 § 2 (Exh. A), 2009].
22.100.090 Sustainable design.
A. Incentive. In exchange for allowing
four-story buildings for the multiresidential
portion of the project, the development would
be required to meet the requirements for at
least a four -star rating of the Built Green of
Washington program, or the LEED Gold Stan-
dard, with integration of sustainable design
methods and technologies throughout the proj-
ect.
If the project does not include four-story
buildings in the multifamily subdistrict, then
the project must meet the requirements for at
least a three -star rating of the Built Green of
Washington program. Particular focus will be
given to low -impact site design strategies,
water efficiency and energy efficiency meth-
odologies.
B. Design Goals for Project. Incorporate
goals for integration of sustainability at earli-
est stages of design process possible. Decide
on projected levels of achievement for the
project. For example: The project will achieve
at least a four -star level of the Built Green of
Washington program.
1. Site Design and Water Use. The pro-
posed development will integrate low impact
development techniques where feasible. For
the purposes of this section, low impact devel-
opment techniques shall include, but are not
limited to, the following: the use of bioswales,
green roofs, and open cell/vegetated pavers.
"Reasonably feasible" shall be deter-
mined based upon the physical characteristics
of the property and its suitability for the tech-
nique; cost alone shall not render the use of
low impact techniques unreasonable or unfea-
sible.
Additional techniques for strong consid-
eration:
a. Rainwater harvesting — for use in
site irrigation and possibly toilet flushing for
commercial uses.
b. Utilization of water efficient fix-
tures throughout the project.
2. Energy Resources. Increase effi-
ciency by maximizing equipment efficiency
and using control strategies. Design to reduce
energy and electricity consumption and elimi-
nate unnecessary demand. Include use of alter-
native energy resources wherever possible.
3. Material Resources.
a. Plan for long-term use by design-
ing for adaptability, specifying durable materi-
als and considering energy and maintenance
needs.
b. Select resource -efficient and recy-
cled materials, where possible, that minimize
environmental impact.
c. Utilize wood from sustainable
sources.
d. Encourage recycling of waste with
easy access recycling stations and pickup
areas.
e. Manage construction demolition
and waste with a jobsite recycling plan.
4. Health and Indoor Air Quality. Uti-
lize multiple strategies to limit emissions from
materials. Select low VOC and nontoxic mate-
22-23 (Revised 5/18)
22.100.100
rials, paints and finishes. Pay special attention
to residential units in selection of finishes and
paints for low or no toxicity.
Sustainable stormwater mitigation and site
drainage system.
Possible use of green roofs and other innova-
tive technologies.
[Ord. 4085 § 20 (Exh. A), 2017; Ord. 3760 § 2
(Exh. A), 2009].
22.100.100 Definitions.
This section will provide clarification of
some of the specific terminology used within
the guidelines.
"Courtyard" means a landscaped space
enclosed on at least three sides by a struc-
ture(s).
"Curb cut" means a depression in the curb
for the purpose of accommodating a driveway
that provides vehicular access between private
property and the street (or ADA/bike crossing
at street corners).
"Facade" means any vertical exterior wall
of a building.
"Frontage" refers to the length of property
along a public street or right-of-way.
"Human scale" means the perceived size of
a building relative to a human being. A build-
ing is considered to have "good human scale"
if there is an expression of human activity or
use that indicates the building's size. For
example, traditionally sized doors, windows,
and balconies are elements that respond to the
size of the human body, and therefore are ele-
ments in a building that indicate a building's
overall size.
Landscaping. An area is considered to be
landscaped if it is:
Planted with vegetation in the form of
hardy trees, shrubs, or grass or evergreen
groundcover maintained in good condition; or
occupied by sculpture, fountains, pools,
benches, or other outdoor furnishings; or occu-
pied by recreational facilities; or paved with
decorative pavers or brick combined with any
of the above items.
Modulation. As used in the design guide-
lines, "modulation" is a stepping back or pro-
jecting forward of portions of a building face
within specified intervals of building width
and depth, as a means of breaking up the
apparent bulk of a structure's continuous exte-
rior walls.
Pedestrian -Oriented Facade. A building
facade is considered pedestrian -oriented if it
features any of the following characteristics:
1. A transparent window along at least
75 percent of the ground floor between the
height of two feet and eight feet above the
ground.
2. Frontage along a pedestrian -oriented
space.
"Pedestrian -oriented space" means an area
between a building and a public space that pro-
motes visual and pedestrian access to the site
and provides pedestrian -oriented amenities
and landscaping to enhance the public's use of
the space for passive activities such as sitting,
reading, picnicking, etc.
(Revised 5/18) 22-24
Edmonds Community Development Code
23.40.210
23.40.200 Appeals.
Any decision to approve, condition, or deny
a development proposal or other activity based
on the requirements of this title may be
appealed according to, and as part of, the
appeal procedure, if any, for the permit or
approval involved. [Ord. 4026 § 1 (Att. A),
2016; Ord. 3736 § 71, 2009; Ord. 3527 § 2,
2004].
23.40.210 Variances.
A. Variances from the standards of this title
may be authorized through the process of hear-
ing examiner review in accordance with the
procedures set forth in Chapter 20.85 ECDC
only if an applicant demonstrates that one or
more of the following two conditions exist:
1. The application of this title would pro-
hibit a development proposal by a public agency
or public utility. A public agency and utility
exception may be granted as a variance if:
a. There is no other practical alterna-
tive to the proposed development with less
impact on the critical areas;
b. The application of this title would
unreasonably restrict the ability to provide
utility services to the public;
c. The proposal does not pose an
unreasonable threat to the public health,
safety, or welfare on or off the development
proposal site;
d. The proposal attempts to protect
and mitigate impacts to the critical area func-
tions and values consistent with the best avail-
able science; and
e. The proposal is consistent with
other applicable regulations and standards.
2. The application of this title would deny
all reasonable economic use (see the definition
of "reasonable economic use(s)" in ECDC
23.40.005) of the subject property. A reasonable
use exception may be authorized as a variance
only if an applicant demonstrates that:
a. The application of this title would
deny all reasonable economic use of a property
or subject parcel;
b. No other reasonable economic use
of the property consistent with the underlying
zoning and the city comprehensive plan has
less impact on the critical area;
c. The proposed impact to the critical
area is the minimum necessary to allow for
reasonable economic use of the property;
d. The inability of the applicant to
derive reasonable economic use of the prop-
erty is not the result of actions by the applicant
after the effective date of the ordinance codi-
fied in this title or its predecessor;
e. The proposal does not pose an
unreasonable threat to the public health,
safety, or welfare on or off the development
proposal site;
f. The proposal minimizes net loss of
critical area functions and values consistent
with the best available science; and
g. The proposal is consistent with
other applicable regulations and standards.
B. Specific Variance Criteria. A variance
may be granted if the applicant demonstrates
that the requested action conforms to all of the
following specific criteria:
1. Special conditions and circumstances
exist that are peculiar to the land, the lot, or
something inherent in the land, and that are not
applicable to other lands in the same district;
2. The special conditions and circum-
stances do not result from the actions of the
applicant;
3. A literal interpretation of the provi-
sions of this title would deprive the applicant
of all reasonable economic uses and privileges
permitted to other properties in the vicinity and
zone of the subject property under the terms of
this title, and the variance requested is the min-
imum necessary to provide the applicant with
such rights;
4. Granting the variance requested will
not confer on the applicant any special privilege
that is denied by this title to other lands, struc-
tures, or buildings under similar circumstances;
5. The granting of the variance is consis-
tent with the general purpose and intent of this
title, and will not further degrade the functions
23-55 (Revised 5/18)
23.40.215
or values of the associated critical areas or oth-
erwise be materially detrimental to the public
welfare or injurious to the property or
improvements in the vicinity of the subject
property; and
6. The decision to grant the variance is
based upon the best available science and
gives special consideration to conservation or
protection measures necessary to preserve or
enhance anadromous fish habitat.
C. Hearing Examiner Review. The city
hearing examiner shall, as a Type III -A deci-
sion (see Chapter 20.01 ECDC), review vari-
ance applications and conduct a public
hearing. The hearing examiner shall approve,
approve with conditions, or deny variance
applications based on a proposal's ability to
comply with general and specific variance cri-
teria provided in subsections (A) and (B) of
this section.
D. Conditions May Be Required. The
director retains the right to prescribe such con-
ditions and safeguards as are necessary to
secure adequate protection of critical areas
from adverse impacts, and to ensure confor-
mity with this title for variances granted
through hearing examiner review.
E. Time Limit. The director shall prescribe
a time limit within which the action for which
the variance is required shall be begun, com-
pleted, or both. Failure to begin or complete
such action within the established time limit
shall void the variance, unless the applicant
files an application for an extension of time
before the expiration. An application for an
extension of time shall be reviewed by the
director as a Type II decision (see Chapter
20.01 ECDC).
F. Burden of Proof. The burden of proof
shall be on the applicant to bring forth evi-
dence in support of a variance application and
upon which any decision has to be made on the
application. [Ord. 4026 § 1 (Att. A), 2016;
Ord. 3783 § 15, 2010; Ord. 3775 § 15, 2010;
Ord. 3736 §§ 72, 73, 2009; Ord. 3527 § 2,
2004].
23.40.215 Critical area restoration
projects.
A. When a critical area restoration project
is proposed that is not required as mitigation
for a development proposal, the director or
hearing examiner (as applicable) may grant
relief from standard critical area buffer
requirements if the restoration project
involves:
1. The daylighting of a stream or tidal
channel; or
2. Expansion of a wetland that would
cause a landward expansion of the wetland
buffer.
B. The restoration project proposal will
include a proposed buffer width for the project
that is developed from an assessment by a
qualified critical area consultant on the buffer
width necessary to ensure that the restoration
project is successful and the ecological func-
tions of the areas adjacent to the stream or wet-
land will be enhanced.
C. The director or hearing examiner (as
applicable) will consider the proposed buffer
width along with hydrologic, geologic, and
other habitat data for the site to determine if
the project warrants a buffer width that devi-
ates from the standard critical area buffer
widths.
D. If the director or hearing examiner (as
applicable) determines that a reduced buffer
width is appropriate for the proposed resto-
ration project, the director may approve the
reduced buffer width for the proposed resto-
ration site. [Ord. 4026 § 1 (Att. A), 2016].
Part III. Allowed Activities, Exemptions
and Noncompliance Penalties
23.40.220 Allowed activities.
A. Critical Area Report. Activities allowed
under this title shall have been reviewed and
permitted or approved by the city of Edmonds
or other agency with jurisdiction, but do not
require submittal of a critical area report,
unless such submittal was required previously
for the underlying permit. The director may
(Revised 5/18) 23-56
Edmonds Community Development Code
23.40.220
apply conditions to the underlying permit or
approval to ensure that the allowed activity is
consistent with the provisions of this title to
protect critical areas.
B. Required Use of Best Management
Practices. All allowed activities shall be con-
ducted using the best management practices
that result in the least amount of impact to the
critical areas. Best management practices shall
be used for tree and vegetation protection, con-
struction management, erosion and sedimenta-
tion control, water quality protection, and
regulation of chemical applications. The city
may observe or require independent inspection
of the use of best management practices to
ensure that the activity does not result in deg-
radation to the critical area. Any incidental
damage to, or alteration of, a critical area shall
be restored, rehabilitated, or replaced at the
responsible party's expense.
C. Allowed Activities. The following activ-
ities are allowed:
1. Permit Requests Subsequent to Previ-
ous Critical Areas Review. Development per-
mits and approvals that involve both
discretionary land use approvals (such as sub-
divisions, rezones, or conditional use permits)
and construction approvals (such as building
permits) if all of the following conditions have
been met:
a. The provisions of this title have
been previously addressed as part of another
approval;
b. There have been no material
changes in the potential impact to the critical
area or buffer since the prior review;
c. The permit or approval has not
expired or, if no expiration date, no more than
five years have elapsed since the issuance of
that permit or approval;
d. There is no new information avail-
able that is applicable to any critical area
review of the site or particular critical area; and
e. Compliance with any standards or
conditions placed upon the prior permit or
approval has been achieved or secured;
2. Modification to Structures Existing
Outside of Critical Areas and/or Buffers.
Structural modification of, addition to, or
replacement of a legally constructed structure
existing outside of a critical area or its buffer
that does not further alter or increase the
impact to the critical area or buffer and there is
no increased risk to life or property as a result
of the proposed modification or replacement;
3. Modifications to Existing Structures
within Critical Areas and/or Buffers. Modifi-
cation to a legally constructed structure exist-
ing within a critical area or buffer shall be
allowed when the modification:
a. Does not increase the footprint of
the structure; and
b. Does not increase the impact to the
critical area or buffer; and
c. Does not increase risk to life or
property as a result of the proposed modifica-
tion or replacement.
Additions to legally constructed struc-
tures existing within a critical area or buffer
that do increase the existing footprint of devel-
opment shall be subject to and permitted in
accordance with the development standards of
the associated critical area type (see ECDC
23.50.040 and 23.90.040). This provision shall
be interpreted to supplement the provisions of
the Edmonds Community Development Code
relating to nonconforming structures in order
to permit the full reconstruction of a legal non-
conforming building within its footprint;
4. Development Proposals within Inter-
rupted Stream or Wetland Buffers. Adjacent
areas that may be physically separated from a
stream or wetland due to existing, legally
established structures or paved areas may be
exempted from the prescribed buffer widths if
proven scientifically to be functionally iso-
lated from the stream or wetland. The director
will require the applicant to provide a site
assessment and functional analysis documen-
tation report by a qualified critical area consul-
tant that demonstrates the interrupted buffer
area is functionally isolated. The director shall
consider the hydrologic, geologic, and/or bio-
23-57 (Revised 5/18)
23.40.220
logical habitat connection potential and the
extent and permanence of the physical separa-
tion;
5. Activities within the Improved Right -
of -Way. Replacement, modification, installa-
tion, or construction of utility facilities, lines,
pipes, mains, equipment, or appurtenances,
when such facilities are located within the
improved portion of the public right-of-way or
a city -authorized private roadway, except
those activities that alter a wetland or water-
course, such as culverts or bridges, or result in
the transport of sediment or increased storm
water;
6. Minor Utility Projects. Utility proj-
ects that have minor or short -duration impacts
to critical areas, as determined by the director
in accordance with the criteria below, and
which do not significantly impact the function
or values of a critical area(s); provided, that
such projects are constructed with best man-
agement practices and additional restoration
measures are provided. Minor activities shall
not result in the transport of sediment or
increased storm water. Such allowed minor
utility projects shall meet the following crite-
ria:
a. There is no practical alternative to
the proposed activity with less impact on criti-
cal areas;
b. The activity involves the place-
ment of utility pole(s), street sign(s),
anchor(s), or vault(s) or other small compo-
nent(s) of a utility facility; and
c. The activity involves disturbance
of an area less than 75 square feet;
7. Public and Private Pedestrian Trails.
New public and private pedestrian trails sub-
ject to the following:
a. The trail surface shall be limited to
pervious surfaces and meet all other require-
ments, including water quality standards set
forth in the current editions of the International
Residential Code and International Building
Code, as adopted in ECDC Title 19;
b. Critical area and/or buffer widths
shall be increased, where possible, equal to the
width of the trail corridor, including disturbed
areas;
c. Trails proposed to be located in
landslide or erosion hazard areas shall be con-
structed in a manner that does not increase the
risk of landslide or erosion and in accordance
with an approved geotechnical report; and
d. Trails located only in the outer 25
percent of critical areas buffers, and located to
avoid removal of significant trees. Where
existing legally established development has
reduced the width of the critical areas buffer,
trails may be placed in the outer 25 percent of
the remaining critical area buffer. The trail
shall be no more than five feet in width and for
pedestrian use only. Raised boardwalks utiliz-
ing nontreated pilings may be acceptable.
Allowances for trails within the inner
75 percent of critical areas buffers are pro-
vided within applicable sections of Chapters
23.50 through 23.90 ECDC;
8. Select Vegetation Removal Activi-
ties. The following vegetation removal activi-
ties:
a. The removal of the following veg-
etation with hand labor and hand tools for the
purpose of habitat restoration when the area of
work is under 1,500 square feet in area per
year:
i. Invasive and noxious weeds;
ii. English ivy (Hedera helix);
iii. Himalayan blackberry (Rubus
discolor, R. procerus);
iv. Evergreen blackberry (Rubus
laciniatus);
v. Scot's broom (Cytisus scopar-
ius); and
vi. Hedge and field bindweed
(Convolvulus sepium and C. arvensis);
Removal of these invasive and nox-
ious plant species shall be restricted to hand
removal unless permits or approval from the
appropriate regulatory agencies have been
obtained for approved biological or chemical
treatments or other removal techniques. All
removed plant material shall be taken away
from the site and appropriately disposed of.
(Revised 5/18) 23-58
Edmonds Community Development Code
23.40.220
Plants that appear on the Washington State
Noxious Weed Control Board list of noxious
weeds must be handled and disposed of
according to a noxious weed control plan
appropriate to that species.
For activities intended to protect or
restore habitat in wetlands or fish and wildlife
habitat conservation areas, vegetation removal
under this section may exceed the 1,500 square
foot limitation if:
i. The activity is proposed and
managed by a nonprofit or other organization,
approved by the city, that has demonstrated
expertise and experience in the restoration or
invasive removal activity; and
ii. The project sponsor provides a
specific proposal identifying the scope and
location of the project, provides for project
supervision, and includes a monitoring and
inspection schedule acceptable to the city and
approved by the appropriate city department;
b. The removal of trees from critical
areas and buffers that are hazardous, posing a
threat to public safety, or posing an imminent
risk of damage to private property; provided,
that:
i. The applicant submits a report
from an ISA- or ASCA-certified arborist or
registered landscape architect that documents
the hazard and provides a replanting schedule
for the replacement trees;
ii. Tree cutting shall be limited to
pruning and crown thinning, unless otherwise
justified by a qualified professional. Where
pruning or crown thinning is not sufficient to
address the hazard, trees should be removed or
converted to wildlife snags;
iii. All vegetation cut (tree stems,
branches, etc.) shall be left within the critical
area or buffer unless removal is warranted due
to the potential for disease or pest transmittal
to other healthy vegetation or unless removal
is warranted to improve slope stability;
iv. The land owner shall replace
any trees that are removed with new trees at a
ratio of two replacement trees for each tree
removed (2:1) within one year in accordance
with an approved restoration plan. Replace-
ment trees may be planted at a different,
nearby location if it can be determined that
planting in the same location would create a
new hazard or potentially damage the critical
area. Replacement trees shall be species that
are native and indigenous to the site and a min-
imum of one to two inches in diameter at
breast height (dbh) for deciduous trees and a
minimum of six feet in height for evergreen
trees as measured from the top of the root ball;
v. If a tree to be removed provides
critical habitat, such as an eagle perch, a qual-
ified wildlife biologist shall be consulted to
determine timing and methods of removal that
will minimize impacts; and
vi. Hazard trees determined to
pose an imminent threat or danger to public
health or safety, to public or private property,
or of serious environmental degradation may
be removed or pruned by the land owner prior
to receiving written approval from the city;
provided, that within 14 days following such
action, the land owner shall submit a resto-
ration plan that demonstrates compliance with
the provisions of this title;
c. Measures to control a fire or halt
the spread of disease or damaging insects con-
sistent with the State Forest Practices Act,
Chapter 76.09 RCW; provided, that the
removed vegetation shall be replaced in kind
or with similar native species within one year
in accordance with an approved restoration
plan;
d. Chemical Applications. The appli-
cation of herbicides, pesticides, organic or
mineral -derived fertilizers, or other hazardous
substances, if necessary, as approved by the
city; provided, that their use shall be restricted
in accordance with State Department of Fish
and Wildlife Management Recommendations
and the regulations of the State Department of
Agriculture, the U.S. Environmental Protec-
tion Agency, and Department of Ecology; and
23-59 (Revised 5/18)
23.40.230
e. Unless otherwise provided, or as a
necessary part of an approved alteration,
removal of any vegetation or woody debris
from a fish and wildlife habitat conservation
area or wetland shall be prohibited;
9. Minor Site Investigative Work. Work
necessary for land use submittals, such as sur-
veys, soil logs, percolation tests, and other
related activities, where such activities do not
require construction of new roads or signifi-
cant amounts of excavation. In every case,
impacts to the critical area shall be minimized
and disturbed areas shall be immediately
restored; and
10. Navigational Aids and Boundary
Markers. Construction or modification of nav-
igational aids and boundary markers. [Ord.
4106 § 1, 2018; Ord. 4026 § 1 (Att. A), 2016;
Ord. 3527 § 2, 2004].
23.40.230 Exemptions.
A. Exemption Request and Review Pro-
cess. The proponent of the activity may submit
a written request for exemption to the director
that describes the activity and states the
exemption listed in this section that applies.
The director shall review the exemption
request to verify that it complies with this title
and approve or deny the exemption. If the
exemption is approved, it shall be placed on
file with the city of Edmonds. If the exemption
is denied, the proponent may continue in the
review process and shall be subject to the
requirements of this title.
B. Exempt Activities and Impacts to Criti-
cal Areas. All exempted activities shall use
reasonable methods to avoid potential impacts
to critical areas. To be exempt from this title
does not give permission to degrade a critical
area or ignore risk from natural hazards. Any
incidental damage to, or alteration of, a critical
area that is not a necessary outcome of the
exempted activity shall be restored, rehabili-
tated, or replaced at the responsible party's
expense.
C. Exempt Activities. The following devel-
opments, activities, and associated uses shall
be exempt from the provisions of this title; pro-
vided, that they are otherwise consistent with
the provisions of other local, state, and federal
laws and requirements:
1. Emergencies. Those activities neces-
sary to prevent an immediate threat to public
health, safety, or welfare, or that pose an
immediate risk of damage to private property
and that require remedial or preventative
action in a time frame too short to allow for
compliance with the requirements of this title.
Emergency actions that create an impact
to a critical area or its buffer shall use reason-
able methods to address the emergency; in
addition, they must have the least possible
impact to the critical area or its buffer. The per-
son or agency undertaking such action shall
notify the director within one working day fol-
lowing commencement of the emergency
activity. Within 30 days, the director shall
determine if the action taken was within the
scope of the emergency actions allowed in this
subsection. If the director determines that the
action taken, or any part of the action taken,
was beyond the scope of an allowed emer-
gency action, then enforcement provisions of
ECDC 23.40.240, Unauthorized critical area
alterations and enforcement, shall apply.
After the emergency, the person or
agency undertaking the action shall fully fund
and conduct necessary restoration and/or miti-
gation for any impacts to the critical area and
buffers resulting from the emergency action in
accordance with an approved critical areas
report and mitigation plan. The person or
agency undertaking the action shall apply for
review, and the alteration, critical area report,
and mitigation plan shall be reviewed by the
director in accordance with the review proce-
dures contained herein. Restoration and/or
mitigation activities must be initiated within
one year of the date of the emergency and
completed in a timely manner;
(Revised 5/18) 23-60
Edmonds Community Development Code
23.40.230
2. Operation, Maintenance, or Repair.
Operation, maintenance, or repair of existing
structures, infrastructure improvements, utili-
ties, public or private roads, dikes, levees, or
drainage systems that do not require construc-
tion permits, if the activity does not further
alter or increase the impact to, or encroach fur-
ther within, the critical area or buffer and there
is no increased risk to life or property as a
result of the proposed operation, maintenance,
or repair. Operation and maintenance also
includes normal maintenance of vegetation
performed in accordance with best manage-
ment practices; provided, that such manage-
ment actions are part of regular and ongoing
maintenance, do not expand further into the
critical area, are not the result of an expansion
of the structure or utility, and do not directly
impact an endangered or threatened species;
and
3. Passive Outdoor Activities. Recre-
ation, education, and scientific research activi-
ties that do not degrade the critical area,
including fishing, hiking, and bird watching.
23-60.1 (Revised 5/18)
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(Revised 5/18) 23-60.2
Edmonds Community Development Code
Ordinance Table
4037 7/5/16
Amends Ch. 3.36; repeals Ch. 18.82,
impact fees (3.36)
4039 8/2/16
Amends Ch. 20.60, sign code (20.60)
4044 10/4/16
Amends Ch. 18.30, stormwater
management (18.30)
4058 2/21/17
Amends Ch. 17.95, commute trip reduction
(17.95)
4064 4/4/17
Amends Ch. 20.60, sign code (20.60)
4068 5/2/17
Amends § 18.00.050, apprentice
requirements for public works construction
projects (18.00)
4070 6/6/17
Adds Ch. 20.75 and § 21.30.032; amends
§ 21.100.040, unit lot subdivision and
definitions (20.75, 21.30, 21.100)
4072 6/ 13/ 17
Adds Title 24; amends § 20.01.003; repeals
Chs. 20.55 and 23.10, shoreline master
program (20.01, 24.10, 24.20, 24.30, 24.40,
24.50, 24.60, 24.70, 24.80, 24.90, 24.100)
4078 8/15/17
Amends Ch. 16.60 and § 20.60.045, zoning
(16.60, 20.60)
4085 11/6/17
Adds § 21.55.070; amends §§ 9.20.020,
9.20.060, 9.20.070, 18.00.010(B),
18.45.050(H), 18.80.020(B), 18.95.020(C),
20.11.030(B), 20.13.010(H), 20.13.020,
20.13.030(E), 20.35.050(A), 20.35.090(C),
20.75.020, 22.100.050(B) and
22.100.090(B), low impact development
(9.20, 18.00, 18.45, 18.80, 18.95, 20.11,
20.13, 20.35, 20.75, 21.55, 22.100)
4106 4/17/18
Amends § 23.40.220, environmentally
critical areas (23.40)
4111 4/24/18
Amends § 19.00.025 and Ch. 19.25,
building and fire codes (19.00, 19.25)
Tables - 9 (Revised 5/18)
Edmonds Community Development Code Interim and Moratorium Ordinance Table
Ord. Effective Expiration
No. Date Date Description
4097 3/21/18 8/7/18 Extends prohibition on installation of styrene-butadiene rubber on publicly owned athletic fields
(Not codified)
I/M - 1 (Revised 5/18)
Edmonds Community Development Code
Definitions
Fence 21.30.020
Flag lot 21.30.030
Flat 21.30.032
Float, recreational 21.30.035
Floor area 21.30.040
Formal subdivision 21.30.050
Foster home 21.30.060
Fraternity 21.30.070
Garage 21.35.010
General 21.00.000
Ground floor 21.35.017
Guest house 21.35.030
Halfway house 21.40.005
Hallway 21.40.006
Hearing examiner 21.40.010
Height 21.40.030
Home occupation 21.40.040
Horse 21.40.050
Hospitals 21.40.055
Hotel 21.40.060
Interior lot 21.45.010
Irregular lot 21.45.020
Kennel 21.50.010
Kitchen 21.50.020
Landslide hazard area and earth subsidence 21.55.060
Local public facilities 21.55.007
Lot 21.55.010
Lot area 21.55.020
Lot, corner 21.15.100
Lot depth 21.55.030
Lot line 21.55.040
Lot of record 21.55.015
Lot width 21.55.050
Low impact development (LID) 21.55.070
May 21.00.000
Mobile home 21.60.010
Mobile home park 21.60.020
Moorage 21.60.030
Motel 21.60.040
Multiple dwelling 21.60.050
Multiple dwelling units 21.60.060
Natural open space areas 21.65.010
Neighborhood park 21.65.020
Off-street parking 21.75.020
Office 21.75.010
Open space 21.75.030
Other sexually oriented business 21.75.080
Outdoor dining area 21.75.120
Parks and recreation special areas 21.80.005
Pedestrian -bike path 21.80.040
Permit coordinator 21.80.020
Permitted use 21.80.010
Person 21.80.030
Petroleum products storage and distributing 21.80.050
Pier 21.80.055
Planning advisory board 21.80.060
Planning official 21.80.065
Primary use 21.80.070
Private 21.80.080
Private parking 21.80.090
Project permit, project permit application 21.80.095
Public market 21.80.103
Public meeting 21.80.105
Rear lot line 21.85.010
Rear setback 21.85.020
Recreational facilities 21.85.030
Regional park 21.85.031
Regional public facilities 21.85.033
Related equipment 21.85.035
Restaurant 21.85.040
Retirement home 21.85.050
Riding academy 21.85.060
Roof 21.85.070
Rooming house 21.85.080
Satellite television antenna 21.90.006
School 21.90.008
Secondary use 21.90.010
Self service station 21.90.014
Service club 21.90.011
Setback 21.90.020
Sexually oriented business 21.90.024
Sexually oriented materials 21.90.025
Shall 21.00.000
Short subdivision 21.90.030
Side lot line 21.90.040
Side setback 21.90.050
Sidewalk or trail 21.90.060
Single-family dwelling unit 21.90.080
Site 21.90.090
Small animal hospital 21.90.095
Sorority 21.90.100
Specified anatomical areas 21.90.101
Specified sexual activities 21.90.102
Story 21.90.110
Street 21.90.120
Street lot line 21.90.130
Street setback 21.90.140
Structural alterations 21.90.160
Structure 21.90.150
Subdivision 21.90.170
Tavern 21.100.010
Temporary building or structure 21.100.020
Through lot 21.100.030
Townhouse 21.100.040
Trailer 21.100.060
Trailer park 21.100.070
Trails 21.100.050
Transient accommodation 21.100.075
Index-3 (Revised 5/18)
Design review
Transit center 21.100.090
Undisturbed soil 21.105.010
Usable satellite signal 21.105.115
Use 21.105.020
Used 21.00.000
Used car lot (or sales) 21.105.030
Vacation 21.110.010
Working day 21.115.030
Zero lot line development 21.125.010
Design review
Appeals 20.11.040
Applicability, scope 20.10.020
Approval lapse 20.11.050
Augmented architectural design review application
20.10.045
Design criteria 20.11.030
District -based
appeals 20.12.080
applicability 20.12.010
approval lapse 20.12.090
architectural design board review 20.12.020
city staff review 20.12.030
design guidelines, criteria, checklist 20.12.070
process, intent 20.12.005
Findings 20.11.020
Permit approval required 20.10.030
Pre -application 20.10.040
Procedure 20.11.010
Purpose 20.10.000
Types 20.10.010
Design standards
BD zones
applicability 22.43.000
awnings/canopies, signage 22.43.040
blank wall treatments 22.43.060
ground level details 22.43.030
HVAC equipment 22.43.070
massing, articulation 22.43.010
orientation 22.43.020
transparency, street level 22.43.050
Firdale Village mixed -use zone
applicability, goals, project vision 22.100.000
architectural design 22.100.020
definitions
courtyard 22.100.100
curb cut 22.100.100
facade 22.100.100
frontage 22.100.100
human scale 22.100.100
landscaping 22.100.100
modulation 22.100.100
pedestrian -oriented facade 22.100.100
pedestrian -oriented space 22.100.100
vertical articulation 22.100.100
landscaping, screening 22.100.050
lighting 22.100.070
pedestrian orientation, outdoor spaces, amenities
22.100.030
safety issues 22.100.080
signage 22.100.060
site design, planning 22.100.010
sustainable design 22.100.090
vehicular access, parking 22.100.040
WNW zone
amenity space, open space 22.110.070
building types 22.110.010
design treatments 22.110.015
frontage types 22.110.020
green building construction, housing
factor 22.110.070
generally 22.110.030
tools 22.110.100
height bonus 22.110.090
parking, circulation 22.110.050
public space 22.110.080
purpose, intent 22.110.000
Development agreements See under Development
permit applications
Development permit applications
See also Permits
Action types 20.01.001
Closed record appeals
consolidation 20.07.002
decision governed by 20.07.004
generally 20.07.001
judicial 20.07.006
parties of record 20.07.003
procedure 20.07.005
Contents 20.02.002
Development agreements
appeal 20.08.060
approval procedure 20.08.040
authority 20.08.010
enforceability 20.08.030
form, term, recordation 20.08.050
general provisions 20.08.020
Development regulations, SEPA consistency
categorically exempt, planned actions 20.04.003
determination 20.04.001
initial SEPA analysis 20.04.002
Exemptions 20.01.007
Framework 20.01.003
Irreconcilable applications 20.02.004
Legislative enactments not restricted 20.01.006
Notice
optional 20.03.006
procedures 20.03.002
public hearing 20.03.003
(Revised 5/18) Index-4
Edmonds Community Development Code
Environmentally critical areas
shoreline master program 20.03.005
State Environmental Policy Act 20.03.004
Open record public hearings
burden, nature of proof 20.06.006
conflict of interest 20.06.003
decision 20.06.008
director responsibility 20.06.002
disqualification 20.06.005
ex parte communications 20.06.004
generally 20.06.000
joint 20.06.001
notice of final decision 20.06.009
order of proceedings 20.06.007
reconsideration 20.06.010
Optional preapplication conference 20.02.001
Procedures, determination of type 20.01.002
Purpose, general provisions 20.01.000
Referral, review 20.02.005
Resubmission after denial 20.02.006
Submission, determination of completeness 20.02.003
Disabled persons reasonable accommodations
process
Appeals 17.05.050
Applicability 17.05.040
Purpose of provisions 17.05.010
Waivers, variances
building codes, safety levels 17.05.030
development code 17.05.020
Docks, piers, moorage See Shoreline management
program
Dredging, spoil deposits See Shoreline management
program; Zoning
Drive-in businesses See Zoning
Dry cleaning and laundry plants See Zoning
Dust See Performance standards under Zoning
Dwelling units, accessory
Application, fees 20.21.025
Criteria, regulations 20.21.030
Nontransferability 20.21.040
Occupants, number limited 20.21.020
Permits
conditions 20.21.060
required 20.21.030
Preexisting 20.21.050
Prohibited where 20.21.010
Purpose 20.21.000
—E—
Earth subsidence See Landslide hazard, earth
subsidence under Building permits
Electrical code
See also Building code
Adopted 19.55.000
Applicability 19.55.005
Conflict with other provisions 19.55.015
Liability 19.55.010
Electrical interference See Performance standards
under Zoning
Encroachment permits
Applications 18.70.020
Definitions
art 18.70.030
artwork 18.70.030
barrier 18.70.030
exclusive bistro and outdoor dining 18.70.030
temporary in nature 18.70.000
temporary object 18.70.000
use 18.70.000
Exemptions 18.70.010
Fees 18.70.050
Required 18.70.000
Review 18.70.030
Revocation 18.70.040
Energy code
See also Building code
Adopted 19.30.000
Environmental review See under SEPA
Environmentally critical areas
See also Critical aquifer recharge areas;
Development permit applications; Fish and
wildlife habitat conservation areas; Frequently
flooded areas; Geologically hazardous areas;
SEPA; Shoreline master program; Wetlands
Allowed activities 23.40.220
Authority 23.40.010
Bonds 23.40.290
Building setbacks 23.40.280
City council reports 23.40.055
Definitions
100-year flood 23.40.005
adjacent 23.40.005
alteration 23.40.005
best available science 23.40.310
best management practices 23.40.005
buffer 23.40.005
chapter 23.40.005
city 23.40.005
city council 21.15.030
class 23.40.005
clearing 23.40.005
compensation project 23.40.005
compensatory mitigation 23.40.005
council 21.15.030
creation 23.40.005
critical areas 23.40.005
development proposal 23.40.005
director 23.40.005
Index-5 (Revised 5/18)
Existing building code
division 23.40.005
unfavorable 23.40.180
enhancement 23.40.005
general requirements 23.40.060
erosion 23.40.005
mitigation
erosion hazard areas 23.80.020
innovative 23.40.140
floodplain 23.40.005
plan requirements 23.40.130
footprint of development 23.40.005
requirements 23.40.110
footprint of existing development 23.40.005
sequencing 23.40.120
functions 23.40.005
notice of initial determination 23.40.080
geologist 23.40.005
preapplication consultation 23.40.070
geotechnical engineer 23.40.005
report requirements
grading 23.40.005
generally 23.40.090
habitats of local importance 23.40.005
modifications 23.40.100
in -lieu fee program 23.40.005
variances 23.40.210
landslide hazard areas 23.80.020
Science, best available 23.40.310
mitigation 23.40.005
Severability 23.40.030
native vegetation 23.40.005
Signs 23.40.250
normal maintenance of vegetation 23.40.005
Tracts, easements 23.40.270
noxious weeds 23.40.005
Unauthorized alterations 23.40.240
planning staff 23.40.005
Existing building code
preservation 23.40.005
See also Building code
qualified critical areas consultant 23.40.005
Adopted 19.50.000
qualified professional 23.40.005
reasonable economic use(s) 23.40.005
— F —
redeveloped land(s) 23.40.005
reestablishment 23.40.005
Family day-care See Zoning
rehabilitation 23.40.005
Fees See Comprehensive plan
restoration 23.40.005
Fences, gates See under Swimming pool code; Zoning
seismic hazard areas 23.80.020
Fire code
species of local importance 23.40.005
See also Building code; Performance standards under
Storm Water Management Manual 23.40.005
Zoning
streams 23.40.005
Adopted 19.25.000
title 23.40.005
Amendments 19.25.005
undeveloped land(s) 23.40.005
Charges
wetland class 23.40.005
fire review, inspection 19.25.025
wetland functions 23.40.005
water mains, hydrants 19.25.045
wetland mitigation bank 23.40.005
Definitions
wetlands 23.40.005
fire code official 19.25.015
Enforcement 23.40.240
jurisdiction 19.25.015
Exemptions 23.40.230
legal representative of the jurisdiction 19.25.015
Inspections 23.40.300
police 19.25.015
Jurisdiction 23.40.040
Department of fire prevention 19.25.010
Markers 23.40.250
Dwelling fire sprinkler systems, connection fees
Protection 23.40.050
19.25.036
Purpose of provisions 23.40.000
Fire protection systems 19.25.035
Relationship to other regulations 23.40.020
Hydrants
Restoration projects 23.40.215
installation 19.25.040
Review process
location
appeals 23.40.200
private 19.25.060
completion 23.40.190
public 19.25.055
contingent review procedure 23.40.195
specifications 19.25.065
criteria 23.40.160
Modifications, interpretations, appeals 19.25.030
decision
Permits 19.25.020
favorable 23.40.170
Violation, penalties 19.25.070
generally 23.40.150
Water mains, service lines 19.25.040, 19.25.050
(Revised 5/18) Index-6
