2020-08-12 Planning Board PacketPlanning Board
Remote Zoom Meeting
Agenda
121 5th Ave. N.
Edmonds, WA 98020
www.edmondswa.gov
Michelle Martin
425-771-0220
Wednesday, August 12, 2020 7:00 PM Virtual Online Meeting
Remote Meeting Information
Join Zoom Meeting: https://zoom.us/j/94929270967
Meeting ID: 949 2927 0967
Call into the meeting by dialing: 253-215-8782
Land Acknowledgement for Indigenous Peoples
We acknowledge the original inhabitants of this place, the Sdohobsh (Snohomish) people and their
successors the Tulalip Tribes, who since time immemorial have hunted, fished, gathered, and taken
care of these lands. We respect their sovereignty, their right to self-determination, and we honor their
sacred spiritual connection with the land and water.
1. Call to Order
Attendee Name Present Absent Late Arrived
2. Approval of Minutes
A. Generic Agenda Item (ID # 4810)
Approval of Minutes
Background/History
July 8th meeting minutes approved at July 22nd meeting.
Staff Recommendation
Motion to approve July 22nd meeting minutes.
ATTACHMENTS:
• Attachment 1: Draft Planning Board minutes (PDF)
Planning Board Page 1 Printed 81712020
Remote Zoom Meeting Agenda August 12, 2020
3. Announcement of Agenda
4. Audience Comments
5. Administrative Reports
6. Public Hearings
7. Unfinished Business
8. New Business
A. Generic Agenda Item (ID # 4829)
Flood Damage Prevention Ordinance - New Chapter 19.07 ECDC
Background/History
A new Flood Insurance Study (FIS) and Flood Insurance Rate Map (FIRM) became effective June
19, 2020. The City of Edmonds was required revise and adopt compliant regulations prior to
this date. Failure to adopt the FIS and FIRM through revision of local regulations would have
resulted in immediate suspension from the National Flood Insurance Program (NFIP). FEMA has
stated it did not have the authority to postpone the effective dates of the maps in response to
the COVID-19 outbreak. These dates are set by legislation and federal regulation that require a
community to adopt the new FIS and accompanying FIRM within six (6) months of the issuance
of the Letter of Final Determination. FEMA encouraged communities to find whatever flexibility
is available in their process to ensure that the FIS and FIRM are adopted on time to avoid the
difficulties of suspension.
Early this year, restrictions to the Open Public Meeting Act (OPMA) prevented the City of
Edmonds from following the normal process for code updates. In order to remain in the NFIP,
the City adopted Interim Ordinance No. 4188 which contained flood damage prevention
ordinance that satisfied FEMA's requirements for the City of Edmonds to remain in the NFIP.
Now that some restrictions to OPMA have been lifted, the updated flood damage prevention
ordinance is being reviewed for adoption of a permanent ordinance.
Staff Recommendation
Schedule a public hearing before the Planning Board on September 1, 2020 to take public
comments on the draft flood damage prevention ordinance.
ATTACHMENTS:
• Attachment 1: DRAFT Chapter 19.07 ECDC Flood Damage Prevention 2020.08.06 (PDF)
• Attachment 2: ECDC 23.70.010 (PDF)
• Attachment 3: Old FIRM Maps (PDF)
• Attachment 4: New FIRM Maps (PDF)
• Attachment 5: Model Flood Damage Prevention Ordinance (PDF)
• Attachment 6: Interim Ordinance No. 4188 (PDF)
• Attachment 7: Planing Board May 27, 2020 Minutes Excerpt (PDF)
Planning Board Page 2 Printed 81712020
Remote Zoom Meeting Agenda August 12, 2020
• Attachment 8: City Council June 2, 2020 Minutes Excerpt (PDF)
B. Generic Agenda Item (ID # 4833)
Issues / discussion on development code work, including EV charging infrastructure, tree codes, and
other potential amendments
Background/History
The Planning Board developed an extended agenda containing a priority list of code
development projects which was reviewed with the City Council on July 28, 2020. The Council
concurred with the Board's work program.
Staff Recommendation
This is a discussion item.
ATTACHMENTS:
• Attachment 1: RCC EV Research summary- Final with table (PDF)
C. Generic Agenda Item (ID # 4828)
Review/Discussion of Joint Meeting with Council
Background/History
The Planning Board had a joint meeting with the City Council on July 28, 2020.
Staff Recommendation
N/A
ATTACHMENTS:
• Attachment 1: PB-CC joint meeting summary 2020-07-28 (PDF)
9. Planning Board Extended Agenda
A. Generic Agenda Item (ID # 4835)
Review of Extended Agenda
Background/History
The Planning Board extended agenda is reviewed each meeting.
Staff Recommendation
N/A
ATTACHMENTS:
• Attachment 1: 08-12-2020 PB Extended Agenda (PDF)
10. Planning Board Chair Comments
11. Planning Board Member Comments
12. Adjournment
Planning Board Page 3 Printed 81712020
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Planning Board Agenda Item
Meeting Date: 08/12/2020
Approval of Minutes
Staff Lead: Michelle Martin
Department: Development Services
Prepared By: Michelle Martin
Background/History
July 8th meeting minutes approved at July 22nd meeting.
Staff Recommendation
Motion to approve July 22nd meeting minutes.
Narrative
Copy of July 22nd meeting minutes attached.
Attachments:
Attachment 1: Draft Planning Board minutes
Packet Pg. 4
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CITY OF EDMONDS PLANNING BOARD
Minutes of Virtual Meeting
Via Zoom
July 22, 2020
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Chair Robles called the virtual meeting of the Edmonds Planning Board to order at 7:00 p.m. c
LAND ACKNOWLEDGEMENT FOR INDIGENOUS PEOPLES o
We acknowledge the original inhabitants of this place, the Sdohobsh (Snohomish) people and their successors the Tulalip 0
Tribes, who since time immemorial have hunted, fished, gathered, and taken care of these lands. We respect their a
sovereignty, their right to self-determination, and we honor their sacred spiritual connection with the land and water. Q
BOARD MEMBERS PRESENT
Daniel Robles, Chair
Mike Rosen, Vice Chair
Matthew Cheung
Todd Cloutier
Nathan Monroe
Carreen Nordling Rubenkonig
Roger Pence
Conner Bryan, Student Representative
BOARD MEMBERS ABSENT
Alicia Crank (excused)
READING/APPROVAL OF MINUTES
STAFF PRESENT
Kernen Lien, Environmental Program Manager
Angela Feser, Parks, Recreation and Cultural Services Director
BOARD MEMBER RUBENKONIG MOVED THAT THE MINUTES OF JULY 8, 2020 BE APPROVED AS
PRESENTED. BOARD MEMBER PENCE SECONDED THE MOTION, WHICH CARRIED UNANIMOUSLY.
ANNOUNCEMENT OF AGENDA
The agenda was accepted as presented.
AUDIENCE COMMENTS
There were no public comments.
DEVELOPMENT SERVICES DIRECTOR REPORT TO PLANNING BOARD
Chair Robles referred the Board to the Development Services Director's Report that was provided in the packet. Board
Member Pence asked how a person would get on the list to receive notices and announcements related to the Housing
Commission meetings. Mr. Lien said the Housing Commission's webpage has a link that allows people to sign up on the
notification list. Board Member Pence said he has signed up. While he now receives reports from time -to -time, he hasn't
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received any notifications relative to their meeting dates and agendas. Board Member Cloutier noted that the City's website
publishes agendas for the Housing Commission and the Economic Development Commission meetings. Board Member
Pence acknowledged that the agendas are available on line, but he is interested in ensuring that the City's notification
processes work like they are intended to.
Board Member Monroe asked if the Board has assigned a liaison to the Economic Development Commission. Board
Member Pence indicated that he has been given this assignment. Board Member Rubenkonig indicated she would serve as a
backup liaison.
Board Member Rubenkonig requested additional information about the Mayor's new Conservation Advisory Committee.
Ms. Feser indicated that she would provide more information about this group as part of her update that is scheduled for later
on the agenda.
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PARKS, RECREATION AND CULTURAL SERVICES DEPARTMENT UPDATE
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Ms. Feser introduced herself as the new Parks, Recreation and Cultural Services Director, explaining that she has had a long
career in parks and recreation, working for a variety of cities in the region. She started at the City of Edmonds on April I't. C
She has a bachelor's degree in recreation and leisure studies and master's degrees in public administration and landscape
architecture. She is also a licensed landscape architect and has worked in private land development, as well. She presented o
the update, which included the following: a
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• Waterfront Center. Even with pandemic -related delays, the construction of the new Waterfront Center continues,
with completion slated for late October 2020. Once finished, the public partnership between the City and the
Senior Center will provide a 26,000 square foot community facility for public programs and rental space. The
Parks Department will program community spaces Monday through Thursdays from 4:00 p.m. to closing, and a
staff member will be on site with an office.
• Civic Park. The City conducted a formal construction bid process in May. The estimated construction costs for the
current plan was $8.6 million. Eight general contractors indicated interest, and four were involved at the end of the
process. However, only two contractors submitted bids, and the lowest one ($11.3 million) was $2.7 million over
the estimated cost. Staff has done a subsequent analysis, interviewing the contractors involved in the bid process, to
see why the bids were so high. They came to the conclusion that the fault was related to the bid process. Staff will
be adjusting the process and rebid the project this winter for an April 2021 start.
Marina Beach Park. The City recently submitted two grant applications for the Marina Beach Park project,
referring to it as the daylighting of Willow Creek. Two grants were submitted to the Recreation and Conservation
Office (RCO), one for a local park grant to redo the park and another for an Aquatics Land Enhancement Account
grant (ALEA), which focuses primarily on daylighting the creek. The technical review was completed last month,
and the presentation went well. The application will be adjusted and resubmitted in three weeks, and the final
presentation will take place in September. Her sense is that the project will land mid -range in the ranking list. It is
likely the City will need to reapply in two years because of the project's size and funding needs. The application is
good now, and they will have a great application in two years after building partnerships and identifying additional
funding sources for the project.
Operations. The pandemic has had a significant impact on the department's operations. The department is
comprised of a lot of different businesses, and they are trying to get each one tweaked and ready to offer to the
public again. They have to work off a number of different guidelines from the Center for Disease Control,
Washington State Health Department, Snohomish County Health District and the City's own reopening framework.
The department's first and foremost goal is the health and safety of the public, staff and community. The
department is not fully staffed, and staff is working in a very modified manner, but safety is the first priority. The
department has created a tailor-made Play -it -Safe Plan for parks, which reflects the facilities and programs that
align with the State's program.
Planning Board Minutes
July 22, 2020 Page 2
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Every time a facility is opened, closed or modified, signs must be provided to communicate the expectations to the
public. They also try to communicate via social media and the City's website. The signs disappear quite a bit.
Signs are torn down, and closed facilities have had locks and chains cut off of them. A chain link fence was even
cut to gain access to a pickleball court that was closed.
For the safety of staff, there are now two maintenance crews that work separately and start an hour apart from each
other. They are never all together in the same place at the same time. If one employee is exposed or becomes
symptomatic for Covid-19, all exposed co-workers must be quarantined and the City loses the entire crew. The
goal is to minimize the risk by separating the crews. The City has also implemented a hiring freeze, and the
department was unable to hire seasonal employees and a full-time employee. They are at a 70% staffing level for
maintenance work, but the public demand for parks has increased significantly. The open spaces allow people to
stay local and enjoy the mental and physical benefits that the parks offer. A lot of people purchase food from the
local restaurants and then go to the waterfront to eat. This has resulted in an increased demand on litter, garbage m
and restroom facilities.
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The department has had to change the duties of the maintenance staff, who must now work independently rather
than as crews. This requires individual trucks and equipment. For example, public restrooms now have to be C
cleaned twice a day using a more intensive technique to sanitize and disinfect them. It now requires 6 to 8
manhours everyday to do the restroom. The department has had to prioritize its work to sanitation and public o
safety, which means there has been a decreased level of service relative to maintenance. a
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The playgrounds are still closed. Tape has been put up, but it is usually torn down within a few hours and people w
are playing on the equipment again. This requires City crews to go back and reinstall the tape. The tape also
breaks into small pieces that get caught in the wind, and then it takes even more time to pick up. They have been c
doing this work for 3.5 months. E
Recreation Program. The City has two different types of programs. The majority of the City's programming is
provided by service providers and the City collects a percentage of their revenue. For the programs the City
provides, staff is working very hard to modify them and provide them to the public. For example, the Meadowdale
Preschool is still operating, but very differently. It became remote, and the instructors worked with the kids on line
through the end of the preschool year. The program will be offered again in the fall. Most of the community events
have gone virtual, as well. For example, the September Birdfest will be virtual rather than in person.
The pandemic has also impacted the City's rentals. For example, based on the group sizes allowed and the
restrictions on social gatherings, the City cannot rent out the picnic shelters and other facilities. This includes the
indoor facilities, as well. Weddings, funerals and religious ceremonies are exempt. The City leases a lot of spaces
at the Anderson Center to non-profit organizations and community partners. When the facility was officially closed
to the public, the City Council suspended the lease requirements for the groups as a way to help them survive the
pandemic.
• Cultural Arts. The concert series has been modified to have fewer events, but all of them have been done on line.
The artists are filmed and recorded, and the recordings are available to the public for free on the local channels.
This is a good way to keep the artists employed. The Write on the Sound event will be entirely virtual in 2020, and
the On the Fence Program functioning virtually, too. The Department is working with the Arts Commission on a
grant program in 2021 to infuse revenue and funding into the arts community.
The 4th Avenue Cultural Corridor Project continues. A second round of community engagement will take place on
line with a survey, presentation and an opportunity for public comment.
• Volunteer Programs. The department relies heavily on volunteer hours. There are three ways that someone can
volunteer: as an individual to work in the greenhouse, flower beds, etc.; as part of a city -sponsored event such as a
beach cleanup; or as part of an organized group such as Edmonds in Bloom, Floretum Garden Club, etc. The
pandemic has hamstrung the City's volunteer program, as new policies, agreements, contracts, and practices had to
be developed to allow the volunteers to come back to work. Last week, the first set of five volunteers helped out.
Planning Board Minutes
July 22, 2020 Page 3
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There are 138 flower baskets and several corner beds that are primarily planted by volunteers. The department
decided that it would be detrimental to eliminate the flower baskets, and staff committed to planting all of the
baskets themselves.
Commissions, Boards and Committees. The Youth Commission is going strong after its first full year, and the
City Council formally recognized their work on June 23rd. There are 11 positions, and 6 of the members have
graduated and will no longer be part of the group. The 5 remaining members want to continue. Recently, some
changes were made to the group's organization. The term length was extended from one to two years. Because it
is time consuming to recruit and bring new members and because it takes a while to get projects organized and off
the ground, one school year is not enough time. This aligns the commission's activities more closely with the
school year, with recruitment taking place in the fall.
The Arts Commission is going strong, and the Cemetery Board just released the virtual "Walk Back Through Time
Program." Instead of the July 301 in -person tour, the Board created a virtual program that is now available on line.
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The theme for 2021 is "teachers."
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The Conservation Advisory Committee was appointed by the Mayor earlier in the year, and she is now the staff
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liaison for the group. The committee is working to form some recommendations to the mayor in regards to
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conservation initiatives and efforts for the City. They are currently exploring a variety of options, and some will
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likely require budget resources. The group meets monthly. The group has been asked to define what conservation
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means for the community (environmental, land conservation, restoration work, environmental education, watershed
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protection, land acquisition, etc.) She suggested it might be appropriate for the advisory committee and the
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Planning Board to meet jointly in a few months to share thoughts and ideas.
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Community Partners. The farmers market is run by the Edmonds South Snohomish County Historical Society, but
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the City offers some assistance. The market was one of the first to open with all the pandemic requirements. They
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are required to get permits from the Health District, and the rules have changed over the past several weeks. The
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market offers an important food source, and open-air markets are potentially safer than grocery stores. Just last
week, the arts and crafts component was allowed to come back. The market is doing well, and the vendors are
happy. The craftsmen rely heavily on the market for their income.
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The Boys and Girls Club opened in June and is functioning out of the Field House at Civic Park. In addition, the
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City has provided support to the Senior Center, Foodbank and Library in their efforts to reopen. The City offered
grant funding, as well.
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The department has worked hard to help with the City's response to the pandemic. They took over the job of mask
distribution. The Federal Government donated 10,000 reusable masks, and they were specifically earmarked for
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low-income individuals. The department has found creative ways to distribute the masks, including a drive -through
station on July 4r''. Three elementary schools in Edmonds still provide breakfast and lunch service through the
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School District, and they have figured out a way to distribute masks through the program. They have given out
about 2,500 masks to low-income families through that channel.
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There are 65 long-term care facilities in Edmonds, and they were lacking supplies and support, particularly early in
the pandemic. There was a disconnect between the care facilities and the Snohomish County Health District, and
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the Parks, Recreation and Cultural Services Department stepped into fill the gap. Every week, staff calls the 65
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facilities to see how they are doing as far as supplies, and relays that information to the Health District. It takes
about 6 hours each week to make the phone calls.
• Silver Lining Associated with the Pandemic. Virtual programming has created opportunities for attendance that
didn't exist before. People now have the ability to participate in programs and special events such as concerts in the
comfort of their own homes. They have created walking tours of the parks to talk about the natural environment for
animals and plants. Some of the programs will likely become permanent options down the road.
Planning Board Minutes
July 22, 2020 Page 4
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The Department created its own Facebook site for postings that are not necessarily appropriate for the City's
Facebook site. They are using the Facebook page to keep people and families engaged.
Remote working has some advantages. The commute reduction had reduced the impact on the environment and
saved staff time. A lot of staff members have school -age children and need to be at home to provide care. Remote
working allows them to work anytime of the day or any day of the week to perform their job, and it is working well.
It also keeps the employees considerably safer and resource use has decreased.
This year's Flower Basket Adoption Program sold out for the first time in years. People are looking for positive
ways to contribute to the community. The pandemic has created some space and time for employees to work on
their project lists because they aren't so busy doing day-to-day administration. It has also created space for
planning so they are ready to start new programs and opportunities when the pandemic is over.
• Future of the Parks, Recreation and Cultural Services Department. The Parks, Recreation and Open Space
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(PROS) Plan will be updated in 2021. There is also a federal mandate to work on the department's Americans with
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Disabilities Act (ADA) Plan. The Cultural Resources Plan also needs to be reviewed and potentially updated.
Depending on what comes from the Mayor's Conservation Advisory Committee, some initiatives or ideas will
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come before the Planning Board for feedback.
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It is also time to take a cursory review and potentially update the Parks Code, and she will need the Planning
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Board's assistance with that effort. The current code doesn't address recent developments such as drones, E-bikes
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and motorized devices, mountain bikes, etc. They are getting a lot of demand for special use in the parks, and she
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would like to formalize a process for handling these requests.
Board Member Pence recalled that the very first project he worked on in the City is the new welcome sign for SR-104, which
was originally slated for installation this spring or summer. He asked the status of the project, and Ms. Feser answered that
the project was impacted by the park maintenance pause. The sign has been fabricated, and it is waiting to be installed by the
park maintenance crew. However, the project is currently on hold until they have staff resources to install the sign. The City
does not have the funds to pay a contractor to do the installation. Board Member Pence asked if Ms. Feser has an estimate
for when the sign might be installed. Ms. Feser explained that Phase 4 of the governor's plan will get the department back to
somewhat normal activity, but there will be a backlog of maintenance to take care of. It is hard to put a date on the project
since they don't know how long the pandemic will last. She doesn't want to commit to a specific time for the sign
installation. She noted that, if it was a high priority for the City Council, the department could contract to have the
installation done, but the cost would be between $30,000 to $40,000. Currently, there is a lot of financial uncertainty, and the
City Council will not likely want to commit to that expenditure when the work can be done later in house.
Board Member Rubenkonig requested an update on the fitness stations that were supposed to be installed at Mathay Ballinger
Park. Ms. Feser said the City received a grant from Verdant Health Care for exercise equipment at Mathay Ballinger Park
and Civic Park.
Board Member Rubenkonig asked if the City, and the Parks Department in particular, are being very vigilant about the
conditions in which contractors for City projects work or if it the contractor's responsibility to ensure safe conditions for the
workers. Ms. Feser said that the Waterfront Center Project is a good example, where construction started prior to the
pandemic. She said it is the contractor's sole responsibility to practice all health and safety requirements, including those
associated with the pandemic. All of the City's contracts include a provision that contractors must meet the current pandemic
requirements. The Waterfront Center contractor now has one full-time person on site to conduct health screenings and ensure
that people are social distancing, wearing masks, and adhering to all other requirements. The contractor lost one of their
subcontractors to Covid-19 early on, and a lot of the workers knew him. They take their safety practices very seriously.
Board Member Monroe asked for more information about the department's plans to rebid the Civic Field project. Ms. Feser
explained that the previous bid went through the standard Washington State Department of Transportation (WSDOT)
process, which is not typically used for park projects. Park projects require a lot of custom work, and each one is unique.
With the WSDOT process, contractors bid based on the type of work. For example, there is a line item for all concrete work
which, in this case, would involve the skate park, restroom foundation, walkways, climbing wall, etc. Because a different
Planning Board Minutes
July 22, 2020 Page 5
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subcontractor is required for each of these projects, it is difficult to put a bid together for all of the concrete work. They
tended to bid high because of uncertainty. The contractors also indicated that the forms were somewhat confusing. The
intent is to modify the process to more of a lump -sum approach, which is more customary for park projects. In addition,
preliminary soil testing found a lot of peat that was shallow in some places, but deep in others. Because they now have more
time, the department will do boring and test pits in the areas where structures will be located to more accurately convey the
peat situation. They will also consider some alternatives, such as hydroseed instead of sod, to get them a little closer to the
estimated cost. The contractors commented that their bids were high because of the way they were required to submit
numbers. Technically, both of the bids that came in were incomplete. When you have very experienced contractors who are
unable to complete a bid, it means there is something not right with the bid process.
Board Member Monroe asked if the department would offer alternative bid packages. Ms. Feser said there were three
alternatives in the original bid package: using rubber instead of asphalt for the track, creating a simpler climbing wall, and
replacing the spray pad with a plaza area. Even with the alternatives, the bids were still $2 million over. Board Member m
Monroe asked if the department considered splitting the project up into geotechnical work and the actual park construction.
Ms. Feser said this has been part of the discussion. If the numbers are not manageable, the City could hire one contractor do 5
all of the earth work, and another to construct the park. However, she cautioned that there is a timeline associated with the
some of the grant and bond funding. Board Member Monroe asked if the timelines would be extended as a result of the 0
pandemic. Ms. Feser said there will be some adjustments, but the City has already pushed the envelope a bit. 7V
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Board Member Monroe said he thought that daylighting Willow Creek was a high -priority project for grant funding. Ms. a
Feser elaborated that the ALEA grant program is very specific for water projects, and she is confident that the daylighting Q
project will score highly, particularly because it ties into and supports the marsh restoration work. The other grant is for local w
park projects, and there is 70+ applications. Only the top 6 or 8 projects will get funded. It is important to keep in mind that
Marina Beach Park is functioning well right now, and they are asking to change the parking lot, update the playground and E
add permanent restrooms. The project will not add a lot of new capacity, and the Willow Creek restoration becomes just an E
educational opportunity in the park. The park grant is more about increasing park capacity for the community. That being 13
said, the City has the opportunity to partner with local groups who are willing to support the project and put some money on c
the table. It takes time to create partnerships and get financial commitments, and she hasn't had the chance to do that yet. m
She can see that happening over the next two years. Now it is a good grant application, but it will be a great grant application c
in two years after they have developed partnerships.
Board Member Cheung referred to Ms. Feser's comments about people are removing tape and cutting locks and fences to
access play equipment and other park facilities. He asked if the department plans to take more aggressive approaches to stop
this from happening. Ms. Feser shared some of the incidents that have happened at the pickleball courts, skate park,
playgrounds and dog park. Currently, the only facilities that are closed are playgrounds, the pool, and the spray pad, and they
have tried a number of approaches for keeping people out of the playgrounds. They have discussed more drastic measures,
such as using orange construction snow fences to wrap each piece of playground equipment. Currently, the people who
bring their pets to the dog park are fighting with each other about wearing masks. The rule is that no mask is required if you
are outside and you can socially distance from other people. However, in the dog park, you can start that way, but
oftentimes, you end up closer than six feet from other people. Most of the users feel that everyone should wear a mask, but
the City cannot enforce that because it is not the mandate.
Chair Robles asked when Ms. Feser expects to have some items for the Board to assist with. Ms. Feser again said it would be
helpful for the Conservation Advisory Committee to meet jointly with the Planning Board in a few months. Other than that,
there probably won't be a lot of other Board involvement until the PROS Plan update starts. She said she is used to working
with a parks commission, which falls under the purview of the Planning Board. They need to get through the pandemic,
keeping staff employed and facilities open. The parks budget is very reliant on discretionary income. With the pandemic and
lack of facility access, the department is not generating any revenue.
Chair Robles commented that the Parks, Recreation and Cultural Services Department offers a lot of fine educational
programs, as well as expansive facilities that could be used as social distance classrooms. There are a variety of ways to use
the existing facilities during the pandemic. He asked if the department is considering "new normal" activities that might use
the park facilities differently than in the past. Ms. Feser said three weeks ago, the department was prepared for Snohomish
County to enter Phase 3 of the governor's plan, and all of the necessary signage had been printed. However, the numbers are
Planning Board Minutes
July 22, 2020 Page 6
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still tracking up and probably won't go down any time soon. Over the past few days, the department's efforts have shifted to
consider alternative programs. For example, they could create a drop -in center for children where they can do their school
work, play in the gym, and go outside for fresh air. Another idea is to make the parks internet hotspots by adding additional
tables and shelters. Parents could bring their children to the park to burn off energy while they work. Other than safety, her
next highest priority is looking for ways to support families with school -age children.
REVIEW OF EXTENDED AGENDA
Chair Robles reminded the Board of their joint meeting with the City Council on July 28d'. He said he would contact the
Council President to discuss the format and confirm the time. Board Member Rubenkonig asked staff to email the Board
Members a link to the zoom meeting, and Mr. Lien noted that the link would be available on the agenda for the meeting.
Vice Chair Rosen noted that a status update and discussion regarding climate goals planning is scheduled for September 23rd.
He suggested this would be a good time to meet jointly with the Conservation Advisory Committee. He is interested to learn
how the two efforts overlap. Ms. Feser agreed that would be appropriate. She suggested that Chair Robles could meet with 5
the two Co -Chairs of the Conservation Advisory Committee, Margie Field and Council Member Paine. Chair Robles and
Vice Chair Rosen agreed to meet with the co-chairs to work through the expectations for the joint meeting. C
Board Member Rubenkonig expressed her belief that it is appropriate for a Council Member to participate on the advisory o
committee, but he/she should not take on a leadership role. She would prefer that the committee's leadership be citizen based a
rather than led by staff or a City Council Member. Ms. Feser explained that the advisory committee elected Council Member Q
Paine as a co-chair. Again, Board Member Rubenkonig expressed her belief that a City Council Member should be part of w
the committee, but should not have a lead responsibility. Ms. Feser agreed that the dynamics of a meeting typically changes
when a Council Member participates in an advisory group. E
Chair Robles said he has had trouble with Zoom meetings and would like an opportunity to test his connection before the
joint meeting with the City Council. He would like to have a backup in place if it doesn't work. Mr. Lien agreed to check
with the City Clerk regarding an opportunity to test prior to the meeting.
PLANNING BOARD CHAIR COMMENTS
Chair Robles did not provide any additional comments.
PLANNING BOARD MEMBER COMMENTS
There were no Planning Board Member comments.
ADJOURNMENT
The Board meeting was adjourned at 8:27 p.m.
Planning Board Minutes
July 22, 2020 Page 7
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8.A
Planning Board Agenda Item
Meeting Date: 08/12/2020
Flood Damage Prevention Ordinance - New Chapter 19.07 ECDC
Staff Lead: Kernen Lien
Department: Planning Division
Prepared By: Kernen Lien
Background/History
A new Flood Insurance Study (FIS) and Flood Insurance Rate Map (FIRM) became effective June 19,
2020. The City of Edmonds was required revise and adopt compliant regulations prior to this date.
Failure to adopt the FIS and FIRM through revision of local regulations would have resulted in immediate
suspension from the National Flood Insurance Program (NFIP). FEMA has stated it did not have the
authority to postpone the effective dates of the maps in response to the COVID-19 outbreak. These
dates are set by legislation and federal regulation that require a community to adopt the new FIS and
accompanying FIRM within six (6) months of the issuance of the Letter of Final Determination. FEMA
encouraged communities to find whatever flexibility is available in their process to ensure that the FIS
and FIRM are adopted on time to avoid the difficulties of suspension.
Early this year, restrictions to the Open Public Meeting Act (OPMA) prevented the City of Edmonds from
following the normal process for code updates. In order to remain in the NFIP, the City adopted Interim
Ordinance No. 4188 which contained flood damage prevention ordinance that satisfied FEMA's
requirements for the City of Edmonds to remain in the NFIP.
Now that some restrictions to OPMA have been lifted, the updated flood damage prevention ordinance
is being reviewed for adoption of a permanent ordinance.
Staff Recommendation
Schedule a public hearing before the Planning Board on September 1, 2020 to take public comments on
the draft flood damage prevention ordinance.
Narrative
Introduction
Development within the City of Edmonds floodplains are regulated by the City's critical area regulations
(Chapter 23.70 ECDC - Frequently Flooded Areas) and building code regulations in Title 19. Chapter
23.70 ECDC primarily points to and relies upon the building code for the substantive floodplain
development regulations. New FEMA floodplain maps are became effective on June 19, 2020 and for
the City of Edmonds to remain a participant in the National Flood Insurance Program, the City must
update its floodplain regulations. In order to comply with this requirement, staff is proposing to
establish a new Flood Damage Prevention Chapter 19.07 ECDC located within the building code
(Attachment 1). ECDC 23.70.010 is being updated only to reference the new floodplain maps
(Attachment 2).
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8.A
National Flood Insurance Program (NFIP) Background
The National Flood Insurance Program (NFIP) is a voluntary Federal program that enables property
owners in participating communities to purchase insurance protection against losses from flooding. This
insurance is designed to provide an insurance alternative to disaster assistance to meet the escalating
costs of repairing damage to buildings and their contents caused by floods.
Participation in the NFIP is based on an agreement between local communities and the Federal
Government. If a community adopts and enforces floodplain management regulations to reduce future
flood risks to new construction and substantially improved structures in Special Flood Hazard Areas
(SFHAs), the Federal Government will make flood insurance available within the community as a
financial protection against flood losses. The community's floodplain management regulations must
meet or exceed criteria established in accordance with Title 44 Code of Federal Regulations (CFR) Part
60.3, Criteria for land Management and Use. SFHAs are delineated on the community's Flood Insurance
Rate Maps (FIRMS). To provide a national standard without regional discrimination, the 1% annual
chance (100-year) flood has been adopted by FEMA as the base flood for floodplain management
purposes.
Flood Insurance Rate Map Update
The City of Edmonds has limited areas within the 100-year flood plains. The flood plain areas are
primarily around the Edmonds Marsh, Lake Ballinger, and the mouth of Shell Creek as well as some
minor areas along the north Edmonds shoreline. The old FIRM maps (Attachment 3) were adopted in
1999. Over the last several years, FEMA has been studying Snohomish County flood prone areas to
update the FIRM maps. The updated FIRM maps for Edmonds jurisdiction are included as Attachment
4. The largest change in the Edmonds flood plain is in the waterfront area and the State Route
104/Dayton Street area. Under the old FIRM maps, the flood plain was largely confined to the Edmonds
Marsh and along the shoreline. With the updated draft FIRM maps, the flood plain would expand to
cover much of the water front area including Harbor Square and portions of the Salish Crossing site. On
the updated FIRM maps, the extent of the flood plain along Shell Creek would shrink to just the mouth
of Shell Creek. There would be no change in the flood plain in the City of Edmonds' jurisdiction around
Lake Ballinger.
Chapter 19.07 ECDC - Flood Damage Prevention
The new Chapter 19.07 ECDC consolidates the City's floodplain building code regulations in a single
chapter, where currently they are spread over three separate chapters with the building code. In
addition to consolidating existing building code, Chapter 19.07 ECDC includes new sections from the
state model floodplain ordinance (Attachment 5). The draft Chapter 19.07 ECDC provided in
Attachment 1 is a redline/strikeout version of the chapter that was adopted under Interim Ordinance
No. 4188. The primary difference from the interim ordinance is the inclusion of a variance section and
the addition of two new definitions from the model ordinance.
Attachments:
Attachment 1: DRAFT Chapter 19.07 ECDC Flood Damage Prevention 2020.08.06
Attachment 2: ECDC 23.70.010
Attachment 3: Old FIRM Maps
Attachment 4: New FIRM Maps
Attachment 5: Model Flood Damage Prevention Ordinance
Attachment 6: Interim Ordinance No. 4188
Attachment 7: Planing Board May 27, 2020 Minutes Excerpt
Attachment 8: City Council June 2, 2020 Minutes Excerpt
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8.A.a
Chapter 19.07
FLOOD DAMAGE PREVENTION
19.07.000
Purpose
19.07.010
Applicability
19.07.020
Definitions
19.07.025
Administration
19.07.030
International Building Code section amendments
19.07.040
International Residential Code section amendments
19.07.050
Habitat Assessment
19.07.060
Review of Building Permits
19.07.065
Changes to Special Flood Hazard Areas
19.07.070
Anchoring
19.07.080
Subdivision Proposals and Development
19.07.090
Manufactured Homes
19.07.100
All Other Building Standards apply
19.07.110
Variance
19.07.000 Purpose
It is the purpose of this ordinance to promote the public health, safety, and general welfare; reduce the
annual cost of flood insurance; and minimize public and private losses due to flood conditions in specific
areas by provisions designed to:
A.
Protect human life and health; o
B.
Minimize expenditure of public money for costly flood control projects; 00
C.
U-
Minimize the need for rescue and relief efforts associated with flooding and generally undertaken at U
0
the expense of the general public; U
w
D.
Minimize prolonged business interruptions; c
E.
ai
Minimize damage to public facilities and utilities, such as water and gas mains; electric, telephone, L
and sewer lines; and streets and bridges located in flood hazard areas; n
c�
F.
Help maintain a stable tax base by providing for the sound use and development of flood hazard
U
areas so as to minimize blight areas caused by flooding;
G.
LL
Notify potential buyers that the property is in a Special Flood Hazard Area;
0
H.
Notify those who occupy flood hazard areas that they assume responsibility for their actions; and r
I.
Participate in and maintain eligibility for flood insurance and disaster relief.
E
19.07.010
z
Applicability U
r
r
Q
A.
Lands to which the chapter applies. This chapter shall apply to all special flood hazard areas within
the boundaries of the City of Edmonds. E
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B. Basis for establishing the areas of special flood hazard. The special flood hazard areas identified by
the Federal Insurance Administrator in a scientific and engineering report entitled "The Flood
Insurance Study (FIS) for Snohomish County, Washington, and Incorporated Areas" dated June 19,
2020, and any revisions thereto, with accompanying Flood Insurance Rate Maps (FIRMs), and any
revisions thereto, are hereby adopted by reference and declared to be a part of this ordinance. The
FIS and the FIRM are on file at the Development Services Department at 121 5t" Avenue North.
The best available information for flood hazard area identification as outlined in Section G103.3 shall
be the basis for regulation until a new FIRM is issued that incorporates data utilized under Section
G 103.3.
19.07.020 Definitions
The following definitions apply to this chapter.
A. Alteration of Watercourse: Any action that will change the location of the channel occupied by
water within the banks of any portion of a riverine waterbody.
B. Area of special flood hazard: The land in the floodplain within a community subject to a 1 percent or
greater chance of flooding in any given year. It is shown on the Flood Insurance Rate Map (FIRM) as
zone A, AO, AH, Al-30, AE, A99, AR (V, VO, V1-30, VE). "Special flood hazard area" is synonymous in
meaning with the phrase "area of special flood hazard".
C. Base flood: The flood having a 1% chance of being equaled or exceeded in any given year (also
referred to as the "100-year flood").
D. Base Flood Elevation (BFE): the elevation to which floodwater is anticipated to rise during the base
flood.
E. Basement: Anv area of the buildine having its floor sub-erade (below eround level) on all sides.
F. Coastal High Hazard Area: An area of special flood hazard extending from offshore to the inland limit
of a primary frontal dune along an open coast and any other area subject to high velocity wave
action from storms or seismic sources. The area is designated on the FIRM as zone V1-30, VE or V.
F-.-G.Development: Any man-made change to improved or unimproved real estate, including but not
limited to buildings or other structures, mining, dredging, filling, grading, paving, excavation or
drilling operations or storage of equipment or materials located within the area of special flood
hazard.
Fr.H. Elevation Certificate: An administrative tool of the National Flood Insurance Program (NFIP) that
can be used to provide elevation information, to determine the proper insurance premium rate, and
to support a request for a Letter of Map Amendment (LOMA) or Letter of Map Revision based on fill
(LOMR-F).
H-.I. Flood or Flooding:
1. A general and temporary condition of partial or complete inundation of normally dry land areas
from:
a. The overflow of inland or tidal waters.
b. The unusual and rapid accumulation or runoff of surface waters from any source.
c. Mudslides (i.e., mudflows) which are proximately caused by flooding as defined in
paragraph (1)(b) of this definition and are akin to a river of liquid and flowing mud on the
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8.A.a
surfaces of normally dry land areas, as when earth is carried by a current of water and
deposited along the path of the current.
The collapse or subsidence of land along the shore of a lake or other body of water as a result of
erosion or undermining caused by waves or currents of water exceeding anticipated cyclical
levels or suddenly caused by an unusually high water level in a natural body of water,
accompanied by a severe storm, or by an unanticipated force of nature, such as flash flood or an
abnormal tidal surge, or by some similarly unusual and unforeseeable event which results in
flooding as defined in paragraph (1)(a) of this definition.
M. Flood elevation study: An examination, evaluation and determination of flood hazards and, if
appropriate, corresponding water surface elevations, or an examination, evaluation and
determination of mudslide (i.e., mudflow) and/or flood -related erosion hazards. Also known as a
Flood Insurance Study (FIS).
�X. Flood Insurance Rate Map (FIRM): The official map of a community, on which the Federal Insurance
Administrator has delineated both the special hazard areas and the risk premium zones applicable
to the community. A FIRM that has been made available digitally is called a Digital Flood Insurance
Rate Map (DFIRM).
ILL. Floodplain or flood -prone area: Any land area susceptible to being inundated by water from any
source. See "Flood or flooding."
L-.M. Floodplain administrator: The eernmun#y-building official is designated by title to administer
and enforce the floodplain management regulations.
AWN. Floodplain management regulations: Zoning ordinances, subdivision regulations, building codes,
health regulations, special purpose ordinances (such as floodplain ordinance, grading ordinance and
erosion control ordinance) and other application of police power. The term describes such state or
local regulations, in any combination thereof, which provide standards for the purpose of flood
damage prevention and reduction.
N-.O. Flood proofing: Any combination of structural and nonstructural additions, changes, or
adjustments to structures which reduce or eliminate risk of flood damage to real estate or improved
real property, water and sanitary facilities, structures, and their contents. Flood proofed structures
are those that have the structural integrity and design to be impervious to floodwater below the
Base Flood Elevation.
P. Functionally dependent use: A use which cannot perform its intended purpose unless it is located or
carried out in close proximity to water. The term includes only docking facilities, port facilities that
are necessary for the loading and unloading of cargo or passengers, and ship building and ship repair
facilities, and does not include long term storage or related manufacturing facilities.
aQ. Habitat Assessment: A written document that describes a project, identifies and analyzes the
project's impacts to habitat for species discussed in the "Endangered Species Act — Section 7
Consultation Final Biological Opinion and Magnuson -Stevens Fishery Conservation and Management
act Essential Fish Habitat Consultation for the Implementation of the National Flood Insurance
Program in the State of Washington, Phase One Document — Puget Sound Region," and provides an
Effects Determination.
RR. Highest adjacent grade: The highest natural elevation of the ground surface prior to construction
next to the proposed walls of a structure.
4S. Historic structure: Any structure that is:
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8.A.a
1. Listed individually in the National Register of Historic Places (a listing maintained by the
Department of Interior) or preliminarily determined by the Secretary of the Interior as meeting
the requirements for individual listing on the National Register;
2. Certified or preliminarily determined by the Secretary of the Interior as contributing to the
historical significance of a registered historic district or a district preliminarily determined by the
Secretary to qualify as a registered historic district;
3. Individually listed on a state inventory of historic places in states with historic preservation
programs which have been approved by the Secretary of Interior; or
4. Individually listed on a local inventory of historic places in communities with historic
preservation programs that have been certified either:
a. By an approved state program as determined by the Secretary of the Interior, or
b. Directly by the Secretary of the Interior in states without approved programs.
T. Lowest Floor: The lowest floor of the lowest enclosed area (including basement). An unfinished or
flood resistant enclosure, usable solely for parking of vehicles, building access, or storage in an area
other than a basement area, is not considered a building's lowest floor, provided that such
enclosure is not built so as to render the structure in violation of the applicable non -elevation
design requirements of this ordinance (i.e. provided there are adequate flood ventilation
openings).
U. Manufactured Home: A structure, transportable in one or more sections, which is built on a
permanent chassis and is designed for use with or without a permanent foundation when attached
to the required utilities. The term "manufactured home" does not include a "recreational vehicle."
R-.V.Mean Sea Level: For purposes of the National Flood Insurance Program, the vertical datum to which
Base Flood Elevations shown on a community's Flood Insurance Rate Map are referenced.
-S-. W. New construction: For the purposes of determining insurance rates, structures for which the
"start of construction" commenced on or after the effective date of an initial Flood Insurance Rate
Map or after December 31, 1974, whichever is later, and includes any subsequent improvements to
such structures. For floodplain management purposes, "new construction" means structures for
which the "start of construction" commenced on or after the effective date of a floodplain
management regulation adopted by a community and includes any subsequent improvements to
such structures.
X. Start of construction: Includes substantial improvement and means the date the building permit was
issued, provided the actual start of construction, repair, reconstruction, rehabilitation, addition,
placement, or other improvement was within 180 days from the date of the permit. The actual start
means either the first placement of permanent construction of a structure on a site, such as the
pouring of slab or footings, the installation of piles, the construction of columns, or any work beyond
the stage of excavation; or the placement of a manufactured home on a foundation. Permanent
construction does not include land preparation, such as clearing, grading, and filling; nor does it
include the installation of streets and/or walkways; nor does it include excavation for a basement,
footings, piers, or foundations or the erection of temporary forms; nor does it include the
installation on the property of accessory buildings, such as garages or sheds not occupied as
dwelline units or not part of the main structure. For a substantial improvement. the actual start of
construction means the first alteration of any wall, ceiling, floor, or other structural part of a
building, whether or not that alteration affects the external dimensions of the building.
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8.A.a
Y. Structure: For floodplain management purposes, a walled and roofed building, including a gas or
liquid storage tank, that is principally above ground, as well as a manufactured home.
Z. Substantial Damage: Damage of any origin sustained by a structure whereby the cost of restoring
the structure to its before damaged condition would equal or exceed 50 percent of the replacement
cost of the structure before the damage occurred.
AA. Substantial improvement: Any reconstruction, rehabilitation, addition, or other improvement of a
structure, the cost of which equals or exceeds 50 percent of the market value of the structure
before the "start of construction" of the improvement. This term includes structures which have
incurred "substantial damage," regardless of the actual repair work performed. The term does not,
however, any alteration of a "historic structure," provided that the alteration will not preclude the
structure's continued designation as a "historic structure."
BB. Variance: A grant of relief by a community from the terms of a floodplain management regulation.
ACC. Water surface elevation: The height, in relation to the vertical datum utilized in the applicable
flood insurance studv of floods of various maenitudes and freauencies in the floodolains of coastal
or riverine areas.
19.07.025 Administration
A. Establishment of a Development Permit
1. Development Permit Required. A development permit shall be obtained before construction or
development begins within any area of special flood hazard established in Section 19.07.010.
The permit shall be for all structures including manufactured homes, as set forth in the
"Definitions," and for all development including fill and other activities, also as set forth in the
"Definitions."
2. Application for Development Permit. Apmlication for a development permit shall be made on
forms furnished by the Floodplain Administrator and may include, but not be limited to, plans in
duplicate drawn to scale showing the nature, location, dimensions, and elevations of the area in
question; existing or proposed structures, fill, storage of materials, drainage facilities, and the
location of the foregoing. Specifically, the following information is required:
a. Elevation in relation to mean sea level, of the lowest floor (including basement) of all
structures recorded on a current elevation certificate with Section B comoleted by the
Floodplain Administrator.
b. Elevation in relation to mean sea level to which any structure has been floodproofed;
c. Where a structure is to be floodproofed, certification by a registered professional engineer
or architect that the floodproofing methods for any nonresidential structure meet
floodproofing criteria in Section 5.2-2;
d. Description of the extent to which a watercourse will be altered or relocated as a result of
proposed development;
e. Where a structure is or000sed in a V. V1-30. or VE zone. a V-zone desien certificate: and
f. Any other such information that may be reasonably required by the Floodplain
Administrator in order to review the application.
B. Designation of the Floodplain Administrator.
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8.A.a
The building official is hereby appointed to administer, implement, and enforce this ordinance by
granting or denying development permits in accordance with its provisions. The Floodplain
Administrator may delegate authority to implement these provisions.
C. Duties and Responsibilities of the Floodplain Administrator shall include, but not be limited to:
1. Permit Review.
Review all development permits to determine that:
a. The permit requirements of this ordinance have been satisfied;
b. All other required state and federal permits have been obtained;
c. The site is reasonably safe from flooding;
d. Notify FEMA when annexations occur in the Special Flood Hazard Area.
2. Use of Other Base Flood Data in A and V Zones.
When base flood elevation data has not been provided (in A or V zones) in accordance with
Section 19.07.010, the Floodplain Administrator shall obtain, review, and reasonably utilize any
base flood elevation data available from a federal, state, or other source, in order to administer
this chapter.
3. Information to be Obtained and Maintained.
a. Where base flood elevation data is provided through the FIS, FIRM, or required as in Section
19.07.025.C.2, obtain and maintain a record of the actual (as -built) elevation (in relation to
mean sea level) of the lowest floor (including basement) of all new or substantially improved
structures, and whether or not the structure contains a basement.
b. Obtain and maintain documentation of the elevation of the bottom of the lowest horizontal
structural member in V or VE zones.
c. For all new or substantially improved floodproofed nonresidential structures where base
flood elevation data is provided through the FIS. FIRM. or as reauired in Section
iamrn5c?.
d. Obtain and maintain a record of the elevation (in relation to mean sea level) to which the
structure was floodproofed.
e. Maintain the floodproofing certifications required in Section 19.07.025.A.
f. Records of all variance actions, including justification for their issuance.
Improvement and damage calculations.
h. Maintain for public inspection all records pertaining to the provisions of this chapter.
4. Alteration of Watercourse. Whenever a watercourse is to altered or relocated:
a. Notify adjacent communities and the Department of Ecology prior to such alteration or
relocation of a watercourse, and submit evidence of such notification to the Federal
Insurance Administrator through appropriate notification means,
b. Assure that the flood carrying capacity of the altered or relocated portion of said
watercourse is maintained.
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19.07.030 International Building Code section amendments
The following sections of the IBC are hereby amended as follows:
A. Section 110.3.3, Lowest floor elevation, is amended to read:
In flood hazard areas, upon placement of the lowest floor, including the basement, and prior to
further vertical construction, the elevation certification required in Section 1612.5 shall be
submitted to the building official. Prior to final inspection approval, the building official shall require
an elevation certificate based on finished construction prepared and sealed by a State licensed land
surveyor.
B. Section 1612.1.1, Residential Structures, is added and reads:
Any residential or commercial structure located in a flood hazard area, that is destroyed, damaged
or demolished in an amount equal to 50 percent or more of its replacement cost at the time of
destruction, shall not be reconstructed except in full conformance with all provisions of this chapter
and other local, state and federal regulations.
--------------
C. Section 1612.4.1, Lowest Floor Elevation, is added and reads:
For buildings in all structure categories located in the Coastal High Hazard Areas and Coastal A Flood
Zones, the elevation of the lowest floor shall be a minimum of two feet above the base flood
elevation, as determined from the applicable FEMA flood hazard map.
19.07.040 International Residential Code section amendments
The following sections of the IRC are hereby amended as follows:
A. Table R301.2(1), Climatic and Geographic Design Criteria, is amended with the following criteria:
Flood Hazard(g) = NFIP adoption June 19, 2020. FIRM maps June 19, 2019
B. R322.1, General, is hereby amended as follows:
Buildings and structures constructed in whole or in part in flood hazard areas (including A or V
Zones) as established in Table R301.2(1) shall be designed and constructed in accordance with the
provisions contained in this section.
residential or commercial structure located in a flood hazard area. that is destroved. dama
or demolished in an amount equal to 50 percent or more of its replacement cost at the time of
destruction, shall not be reconstructed except in full conformance with all provisions of this cha
and other local. state and federal regulations.
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MOM
19.07.050 Habitat Assessment
A development permit application shall include a habitat assessment unless the project is, in its entirety,
one of the following activities:
A. Normal maintenance, repairs, or remodeling of structures, such as re -roofing and replacing siding,
provided such work is not a substantial improvement or a repair of substantial damage. To comply,
such work must be less than 50% of the value of the structure(s).
B. Expansion or reconstruction of an existing structure that is no greater than 10% beyond its existing
footprint.struir-Au're's dimensions
C. Activities with the sole purpose of creating, restoring, or enhancing natural functions associated
with floodplains, streams, lakes, estuaries, marine areas, habitat, and riparian areas that meet
federal and state standards, provided the activities do not include structures, grading, fill, or
impervious surfaces.
D. Development of open space and recreational facilities, such as parks, trails, and hunting grounds,
that do not include structures, fill, impervious surfaces, or removal of more than 5% of the native
vegetation on that portion of the property in the floodplain.
E. Repair to onsite septic systems, provided ground disturbance is the minimal necessary and best
management practices (BMPs) to prevent stormwater runoff and soil erosion are used.
F. Projects that have already received concurrence under another permit or other consultation with
the Services, either through Section 7, Section 4d, or Section 10 of the Endangered Species Act (ESA)
that addresses the entirety of the project in the floodplain (such as an Army Corps 404 permit or
non -conversion Forest Practice activities including any interrelated and interdependent activities.).
G. Repair of an existing, functional bulkhead in the same location and footprint with the same
materials when the Ordinary High Water Mark (OHWM) is still outside of the face of the bulkhead
(i.e. if the work qualifies for a Corps exemption from Section 404 coverage).
19.07.060 Review of Building Permits
Where elevation data is not available either through the FIS, FIRM, or from another authoritative source
(Section 4.3-219.07.025.C.2), applications for floodplain development shall be reviewed to assure that
proposed construction will be reasonably safe from flooding. The test of reasonableness is a local
judgment and includes use of historical data, high water marks, photographs of past flooding, etc.,
where available.
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19.07.065 Changes to Special Flood Hazard Areas
A. If a project will alter the BFE or boundaries of the SFHA, then the project proponent shall provide
the community with engineering documentation and analysis regarding the proposed change. If the
change to the BFE or boundaries of the SFHA would normally require a Letter of Map Change, then
the project proponent shall initiate, and receive approval of, a Conditional Letter of Map Revision
(CLOMR) prior to approval of the development permit. The project shall be constructed in a manner
consistent with the approved CLOMR.
B. If a CLOMR application is made, then the protect proponent shall also supply the full CLOMR
documentation package to the Floodplain Administrator to be attached to the floodplain
development permit, including all required property owner notifications.
19.07.070 Anchoring
A. All new construction and substantial improvements, including those related to manufactured
homes, shall be anchored to prevent flotation, collapse, or lateral movement of the structure
resulting from hydrodynamic and hydrostatic loads including the effects of buoyancy.
All manufactured homes shall be anchored to prevent flotation, collapse, or lateral movement, and
shall be installed using methods and practices that minimize flood damage. Anchoring methods may
include, but are not limited to, use of over -the -top or frame ties to ground anchors. For more
detailed information, refer to guidebook, FEMA-85, "Manufactured Home Installation in Flood
Hazard Areas."
19.07.080 Subdivision Proposals and Development
All subdivisions, as well as new development shall:
A. Be consistent with the need to minimize flood damage;
Have public utilities and facilities, such as sewer, gas, electrical, and water systems located and
constructed to minimize or eliminate flood damage;
C. Have adequate drainage provided to reduce exposure to flood damage.
D. Where subdivision proposals and other proposed developments contain greater than 50 lots or 5
acres (whichever is the lesser) base flood elevation data shall be included as part of the application.
19.07.090 Manufactured Homes
A. All manufactured homes to be placed or substantially improved on sites shall be elevated on a
permanent foundation such that the lowest floor of the manufactured home is elevated one foot or
more above the base flood elevation and be securely anchored to an adequately anchored
foundation system to resist flotation, collapse and lateral movement.
All manufactured homes to be placed or substantially improved within zones V1-30, V, and VE on
the community's FIRM on sites:
1. Outside of a manufactured home park or subdivision,
2. In a new manufactured home park or subdivision,
3. In an expansion to an existing manufactured home park or subdivision, or
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8.A.a
4. In an existing manufactured home park or subdivision on which a manufactured home has
incurred "substantial damage" as the result of a flood; shall meet the standards of ASCE 24-14,
Chapter 4 requirements for residential buildings.
19.07.100 All Other Building Standards Apply
All new construction and substantial improvements shall comply with all applicable flood hazard
reduction provisions of the adopted IBC, IRC, Appendix (IBC) G, and ASCE 24.
19.07.110 Variance
A_ CPnPral
The variance criteria set forth in this section of the ordinance are based on the general principle of
zoning law that variances pertain to a piece of property and are not personal in nature. A variance
may be granted by the City's flood plain administrator for a parcel of property with physical
characteristics so unusual that complying with the requirements of this ordinance would create an
exceptional hardship to the applicant or the surrounding property owners. The characteristics must
be unique to the property and not be shared by adjacent parcels. The unique characteristic must
certain to the land itself. not to the structure. its inhabitants. or the orooerty owners.
It is the duty of the City of Edmonds to help protect its citizens from flooding. This need is so
compelling and the implications of the cost of insuring a structure built below the Base Flood
Elevation are so serious that variances from the flood elevation or from other requirements in the
flood ordinance are quite rare. The long-term goal of preventing and reducing flood loss and
damage can only be met if variances are strictly limited. Therefore, the variance guidelines provided
in this ordinance are more detailed and contain multiple provisions that must be met before a
variance can be properly granted. The criteria are designed to screen out those situations in which
alternatives other than a variance are more appropriate.
B. Requirements for Variances
1. Variances shall only be issued:
a. Upon a determination that the granting of a variance will not result in increased flood
heights, additional threats to public safety, extraordinary public expense, create nuisances,
cause fraud on or victimization of the public, or conflict with existing local laws or
ordinances;
b. For the repair. rehabilitation. or restoration of historic structures upon a determination that
the proposed repair or rehabilitation will not preclude the structure's continued desienation
as a historic structure and the variance is the minimum necessary to preserve the historic
character and design of the structure;
c. Upon a determination that the variance is the minimum necessary, considering the flood
hazard, to afford relief;
d. Upon a showing of good and sufficient cause;
e. Upon a determination that failure to grant the variance would result in exceptional hardship
to the applicant;
f. Upon a showing that the use cannot perform its intended purpose unless it is located or
carried out in close proximity to water. This includes only facilities defined in ECDC
19.07.020 of this chapter in the definition of "Functionally Dependent Use."
DRAFT August 6, 2020 Page 10 of 12
Packet Pg. 23
8.A.a
2. Generally. variances may be issued for new construction and substantial improvements to be
erected on a lot of one-half acre or less in size contiguous to and surrounded by lots with
existing structures constructed below the BFE, provided the provisions of this chapter have been
fully considered. As the lot size increases beyond one-half acre, the technical justification
required for issuing the variance increases.
C. Variance Criteria
In considering variance applications, the flood plain administrator shall consider all technical
evaluations, all relevant factors, all standards specified in other sections of this ordinance, and:
1. The danger that materials maybe swept onto other lands to the injury of others;
2. The danger to life and property due to flooding or erosion damage;
3. The susceptibility of the proposed facilitv and its contents to flood damaee and the effect of
such damaee on the individual owner:
4. The importance of the services provided by the proposed facility to the community;
5. The necessity to the facility of a waterfront location, where applicable;
6. The availability of alternative locations for the proposed use, which are not subject to flooding
or erosion damage;
7. The compatibility of the proposed use with existing and anticipated development;
8. The relationship of the proposed use to the comprehensive plan and floodplain management
program for that area;
9. The safety of access to the property in time of flood for ordinary and emergency vehicles;
10. The expected heights, velocity, duration, rate of rise, and sediment transport of the flood waters
expected at the site; and,
11. The costs of DrovidinR Rovernmental services durine and after flood conditions. includi
maintenance and repair of public utilities and facilities, such as sewer, gas, electrical, water
system, and streets and bridges.
D. Additional Reauirements for the Issuance of a Variance
1. Any applicant to whom a variance is granted shall be given written notice over the signature of a
community official that:
a. The issuance of a variance to construct a structure below the BFE will result in increased
premium rates for flood insurance up to amounts as high as $25 for $100 of insurance
coverage, and
b. Such construction below the BFE increases risks to life and propertv.
2. The Floodplain Administrator shall maintain a record of all variance actions. includi
ustification for their issuance.
3. The Floodplain Administrator shall condition the variance as needed to ensure that the
requirements and criteria of this chapter are met.
4. Variances as interpreted in the NFIP are based on the general zoning law principle that they
pertain to a physical piece of property; they are not personal in nature and do not pertain to the
DRAFT August 6, 2020
Page 11 of 12
Packet Pg. 24
8.A.a
structure, its inhabitants, economic or financial circumstances. They primarily address small lots
in densely populated residential neighborhoods. As such, variances from flood elevations should
be quite rare.
E. Appeals
Appeals of a variance from the provisions of this chapter shall be appealable in accordance with
Chapter 19.80 ECDC.
DRAFT August 6, 2020
Page 12 of 12
Packet Pg. 25
8.A.b
Edmonds City Code and Community Development Code Page 1/1
Chapter 23.70 FREQUENTLY FLOODED AREAS
Chapter 23.70
FREQUENTLY FLOODED AREAS
23.70.010 Designation, rating and mapping — Frequently flooded areas.
A. Frequently Flooded Areas. Frequently flooded areas shall include:
1. The special flood hazard areas identified by the Federal Insurance Administrator in a scientific and
engineering report entitled "The Flood Insurance Study (FIS) for Snohomish County, Washington, and
Incorporated Areas" dated June 19, 2020, and any revisions thereto, with accompanying Flood Insurance Rate
Maps (FIRMS), and any revisions thereto, are hereby pted by reference and declared to be a part of this
ordinance. The FIS and the FIRM are on file at the Development Services Department at 121 5th Avenue
North.
The best available information for flood hazard area identification as outlined in Section G 103.3 shall be the
basis for regulation until a new FIRM is issued that incorporates data utilized under Section G103.3.
-7�Efl1T:f!I:EZTl:lS7f!!/T!lI........
i
I'
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2. Those areas identified as frequently flooded areas on the city of Edmonds critical areas inventory. Identified
frequently flooded areas are consistent with and based upon designation of areas of special flood hazard on
FEMA flood insurance maps as indicated above.
0
B. City Discretion and Designation. Flood insurance maps and the city's critical areas inventory are to be used as a c
guide for the city of Edmonds development services department, project applicants and/or property owners, and the 0
public and should be considered a minimum designation of frequently flooded areas. As flood insurance maps may r~i
be continuously updated as areas are reexamined or new areas are identified, newer and more restrictive information N
for flood hazard area identification shall be the basis for regulation. The city of Edmonds shall retain the right to p
designate and identify areas known to be prone to flooding outside of the 100-year floodplain and subject them to V
the provisions and protections of this title and the current editions of the International Residential Code and w
International Building Code, as adopted in ECDC Title 19. [Ord. 4026 § 1 (Att. A), 2016; Ord. 3527 § 2, 2004]. N
The Edmonds City Code and Community Development Code is current through Ordinance 4175, passed February 25, 2020.
Packet Pg. 26
01
E
9
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9
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122026' 15' °
0''
A75230
0
Cl)
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z
a
rn
Z
0
A70A8'AF"
122026' 15"
Im
JOINS PANEL 1000
122022'30"
A7052'30"
A70A8'A5"
122022'30"
8.A.c
LEGEND
SPECIAL FLOOD HAZARD AREAS INUNDATEL
BY 100—YEAR FLOOD
ZONE A No base flood elevations determined.
ZONE AE Base flood elevations determined.
i
ZONE AH Flood depths of 1 to 3 feet (usually areas
of ponding); base flood elevations
determined.
ZONE AO Flood depths of 1 to 3 feet (usually sheet
flow on sloping terrain); average depths
determined. For areas of alluvial fan flooding
velocities also determined.
ZONE A99 To be protected from 100-year flood by
Federal flood protection system under
construction ; no base flood elevations
determined.
ZONE V Coastal flood with velocity hazard (wave
action); no base flood elevations determined.
ZONE VE Coastal flood with velocity hazard (wave
action); base flood elevations determined.
FLOODWAY AREAS IN ZONE AE
OTHER FLOOD AREAS
ZONE X Areas of 500-year flood; areas of 100-year
flood with average depths of less than
1 foot or with drainage areas less than
1square mile; and areas protected by
levees from 100-year flood.
OTHER AREAS
ZONE X Areas determined to be outside 500-year
floodplain.
ZONE D Areas in which flood hazards are
undetermined.
UNDEVELOPED COASTAL BARRIERS
rr—.l
Identified Identified Otherwise
1983 1990 Protected Area
Coastal barrier areas are normally located within or adjacent to Special
Flood Hazard Areas.
F000dplain Boundary
Floodway Boundary
Zone D Boundary\.T
Boundary Dividing Special Flood
s ^'^'• = Hazard Zones, and Boundary
w Dividing Areas of Different
Coastal Base Flood Elevations
Within Special Flood Hazard
Zones.
Base Flood Elevation Line;
" ^^J13^•^'"`^"^^" Elevation in Feet. See Map Index
for Elevation Datum.
----- -� Cross Section Line
Base Flood Elevation in Feet
(EL 987) Where Uniform Within Zone.
See Map Index for Elevation Datum.
RM7 X Elevation Reference Mark
0 M2 River Mile
Horizontal Coordinates Based on North
V
97007'30", 32022'30" American Datum of 1927 (NAD 27)
C
Projection.
V
NOTES
n
This map is for use in administering the National Flood Insurance Program;
it does not necessarily identify all areas subject to flooding, particularly from
local drainage sources of small size, or all planimetric features outside
L
Special Flood Hazard Areas. The community map repository should be
a)
consulted for more detailed data on BFE's, and for any information on
CL
floodway delineations, prior to use of this map for property purchase or
R
construction purposes.
0
Areas of Special Flood Hazard (100-year flood) include Zones A, AE, All-
A30, AH, AO, A99, V, VE and V1-V30.
Z
Certain areas not in Special Flood Hazard Areas may be protected by
flood control structures.
O
t)
Boundaries of the floodways were computed at cross sections and
interpolated between cross sections. The floodways were based on
hydraulic considerations with regard to requirements of the Federal
Emergency Management Agency.
L
0
Floodway widths in some areas may be too narrow to show to scale. Refer
C
to Floodway Data Table where floodway width is shown at 120 inch.
+7
Coastal base flood elevations apply only landward of 0.0 NGVD, and include
N
the effects of wave action; these elevations may also differ significantly
>
from those developed by the National Weather Service for hurricane
i
evacuation planning.
a
a)
Corporate limits shown are current as of the date of this map. The user
M
should contact appropriate community officials to determine if corporate
limits have changed subsequent to the issuance of this map.
R
G
This map may incorporate approximate boundaries of Coastal Barrier
-0
Resource System Units and /or Otherwise Protected Areas established
O
under the Coastal Barrier Improvement Act of 1990 (PL 101-591).
O
LL
For community map revision history prior to countywide mapping, see
Section 6.0 of the Flood Insurance Study Report.
Q.
For adjoining map panels and base map source see separately printed
�
Map Index.
MAP REPOSITORY
Refer to Repository Listing on Map Index
EFFECTIVE DATE OF
COUNTYWIDE FLOOD INSURANCE RATE MAP:
0
NOVEMBER 8,1999
t
EFFECTIVE DATE(S) OF REVISIONS) TO THIS PANEL:
4
t'
Refer to the FLOOD INSURANCE RATE MAP EFFECTIVE DATE shown
on this map to determine when actuarial rates apply to structures in
zones where elevations or depths have been established.
Q
To determine if flood insurance is available, contact an insurance agent or
call the National Flood Insurance Program at (800) 638--6620.
E j
L
O
.
Q
APPROXIMATE SCALE IN FEET
1000 0 1000
FIRM
FLOOD INSURANCE RATE t
0111110
-illsw
PANEL 1285 Of 1575
(SEE MAP INDEX FOR PANELS NOT PRINTE
CONTAINS:
COMMUNITY NUMBER PANEL SUR
EDMONDS, CITY OF 530163 1285 E
SNOHOMISH COUNTY.
UNINCORPORATED AREAS 535634 1285 E
MAP NUMB[
53061C1285
EFFECTIVE OAT
NOVEMBER 8,19,
JOINS PANEL 1300
JOINS PANEL 1292
Federal Emergency Packet Pg. 27
0
1
0
A
0
M
8.A.c
E
Is
19
I
ELEVATION REFERENCE MARKS
REFERENCE ELEVATION
MARK (FEET NGVD) DESCRIPTION OF LOCATION
RM195 21.256 A U.S. Geological Survey standard
tablet stamped 28 H 1941 19,
located from Edmonds 2.9 miles
southwest along Burlington Northern
Railroad, 0.1 mite north of
Richmond Beach on track side of
north concrete supporting first
bent west of Burlington Northern
Survey Station 873+5.4, on overhead
bridge number 14.5. Reset in 1958.
122024'22"
47°48'45"
0
0
_M
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47046'52"
122024'22"
JOINS PANEL 1285
122°22'30"
47°48'45"
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47046'52"
122022' 30"
LEGEND
SPECIAL FLOOD HAZARD AREAS INUNDATE
BY 100—YEAR FLOOD
ZONE A No base flood elevations determined.
ZONE AE Base flood elevations determined.
ZONE AH Flood depths of 1 to 3 feet (usually arei
of ponding); base flood elevatior
determined.
ZONE AO Flood depths of 1 to 3 feet (usually she(
flow on sloping terrain); average deptt
determined. For areas of alluvial fan floodin
velocities also determined.
ZONE A99 To be protected from 100-year flood b
Federal flood protection system und(
construction ; no base flood elevatior
determined.
ZONE V Coastal flood withvelocity hazard (wav
action); no base flood elevations determiner
ZONE VE Coastal flood with velocity hazard (wav
-
action); base flood elevations determine(
FLOODWAY AREAS IN ZONE AE
OTHER FLOOD AREAS
ZONE X Areas of 500-year flood; areas of 100-yes
flood with average depths of less tha
1 foot or with drainage areas less tha
1 square mile; and areas protected b
levees from 100-year flood.
OTHER AREAS
ZONE X Areas determined to be outside 500-yea
floodplain.
ZONE D Areas in which flood hazards ar
undetermined.
UNDEVELOPED COASTAL BARRIERS
Identified Identified Otherwise
1983 1990 Protected Are
Coastal barrier areas are normally located within or adjacent to Special
Flood Hazard Areas.
Floodplain Boundary
Floodway Boundary
Zone D Boundary Boundary Dividing Special Flood
/ c r Hazard Zones, and Boundary Dividing Areas of Different
Coastal Base Flood Elevations
Within Special Flood Hazard
Zones.
Base Flood Elevation Line;
593- Elevation in Feet. See Map Index
for Elevation Datum.
CD>----- -- �D Cross Section Line
Base Flood Elevation in Feet
(EL 987) Where Uniform Within Zone.
RM7 X See Map Index for Elevation Datum
Elevation Reference Mark
M2 River Mile
Horizontal Coordinates Based on Nort
97007'30". 32022'30" American Datum of 1927 (NAD 27'.
Projection.
NOTES
This map is for use in administering the National Flood Insurance Program
it does not necessarily identify all areas subject to flooding, particularly from
local drainage sources of small size, or all planimetric features outside
Special Flood Hazard Areas. The community map repository should be
consulted for more detailed data on BFE's, and for any information on
floodway delineations, prior to use of this map for property purchase or
construction purposes.
Areas of Special Flood Hazard (100-year flood) include Zones A, AE, A1--
A30, AH, A0, A99, V, VE and VI-V30.
Certain areas not in Special Flood Hazard Areas may be protected by
flood control structures.
Boundaries of the floodways were computed at cross sections and
interpolated between cross sections. The floodways were based on
hydraulic considerations with regard to requirements of the Federal
Emergency Management Agency.
Floodway widths in some areas may be too narrow to show to scale. Refe
to Floodway Data Table where floodway width is shown at 120 inch.
Coastal base flood elevations apply only landward of 0.0 NGVD, and includ(
the effects of wave action; these elevations may also differ significant)
from those developed by the National Weather Service for hurricanE
evacuation planning.
Corporate limits shown are current as of the date of this map. The user
should contact appropriate community officials to determine if corporate
limits have changed subsequent to the issuance of this map.
This map may incorporate approximate boundaries of Coastal Barrie
Resource System Units and /or Otherwise Protected Areas establishes
under the Coastal Barrier Improvement Act of 1990 (PL 101-591).
For community map revision history prior to countywide mapping, see
-
Section 6.0 of the Flood Insurance Study Report.
W
Q
For adjoining map panels and base map source see separately prime(
M
Map Index.
MAP REPOSITORY
Refer to Repository Listing on Map Index
LL
EFFECTIVE DATE OF
:2
COUNTYWIDE FLOOD INSURANCE RATE MAP:
0
NOVEMBER 8, 1999
EFFECTIVE DATE(S) OF REVISION(S) TO THIS PANEL:
E'
tl
Refer to the FLOOD INSURANCE RATE MAP EFFECTIVE DATE shown
v
on this map to determine when actuarial rates apply to structures in
r
zones where elevations or depths have been established.
Q
To determine if flood insurance is available. contact an insurance agent or
call the National Flood Insurance Program at (800) 638-6620.
y
E
�
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Q
APPROXIMATE SCALE IN FEET
500 0 500
NATIONAL FLOOD INSURANCE PROGR l
J
FIRM
FLOOD INSURANCE RATE MA
1 IN NJ I
� I MMILA ;i + :
PANEL 1292 OF 1575
(SEE MAP INDEX FOR PANELS NOT PRINTI
CONTAINS:
COMMUNITY NUMBER PANEL SUI
EDMONDS, CITY OF 530163 1292
WOODWAY, TOWN OF 530308 1292
SNOHOMISH COUNTY,
UNINCORPORATED AREAS 535534 1292
MAP NUMB
53061CI191
EFFECTIVE ON
NOVEMBER 8, 19
JOINS PANEL 1294
Federal Emergency " Packet Pg. 28
0
11
N
ELEVATION REFERENCE MARKS
REFERENCE ELEVATION
MARK (FEET NGVD) DESCRIPTION OF LOCATION
RM175 385.560 Standard U.S. Coast and Geodetic
Survey brass disk stamped C-458
1973, located on north side of
1 9 6 t h Street approximately 135 feet
east of fire hydrant # 3 9 5 9 at the
n a r t h e a s t corner of 196th Street
Southwest and Highway 99, 1.4 feet
north of back of sidewalk and 3
feet west of back of curb on the
west side of entrance to Jiffy
Lube. Monument is buried under
landscaping bark slightly lower in
elevation than the top back of
sidewalk.
122022'30"
47052'30"
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47048'45"
122018'45"
8.A.c
LEGEND
SPECIAL FLOOD HAZARD AREAS INUNDATED
BY 100—YEAR FLOOD
ZONE A No base flood elevations determined.
ZONE AE Base flood elevations determined.
ZONE AH Flood depths of 1 to 3 feet (usually areas
of ponding); base flood elevations
determined.
ZONE AO Flood depths of 1 to 3 feet (usually sheet
flow on sloping terrain); average depths
determined. For areas of alluvial fan flooding,
velocities also determined.
ZONE A99 To be protected from 100-year flood by
Federal flood protection , system under
construction ; no base flood elevations
determined.
ZONE V Coastal flood with velocity hazard (wave
action); no base flood elevations determined.
ZONE VE Coastal flood with velocity hazard (wave
action); base flood elevations determined.
FLOODWAY AREAS IN ZONE AE
OTHER FLOOD AREAS
ZONE X Areas of 500-year flood; areas of 100-year
flood with average depths of less than
1 foot or with drainage areas less than
1 square mile; and areas protected by
levees from 100-year flood.
OTHER AREAS
ZONE X Areas determined to be outside 500-year
floodplain.
ZONE D Areas in which flood hazards are
undetermined.
UNDEVELOPED COASTAL BARRIERS
Identified Identified Otherwise
1983 1990 Protected Areas
Coastal barrier areas are normally located within or adjacent to Special
Flood Hazard Areas.
Floodplain Boundary
Floodway Boundary
Zone D Boundary
" Boundary Dividing Special Flood
Hazard Zones, and Boundary
Dividing Areas of Different
Coastal Base Flood Elevations
Within Special Flood Hazard
Zones.
Base Flood Elevation Line;
-513 Elevation in Feet. See Map Index
for Elevation Datum.
------ --� Cross Section Line
Base Flood Elevation in Feet
(EL 987) Where Uniform Within Zone.
See Map Index for Elevation Datum.
RM7
X Elevation Reference Mark
• M2 River Mile
Horizontal Coordinates Based on North
^
97007'30". 32022'30" American Datum of 1927 (NAD 27)
Projection.LU
V
NOTES
This map is for use in administering the National Flood Insurance Program;
C
it does not necessarily identify all areas subject to flooding, particularly from
local drainage sources of small size, or all planimetric features outside
Special Flood Hazard Areas. The community map repository should be
4)
consulted for more detailed data on BFE's, and for any information on
Q,
floodway delineations, prior to use of this map for property purchase or
M
construction purposes.
t
Areas of Special Flood Hazard 1100-year flood) include Zones A, AE, Al -
3
A30, AH, AO, A99, V, VE and V1-V30.
4)
Z
Certain areas not in Special Flood Hazard Areas may be protected by
flood control structures.
4)
Boundaries of the floodways were computed at cross sections and
r
M
interpolated between cross sections. The floodways were based on
hydraulic considerations with regard to requirements of the Federal
Emergency Management Agency.
0
Floodway widths in some areas may be too narrow to show to scale. Refer
C
to Floodway Data Table where floodway width is shown at 120 inch.
Coastal base flood elevations apply only landward of 0.0 NGVD, and include
4)
the effects of wave action; these elevations may also differ significantly
N
from those developed by the National Weather Service for hurricane
L
evacuation planning.
i1
d
Corporate limits shown are current as of the date of this map. The user
should contact appropriate community officials to determine if corporate
E
limits have changed subsequent to the issuance of this map.
This map may incorporate approximate boundaries of Coastal Barrier
.0
Resource System Units and /or Otherwise Protected Areas established
0
under the Coastal Barrier Improvement Act of 1990 (PL 101-591).
_O
LL
For community map revision history prior to countywide mapping,
Section 6.0 of the Flood Insurance Study Report.
U)
CL
For adjoining map panels and base map source see separately printed
R
Map Index.
MAP REPOSITORY
Refer to Repository Listing on Map Index
LL
EFFECTIVE DATE OF
2
COUNTYWIDE FLOOD INSURANCE RATE MAP:
O
NOVEMBER 8,1999
M
EFFECTIVE DATE(S) OF REVISION(S) TO THIS PANEL:
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s
Refer to the FLOOD INSURANCE RATE MAP EFFECTIVE DATE shown
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on this map to determine when actuarial rates apply to structures in
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APPROXIMATE SCALE IN FEET
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NATIONAL FLOOD INSURANCE PROGRA
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SNOHOMISH COUNTY,
WASHINGTON AND
INCORPORATED AREA
PANEL 1305 OF 1575
(SEE MAP INDEX FOR PANELS NOT PRINTE[
CONTAINS:
COMMUNITY NUMBER PANEL SUFF
EDMONDS, CITY OF 530163 1305 E
W LYNNDDD. CITY OF 530167 1305 E
SNOHOMISH COUNTY.
UNINCORPORATED AREAS 535534 1305 E
MAP NUMBE
53061C1305
EFFECTIVE DATI
NOVEMBER 8,199
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ZONE A No base flood elevations determined.
ZONE AE Base flood elevations determined.
ZONE AH Flood depths of 1 to 3 feet (usually are
of pending); base flood elevatioi
determined.
ZONE AO Flood depths of 1 to 3 feet (usually she
flow on sloping terrain); average dept!
determined. For areas of alluvial fan floodin
velocities also determined.
ZONE A99 To be protected from 100-year flood I
Federal flood protection system and
construction ; no base flood elevatioi
determined.
ZONE V Coastal flood with velocity hazard (wa,
action); no base flood elevations determine
ZONE VE Coastal flood with velocity hazard (wa,
action); base flood elevations determine
. = = FLOODWAY AREAS IN ZONE AE
OTHER FLOOD AREAS
ZONE X Areas of 500-year flood; areas of 100-ye.
flood with average depths of less the
1 foot or with drainage areas less the
1 square mile; and areas protected t
levees from 100-year flood.
OTHER AREAS
ZONE X Areas determined to be outside 500-ye
floodplain.
ZONE D Areas in which flood hazards a
undetermined.
UNDEVELOPED COASTAL BARRIERS
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--
Identified Identified Otherwise
1983 1990 Protected Are
Coastal barrier areas are normally located within or adjacent to Specia
Flood Hazard Areas.
Floodplain Boundary
Floodway Boundary
Zone D Boundary
5; • ; ;, ;. t,., Boundary Dividing Special Flood
Hazard Zones, and Boundary
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Dividin Areas of Different
Coastal Base Flood Elevations
Within Special Flood Hazard
Zones.
Base Flood Elevation Line
513 Elevation in Feet. See Map Inde>
for Elevation Datum.
— — --- Cross Section Line
Base Flood Elevation in Feet
(EL 987) Where Uniform Within Zone
See Map Index for Elevation Datum
RM7
X Elevation Reference Mark
® M2 River Mile
Horizontal Coordinates Based on Nor
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97007'30". 32022'30" American Datum of 1927 (NAD 27
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Projection.
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NOTES
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This map is for use in administering the National Flood Insurance Program
it does not necessarily identify all areas subject to flooding, particularly fron
r
local drainage sources of small size, or all planimetric features outsidE
s_
Special Flood Hazard Areas. The community map repository should bE
consulted for more detailed data on BFE's, and for any information or
floodway delineations, prior to use of this map for property purchase of
construction purposes.
V
Areas of Special Flood Hazard (100-year flood) include Zones A, AE, At-
A30, AH, AO, A99, V, VE and V1-V30.
Z
Certain areas not in Special Flood Hazard Areas may be protected by
flood control structures.
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V
Boundaries of the floodways were computed at cross sections anc
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interpolated between cross sections. The floodways were based or
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hydraulic considerations with regard to requirements of the Federal
Emergency Management Agency.
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Floodway widths in some areas may be too narrow to show to scale. Refe
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to Floodway Data Table where floodway width is shown at 120 inch.
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Coastal base flood elevations apply only landward of 0.0 NGVD, and includ
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the effects of wave action; these elevations may also differ significant)
from those developed by the National Weather Service for hurrican,
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evacuation planning.
(D
Corporate limits shown are current as of the date of this map. The use
should contact appropriate community officials to determine if corporatE
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limits have changed subsequent to the issuance of this map
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This map may incorporate approximate boundaries of Coastal BarriE
-0
Resource System Unts and /or Otherwise Protected Areas establishe
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under the Coastal Barrier Improvement Act of 1990 (PL 101-591).
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LL
For community map revision history prior to countywide mapping, sef
Section 6.0 of the Flood Insurance Study Report.
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Q
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For adjoining map panels and base map source see separately printer
Map Index.
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MAP REPOSITORY
Refer to Repository Listing on Map Index
ly
EFFECTIVE DATE OF
2
COUNTYWIDE FLOOD INSURANCE RATE MAP:
0
NOVEMBER 8,1999
M
r
C
EFFECTIVE DATE(S) OF REVISIONS) TO THIS PANEL:
t
Refer to the FLOOD INSURANCE RATE MAP EFFECTIVE DATE showr
on this map to determine when actuarial rates apply to structures it
ram+
zones where elevations or depths have been established.
Q
To determine if flood insurance is available, contact an insurance agent or
call the National Flood Insurance Program at (800) 638-6620.
y
E
V
r
Q
APPROXIMATE SCALE IN FEET
1000 0 1000
NATIONAL FLOOD INSURANCE PROGR
an
FIRM
FLOOD INSURANCE RATE MA
SNOHOMISH COI.TNTI
WASHINGTON AND
INCORPORATED ARE.
PANEL 1315 OF 1575
(SEE MAP INDEX FOR PANELS NOT PRINT
COMMUNITY NUMBER PANEL SU
EDMONDS, CITY OF
530163
13T5
LYNNWOOD, CITY OF
530167
1315
MOUNTLAKE TERRACE, CITY OF
530170
1315
INOOD'WAY, TOWN OF
530308
1315
SNOHOMISH COUNTY,
UNINCORPORATED AREAS
535534
1315
Federal Emergency Packet Pg. 30
1250000 FT
1220 26' 15" 1255000 FT 1260000 FT
I 8.A.d I
47°
320000 F
315000 FT
310000 FT
305000 FT
47' 48' 45"
122'
FLOOD HAZARD INFORMATION
SEE FIS REPORT FOR ZONE DESCRIPTIONS AND INDEX MAP
THE INFORMATION DEPICTED ON THIS MAP AND SUPPORTING
DOCUMENTATION ARE ALSO AVAILABLE IN DIGITAL FORMAT AT
HTTPS://MSC. FEMA.G0V
SPECIAL FLOOD
HAZARD AREAS
OTHER AREAS OF
FLOOD HAZARD
Without Base Flood Elevation (BFE)
Zone A..V. A99
With BFE or Depth lane AE, AG, AH, VE, AR
Regulatory Floodway
h I� 0.2% Annual Chance Flood Hazard, Areas
of I% annual chance flood with average
depth less than one foot or with drainage
areas of less than one square mile zone x
Future Conditions 1% Annual
Chance Flood Hazard
WZZ
Area with Reduced Flood Risk due to Levee
See Notes..:,
INOSCREENI Areas Determined to he Outside the
OTHER 0.2% Annual Chance Fioodplain zone x
AREAS Area of Undetermined Flood Hazard Zone D
------------- Channel, Culvert, or Storm Sewer
Accredited or Provisionally Accredited
GENERAL Levee, Dike, or Floodwall
STRUCTURES Non -accredited Levee, Dike, or Floodwall
E 18.2 Cross Sections with 1% Annual Chance
17
"5 Water Surface Elevation (BFE)
- - - - Coastal Transect
-- - Coastal Transect Baseline
Profile Baseline
�43c�,:omE 5 00om 1220 22' 30"
44 E 54500omE 54500om
NOTES TO USERS
For information and questions about this Flood Insurance Rate Map (FIRM), available products associated
with this FIRM, including historic versions, the current map date for each FIRM panel, how to order
products, or the National Flood Insurance Program [NFIP) in general, please Call the
FEMA Map Information eXchange at 1-877-FEMA-MAP (1-877-336-2627) or visit the FEMA Flood
Map Service Center website at https:llmsc.fema.gov. Available products may include previously
issued Letters of Map Change, a Flood Insurance Study Report. and/or digital versions of this map.
Many of these products can be ordered or obtained directly from the website.
Communities annexing land on adjacent FIRM panels must obtain a current copy of the adjacent panel as well as
the current FIRM Index. These may be ordered directly from the Flood Map Service Center at the number listed
above.
For community and countywide map dates refer to the Flood Insurance Study Report for this jurisdiction.
To determine if flood insurance is available in this community, contact your Insurance agent or call the National
Flood Insurance Program at 1-800-638-6620.
Base map information shown on this panel was provided by the USDA-FSA Aerial Photography Field
Office. This information was derived from digital orthophotography at a scale of 1:12,000 and 1-meter
pixel resolution from photography dated 2009.
SCALE
ll Map Projection:
NAD 1983 State Plane Washington North FIPS 4601 Feet:
Westerly Hemisphere; Vertical Datum: NAVD 88
1 inch = 1,000 feet 1:12,000
0 1,000 2,000 4,000
Feet
Meters
0 255 510 1,020
PANEL LOCATOR
1015
1910100
W
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E
0
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0
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470 52' 30"
5302000%
530 10o0mN
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5298000mN
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45"
NATIONAL FLOOD INSURANCE PROGRAM
FLOOD INSURANCE RATE MAP
SNOHOMISH COUNTY, WASHINGTON
AND INCORPORATED AREAS
q a�rA�1F�
PANEL 1285 OF 1517 5 im
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Pane] Contains:
COMMUNITY NUMBER PANEL SUFFIX
EDMONDS, CITY OF 530163 1285 F
SNOHOMISH COUNTY 535534 1285 F
VERSION NUMBER
2.3.2.1
Hydrographic Feature
srs— Base Flood Elevation Line (BFE)
OTHER Limit of Study
FEATURES Jurisdiction Boundary
1292
1315
* PANEL NOT PRINTED
MAP NUMBER
5306IC1285F
MAP REVISED
JUNE 19, 2020
Packet Pg. 31
1255000 FT
122' 24' 22" 1260000 FT
I 8.A.d I
470 4
300000
295000 FT
290000 FT
470 46' 52"
122
FLOOD HAZARD INFORMATION
SEE FIS REPORT FOR ZONE DESCRIPTIONS AND INDEX MAP
THE INFORMATION DEPICTED ON THIS MAP AND SUPPORTING
DOCUMENTATION ARE ALSO AVAILABLE IN DIGITAL FORMAT AT
HTTPS://MSC. FEMA.G0V
Without Base Flood Elevation (BFE)
Zone A..V. A99
With BFE or Depth zone AF, AG, AH, VE, AR
SPECIAL FLOOD
HAZARD AREAS Regulatory Floodway
OTHER AREAS OF
FLOOD HAZARD
h I� 0.2% Annual Chance Flood Hazard, Areas
of I% annual chance flood with average
depth less than one foot or with drainage
areas of less than one square mile Zone x
Future Conditions 1% Annual
Chance Flood Hazard
Area with Reduced Flood Risk due to Levee
See Notes.. :
INOSCREENI Areas Determined to he Outside the
OTHER 0.2% Annual Chance Fioodplain zone x
AREAS Area of Undetermined Flood Hazard zone D
----------- Channel, Culvert, or Storm Sewer
Accredited or Provisionally Accredited
GENERAL Levee, Dike, or Floodwall
STRUCTURES mmmmmmtt m Non -accredited Levee, Dike, or Floodwall
E 18.2 Crass Sections with 1% Annual Chance
17 5 Water Surface Elevation (BFE)
- - - - Coastal Transect
-- - Coastal Transect Baseline
Profile Baseline
.545cocmF
546000mE 1229 22' 30"
NOTES TO USERS
For information and questions about this Flood Insurance Efate Map (FIRM), available products associated
with this FIRM, including historic versions, the current map date for each FIRM panel, how to order
products, or the National Flood Insurance Program (NFIP) in general, please call the
FEMA Map Information eXchange at 1-877-FEMA-MAP (1-877-336-2627) or visit the FEMA Flood
Map Service Center website at https://msc.fema.gov. Available products may include previously
issued Letters of Map Change, a Flood Insurance Study Report, andlor digital versions of this map.
Many of these products can he ordered or obtained directly from the website.
Communities annexing land on adjacent FIRM panels must obtain a current copy of the adjacent panel as well as
the current FIRM Index. These may be ordered directly from the Flood Map Service Center at the number listed
above.
For community and countywide map dates refer to the Flood Insurance Study Report for this jurisdiction.
To determine if flood insurance is available in this community, contact your Insurance agent or call the National
Flood Insurance Program at 1-800-638-6620.
Base map information shown on this panel was provided by the USDA-FSA Aerial Photography Field
Office. This information was derived from digital orthaphotography at a scale of 1:12,000 and 1-meter
pixel resolution from photography dated 2009.
SCALE
i
N
Map ProjecDon:
NAD 1983 StatePlane Washington North FIPS 4601 Feet;
Western Hemisphere; Vertical Datum: NAVD 88
I inch = 500 feet 1:6,000
0 500
0 125
PANEL LOCATOR
1,000 2,000
Feet
Meters
250 500
1305
1315
0
W
�
rx
M0
0
0
U.
CU IN
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47° 48' 45"
5295000mN
5294000mN
293000mN
52"
NATIONAL FLOOD INSURANCE PROGRAM
FLOOD INSURANCE RATE MAP
SNOHOMISH COUNTY, WASHINGTON
AND INCORPORATED AREAS
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Pane] Contains:
COMMUNITY NUMBER PANEL SUFFIX
EDMONDS, CITY OF 530163 1292 F
SNOHOMISH COUNTY 535534 1292 F
WOODWAY. TOWN OF 530308 1292 F
VERSION NUMBER
2.3.2.1
Hydrographic Feature
513- Base Flood Elevation Line (BFE)
OTHER Limit of Study
FEATURES Jurisdiction Boundary
1294
* PANEL NOT PRINTED
MAP NUMBER
53061C1292F
MAP REVISED
JUNE 19, 2020
Packet Pg. 32
1265000 FT
1220 22' 30" 1270000 FT 1275000 FT
I 8.A.d I
47'
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315000 FT
4511IH11111llfl
305000 FT
470 48' 45"
122°
5 000m
47 548000rnE 549noomE 550000mE 551 000mE 1220 98' 45"
FLOOD HAZARD INFORMATION
SEE FIS REPORT FOR ZONE DESCRIPTIONS AND INDEX MAP
THE INFORMATION DEPICTED ON THIS MAP AND SUPPORTING
DOCUMENTATION ARE ALSO AVAILABLE IN DIGITAL FORMAT AT
HTTPS://MSC. FEMA.G0V
Without Base Flood Elevation (BFE)
Zone A..V. A99
With BFE or Depth zone AE, AG, AH, VE, AR
SPECIAL FLOOD
HAZARD AREAS Regulatory Floodway
OTHER AREAS OF
FLOOD HAZARD
h I� 0.2% Annual Chance Flood Hazard, Areas
of I% annual chance flood with average
depth less than one foot or with drainage
areas of less than one square mile Zone x
Future Conditions 1% Annual
Chance Flood Hazard
Area with Reduced Flood Risk due to Levee
See Notes.. :
INOSCREENI Areas Determined to he Outside the
OTHER 0.2% Annual Chance Fioodplain zone x
AREAS Area of Undetermined Flood Hazard zone D
----------- Channel, Culvert, or Storm Sewer
Accredited or Provisionally Accredited
GENERAL Levee, Dike, or Floodwall
STRUCTURES mmmmmmtt m Non -accredited Levee, Dike, or Floodwall
E 18.2 Crass Sections with 1% Annual Chance
17
"5 Water Surface Elevation (BFE)
- - - - Coastal Transect
-- - Coastal Transect Baseline
- Profile Baseline
Hydrographic Feature
513- Base Flood Elevation Line (BFE)
OTHER Limit of Study
FEATURES Jurisdiction Boundary
NOTES TO USERS
For information and questions about this Flood Insurance Efate Map (FIRM), available products associated
with this FIRM, including historic versions, the current map date for each FIRM panel, how to order
products, or the National Flood Insurance Program (NFIP) in general, please call the
FEMA Map Information eXchange at 1-877-FEMA-MAP (1-877-336-2627) or visit the FEMA Flood
Map Service Center website at https://msc.fema.gov. Available products may include previously
issued Letters of Map Change, a Flood Insurance Study Report, andlor digital versions of this map.
Many of these products can he ordered or obtained directly from the website.
Communities annexing land on adjacent FIRM panels must obtain a current copy of the adjacent panel as well as
the current FIRM Index. These may be ordered directly from the Flood Map Service Center at the number listed
above.
For community and countywide map dates refer to the Flood Insurance Study Report for this jurisdiction.
To determine if flood insurance is available in this community, contact your Insurance agent or call the National
Flood Insurance Program at 1-800-638-6620.
Base map information shown on this panel was provided by the USDA-FSA Aerial Photography Field
Office. This information was derived from digital orthaphotography at a scale of 1:12,000 and 1-meter
pixel resolution from photography dated 2009.
SCALE
ll Map ProjecDon:
NAD 1983 StatePlane Washington North FIPS 4601 Feet;
Western Hemisphere; Vertical Datum: NAVD 88
1 inch = 1,000 feet 1:12,000
0 1,000 2,000 4,000
Feet
Meters
0 255 510 1,020
PANEL LOCATOR
MR111
IiK31to]
1309
1320 1317
E
0
W
�
r`x
1�
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0
0
U.
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45"
7° 52' 30"
5302000mN
510 1000mN
5300000mN
!9900omN
j$oOomN
70n0mN
;a0H'N
6"A
NATIONAL FLOOD INSURANCE PROGRAM
FLOOD INSURANCE RATE MAP
SNOHOMISH COUNTY, WASHINGTON
AND INCORPORATED AREAS
PANEL 1305 OF 15 f 5 N
FEMA
Pane] Contains:
COMMUNITY NUMBER PANEL SUFFIX
EDMONDS, CITY OF 530163 1305 F
LYNNWOOD, CITY OF 530167 1305 F
SNOHOMISH COUNTY 535534 1305 F
VERSION NUMBER
2.3.2.1
MAP NUMBER
53001C1305F
MAP REVISED
JUNE 19, 2020
Packet Pg. 33
* PANEL NOT PRINTED
I 8.A.d I
1220 22' 30" 1265000 FT SKYDLIINE 1270000 FT
1275nnf) FT
30
295(
Town of
Woodwa
530308
2900C
285000
280000 F
470 4f
12
5 OQQm
47 5 OOOm
48 E 54900vmE 5500
0
QmE 5510oomE 122' 18' 45"
FLOOD HAZARD INFORMATION
SEE FIS REPORT FOR ZONE DESCRIPTIONS AND INDEX MAP
THE INFORMATION DEPICTED ON THIS MAP AND SUPPORTING
DOCUMENTATION ARE ALSO AVAILABLE IN DIGITAL FORMAT AT
HTTPS://MSC. FEMA.G0V
Without Base Flood Elevation (BFE)
Zone A..V. A99
With BFE or Depth zone AF, AG, AH, VE, AR
SPECIAL FLOOD
HAZARD AREAS Regulatory Floodway
OTHER AREAS OF
FLOOD HAZARD
h I� 0.2%Q Annual Chance Flood Hazard, Areas
of 1%Q annual chance flood with average
depth less than one foot or with drainage
areas of less than one square mile Zone x
Future Conditions 1%Q Annual
Chance Flood Hazard
Area with Reduced Flood Risk due to Levee
See Notes.. :
INOSCREENI Areas Determined to he Outside the
OTHER 0.2%Q Annual Chance Fioodplain zone x
AREAS Area of Undetermined Flood Hazard zone D
----------- Channel, Culvert, or Storm Sewer
Accredited or Provisionally Accredited
GENERAL Levee, Dike, or Floodwall
STRUCTURES mmmmmmtt m Non -accredited Levee, Dike, or Floodwall
E 18.2 Cross Sections with 1% Annual Chance
17
"5 Water Surface Elevation (BFE)
- - - - Coastal Transect
-- - Coastal Transect Baseline
- Profile Baseline
Hydrographic Feature
513- Base Flood Elevation Line (BFE)
NOTES TO USERS
For information and questions about this Flood Insurance Efate Map (FIRM), available products associated
with this FIRM, including historic versions, the current map date for each FIRM panel, how to order
products, or the National Flood Insurance Program (NFIP) in general, please call the
FEMA Map Information eXchange at 1-877-FEMA-MAP (1-877-336-2627) or visit the FEMA Flood
Map Service Center website at https://msc.fema.gov. Available products may include previously
issued Letters of Map Change, a Flood Insurance Study Report, andlor digital versions of this map.
Many of these products can he ordered or obtained directly from the website.
Communities annexing land on adjacent FIRM panels must obtain a current copy of the adjacent panel as well as
the current FIRM Index. These may be ordered directly from the Flood Map Service Center at the number listed
above.
For community and countywide map dates refer to the Flood Insurance Study Report for this jurisdiction.
To determine if flood insurance is available in this community, contact your Insurance agent or call the National
Flood Insurance Program at 1-800-638-6620.
Base map information shown on this panel was provided by the USDA-FSA Aerial Photography Field
Office. This information was derived from digital orthaphotography at a scale of 1:12,000 and 1-meter
pixel resolution from photography dated 2009.
SCALE
ll Map ProjecDon:
NAD 1983 StatePlane Washington North FIPS 4601 Feet;
Western Hemisphere; Vertical Datum: NAVD 88
1 inch = 1,000 feet 1:12,000
0 1,000 2,000 4,000
Feet
Meters
0 255 510 1,020
PANEL LOCATOR
1310 1309
1320
1317
iIE iRl
45"
'° 48' 45"
60TH
AVE W
5295Q0omN
12TH
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COMMUNITY NUMBER PANEL SUFFIX
EDMONDS, CITY OF 530163 1315 F
LYNNWOOD, CITY OF 530167 1315 F
MOUNTLAKE TERRACE, 530170 1315 F
0 CITY OF
SNOHOMISH COUNTY 535534 1315 F
WOODWAY, TOWN OF 530308 1315 F
ILL.
CCU IN
a�
VERSION NUMBER
2.3.2.1
OTHER Limit of Study
FEATURES Jurisdiction Boundary
* PANEL NOT PRINTED
MAP NUMBER
53061C1315F
MAP REVISED
JUNE 19, 2020
Packet Pg. 34
8.A.e
NATIONAL FLOOD INSURANCE PROGRAM
FLOOD DAMAGE PREVENTION ORDINANCE
WASHINGTON MODEL (REVISED 12/0912019)
Close to 300 towns, cities, counties, and tribes within the State of Washington participate
in the National Flood Insurance Program (NFIP). As a condition of participation in the
NFIP, communities are required to adopt and enforce a flood hazard reduction ordinance
that meets the minimum requirements of the NFIP; however, there are occasionally
additional requirements identified by state law that are more restrictive. In these cases,
the Federal Emergency Management Agency (FEMA) will require that communities meet
those standards as well.
This model identifies the basic requirements and cross references them to appropriate
Code of Federal Regulations (CFR), Revised Code of Washington (RCW), or Washington
Administrative Code (WAC) requirements. It also encourages community officials to
consider the direct insurance implications of certain building standards that, if adopted,
can reduce (or increase) annual flood insurance premiums for local citizens. This
ordinance, as developed by FEMA and the Washington Department of Ecology,
supersedes previous versions and includes all the minimum standards required as a
condition of participation in the NFIP. It will be used by FEMA and state staff as the basis
for providing technical assistance and compliance reviews during the Community
Assistance Contact (CAC) and Community Assistance Visit (CAV) process to ensure
federal and state law are met.
The model identifies the basic minimum federal and state regulation requirements that
must be contained in local flood regulations, as well as suggestions for stronger
measures, but notes these measures are recommended, not required. Additionally, it
outlines several specific floodplain development practices and regulations that can reduce
insurance premium. Adopting this model flood hazard reduction ordinance verbatim can
ensure compliance with FEMA; however, it should be emphasized that its adoption is not
a mandatory requirement per NFIP regulation. Some sections of this document are
included for clarity and are not required by federal or state law. For instance, as indicated
In SECTION 1 : STATUTORY AUTHORIZATION, FINDINGS OF FACT, PURPOSE AND OBJECTIVES, it Is
not mandatory to adopt this entire section, but by doing so, it will make your community's
ordinance more legally enforceable.
Certain commentary is highlighted in the model ordinance. The highlighted commentary 6
does not need to be included in the local ordinances.
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Please note: Section 1612.4 of the 2015 International Building Code (IBC) and Section
1612.2 of the 2018 International Building Code incorporate the design and construction
standards of ASCE 24 published by the American Society of Civil Engineers. ASCE 24- a
14 tables 1-1, 2-1, 4-1, and 6-1 contain specific building elevation requirements which
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exceed minimum NFIP standards.
Please Note: RCW 86.16.190 requires that:
Local governments that have adopted floodplain management regulations pursuant to this
chapter shall include provisions that allow for the establishment of livestock flood sanctuary
areas at a convenient location within a farming unit that contains domestic livestock. Local
governments may limit the size and configuration of the livestock flood sanctuary areas, but
such limitation shall provide adequate space for the expected number of livestock on the
farming unit and shall be at an adequate elevation to protect livestock. Modification to
floodplain management regulations required pursuant to this section shall be within the
minimum federal requirements necessary to maintain coverage under the national flood
insurance program.
While state law requires that local governments make provision for critter pads, it is
extremely important to note that RCW 86.16.190 does not relax NFIP standards, including
the no rise standard in floodways, in any way.
This document may also serve as a foundation upon which communities can craft their
own additional measures. The ordinance can be modified to accommodate local
standards, provided they are not less restrictive than the minimum standards identified in
this model. Areas on the model that exceed those minimum standards are clearly marked.
The model ordinance is in a modular format.
Appendix A: Ordinance Standards for Communities with Shallow Flooding Identified as
AO zones on Flood Insurance Rate Maps (FIRMs). These standards are mandatory in
communities that have mapped AO zones.
Appendix B: Ordinance Standards for Communities with Coastal Flooding Identified as
V zones on Flood Insurance Rate Maps (FIRMs). These standards are mandatory in
communities that have mapped V or VE zones.
NOTE: A community may wish to use a numbering system that differs from this model
ordinance. In such cases, special care should be taken to correctly identify internal code
citations within the Flood Damage Prevention Ordinance.
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Section 1.0 - Statutory Authorization, Findings of Fact,
Purpose, and Objectives (Not mandatory to adopt section 1.0)
1.1 Statutory Authorization
The Legislature of the State of Washington has delegated the responsibility to local
communities to adopt floodplain management regulations designed to promote the public
health, safety, and general welfare of its citizenry. Therefore, the {Decision Making
Body} of (Community Name), does ordain as follows:
1.2 Findings of Fact
The flood hazard areas of {Community Name} are subject to periodic inundation, which
may result in loss of life and property, health and safety hazards, disruption of
commerce and governmental services, extraordinary public expenditures for flood
protection and relief, and impairment of the tax base, all of which adversely affect the
public health, safety, and general welfare.
These flood losses may be caused by the cumulative effect of obstructions in areas of
special flood hazards that increase flood heights and velocities, and when inadequately
anchored, damage uses in other areas. Uses that are inadequately floodproofed,
elevated, or otherwise protected from flood damage also contribute to the flood loss.
1.3 Statement of Purpose
It is the purpose of this ordinance to promote the public health, safety, and general
welfare; reduce the annual cost of flood insurance; and minimize public and private losses
due to flood conditions in specific areas by provisions designed to:
1) Protect human life and health;
2) Minimize expenditure of public money for costly flood control projects;
3) Minimize the need for rescue and relief efforts associated with flooding and
generally undertaken at the expense of the general public;
4) Minimize prolonged business interruptions;
5) Minimize damage to public facilities and utilities, such as water and gas mains;
electric, telephone, and sewer lines; and streets and bridges located in flood
hazard areas;
6) Help maintain a stable tax base by providing for the sound use and development
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of flood hazard areas so as to minimize blight areas caused by flooding;
7) Notify potential buyers that the property is in a Special Flood Hazard Area;
8) Notify those who occupy flood hazard areas that they assume responsibility for
their actions; and
9) Participate in and maintain eligibility for flood insurance and disaster relief.
1.4 Methods of Reducing Flood Losses
In order to accomplish its purposes, this ordinance includes methods and provisions for:
1) Restricting or prohibiting development that is dangerous to health, safety, and
property due to water or erosion hazards, or which result in damaging increases
in erosion or in flood heights or velocities;
2) Requiring that development vulnerable to floods be protected against flood
damage at the time of initial construction;
3) Controlling the alteration of natural floodplains, stream channels, and natural
protective barriers, which help accommodate or channel flood waters;
4) Controlling filling, grading, dredging, and other development, which may increase
flood damage; and
5) Preventing or regulating the construction of flood barriers that unnaturally divert
floodwaters or may increase flood hazards in other areas.
Section 2.0 — Definitions (44 CFR 59.1, not mandatory to adopt all definitions as
shown. However, definitions needed for implementation of NFIP standards in a specific
community can be required in the community's Flood Damage Prevention Ordinance.)
Terms with 1 asterisk trigger a specific minimum requirement and must be adopted.
Unless specifically defined below, terms or phrases used in this ordinance shall be
interpreted so as to give them the meaning they have in common usage and to give this
ordinance the most reasonable application.
*Alteration of watercourse: Any action that will change the location of the channel
occupied by water within the banks of any portion of a riverine waterbody.
Appeal: A request for a review of the interpretation of any provision of this ordinance or
a request for a variance.
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*Area of shallow flooding: A designated zone AO, AH, AR/AO or AR/AH (or VO) on a
community's Flood Insurance Rate Map (FIRM) with a one percent or greater annual
chance of flooding to an average depth of one to three feet where a clearly defined
channel does not exist, where the path of flooding is unpredictable, and where velocity
flow may be evident. Such flooding is characterized by ponding or sheet flow. Also
referred to as the sheet flow area.
*Area of special flood hazard: The land in the floodplain within a community subject to
a 1 percent or greater chance of flooding in any given year. It is shown on the Flood
Insurance Rate Map (FIRM) as zone A, AO, AH, A11-30, AE, A99, AR (V, VO, V1-30, VE).
"Special flood hazard area" is synonymous in meaning with the phrase "area of special
flood hazard".
ASCE 24: The most recently published version of ASCE 24, Flood Resistant Design and
Construction, published by the American Society of Civil Engineers.
*Base flood: The flood having a 1 % chance of being equaled or exceeded in any given
year (also referred to as the "100-year flood").
*Base Flood Elevation (BFE): The elevation to which floodwater is anticipated to rise
during the base flood.
*Basement: Any area of the building having its floor sub -grade (below ground level) on
all sides.
Building: See "Structure."
Building Code: The currently effective versions of the International Building Code and
the International Residential Code adopted by the State of Washington Building Code
Council.
Breakaway wall: A wall that is not part of the structural support of the building and is
intended through its design and construction to collapse under specific lateral loading
forces, without causing damage to the elevated portion of the building or supporting
foundation system.
Coastal High Hazard Area: An area of special flood hazard extending from offshore to
the inland limit of a primary frontal dune along an open coast and any other area subject
to high velocity wave action from storms or seismic sources. The area is designated on
the FIRM as zone V1-30, VE or V.
Critical Facility: A facility for which even a slight chance of flooding might be too great. a
Critical facilities include (but are not limited to) schools, nursing homes, hospitals, police,
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fire and emergency response installations, and installations which produce, use, or store
hazardous materials or hazardous waste.
*Development: Any man-made change to improved or unimproved real estate, including
but not limited to buildings or other structures, mining, dredging, filling, grading, paving,
excavation or drilling operations or storage of equipment or materials located within the
area of special flood hazard.
Elevation Certificate: An administrative tool of the National Flood Insurance Program
(NFIP) that can be used to provide elevation information, to determine the proper
insurance premium rate, and to support a request for a Letter of Map Amendment (LOMA)
or Letter of Map Revision based on fill (LOMR-F).
Elevated Building: For insurance purposes, a non -basement building that has its lowest
elevated floor raised above ground level by foundation walls, shear walls, post, piers,
pilings, or columns.
Essential Facility: This term has the same meaning as "Essential Facility" defined in
ASCE 24. Table 1-1 in ASCE 24-14 further identifies building occupancies that are
essential facilities.
Existing Manufactured Home Park or Subdivision: A manufactured home park or
subdivision for which the construction of facilities for servicing the lots on which the
manufactured homes are to be affixed (including, at a minimum, the installation of utilities,
the construction of streets, and either final site grading or the pouring of concrete pads)
is completed before the effective date of the floodplain management regulations adopted
by the community.
Expansion to an Existing Manufactured Home Park or Subdivision: The preparation
of additional sites by the construction of facilities for servicing the lots on which the
manufactured homes are to be affixed (including the installation of utilities, the
construction of streets, and either final site grading or the pouring of concrete pads).
Farmhouse: A single-family dwelling located on a farm site where resulting agricultural
products are not produced for the primary consumption or use by the occupants and the
farm owner.
*Flood or Flooding:
1) A general and temporary condition of partial or complete inundation of normally
dry land areas from:
a) The overflow of inland or tidal waters.
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b) The unusual and rapid accumulation or runoff of surface waters from any
source.
c) Mudslides (i.e., mudflows) which are proximately caused by flooding as
defined in paragraph (1)(b) of this definition and are akin to a river of liquid
and flowing mud on the surfaces of normally dry land areas, as when earth is
carried by a current of water and deposited along the path of the current.
2) The collapse or subsidence of land along the shore of a lake or other body of
water as a result of erosion or undermining caused by waves or currents of
water exceeding anticipated cyclical levels or suddenly caused by an unusually
high water level in a natural body of water, accompanied by a severe storm, or by
an unanticipated force of nature, such as flash flood or an abnormal tidal surge,
or by some similarly unusual and unforeseeable event which results in flooding
as defined in paragraph (1)(a) of this definition.
*Flood elevation study: An examination, evaluation and determination of flood hazards
and, if appropriate, corresponding water surface elevations, or an examination, evaluation
and determination of mudslide (i.e., mudflow) and/or flood -related erosion hazards. Also
known as a Flood Insurance Study (FIS).
*Flood Insurance Rate Map (FIRM): The official map of a community, on which the
Federal Insurance Administrator has delineated both the special hazard areas and the
risk premium zones applicable to the community. A FIRM that has been made available
digitally is called a Digital Flood Insurance Rate Map (DFIRM).
*Floodplain or flood -prone area: Any land area susceptible to being inundated by water
from any source. See "Flood or flooding."
*Floodplain administrator: The community official designated by title to administer and
enforce the floodplain management regulations.
Floodplain management regulations: Zoning ordinances, subdivision regulations, LJ
building codes, health regulations, special purpose ordinances (such as floodplain o
ordinance, grading ordinance and erosion control ordinance) and other application of U_
police power. The term describes such state or local regulations, in any combination a
thereof, which provide standards for the purpose of flood damage prevention and
reduction.
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*Flood proofing: Any combination of structural and nonstructural additions, changes, or
adjustments to structures which reduce or eliminate risk of flood damage to real estate or
improved real property, water and sanitary facilities, structures, and their contents. Flood a
proofed structures are those that have the structural integrity and design to be impervious
to floodwater below the Base Flood Elevation. E
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*Floodway: The channel of a river or other watercourse and the adjacent land areas that
must be reserved in order to discharge the base flood without cumulatively increasing the
water surface elevation more than a designated height. Also referred to as "Regulatory
Floodway."
*Functionally dependent use: A use which cannot perform its intended purpose unless
it is located or carried out in close proximity to water. The term includes only docking
facilities, port facilities that are necessary for the loading and unloading of cargo or
passengers, and ship building and ship repair facilities, and does not include long-term
storage or related manufacturing facilities.
*Highest adjacent grade: The highest natural elevation of the ground surface prior to
construction next to the proposed walls of a structure.
*Historic structure: Any structure that is:
1) Listed individually in the National Register of Historic Places (a listing maintained
by the Department of Interior) or preliminarily determined by the Secretary of the
Interior as meeting the requirements for individual listing on the National Register;
2) Certified or preliminarily determined by the Secretary of the Interior as contributing
to the historical significance of a registered historic district or a district preliminarily
determined by the Secretary to qualify as a registered historic district;
3) Individually listed on a state inventory of historic places in states with historic
preservation programs which have been approved by the Secretary of Interior; or
4) Individually listed on a local inventory of historic places in communities with historic
preservation programs that have been certified either:
a) By an approved state program as determined by the Secretary of the Interior,
or
b) Directly by the Secretary of the Interior in states without approved programs.
*Lowest Floor: The lowest floor of the lowest enclosed area (including basement). An
unfinished or flood resistant enclosure, usable solely for parking of vehicles, building
access, or storage in an area other than a basement area, is not considered a building's
lowest floor, provided that such enclosure is not built so as to render the structure in
violation of the applicable non -elevation design requirements of this ordinance (i.e.
provided there are adequate flood ventilation openings).
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Manufactured Home: A structure, transportable in one or more sections, which is built
on a permanent chassis and is designed for use with or without a permanent foundation
when attached to the required utilities. The term "manufactured home" does not include
a "recreational vehicle."
Manufactured Home Park or Subdivision: A parcel (or contiguous parcels) of land
divided into two or more manufactured home lots for rent or sale.
*Mean Sea Level: For purposes of the National Flood Insurance Program, the vertical
datum to which Base Flood Elevations shown on a community's Flood Insurance Rate
Map are referenced.
New construction: For the purposes of determining insurance rates, structures for which
the "start of construction" commenced on or after the effective date of an initial Flood
Insurance Rate Map or after December 31, 1974, whichever is later, and includes any
subsequent improvements to such structures. For floodplain management purposes,
"new construction" means structures for which the "start of construction" commenced on
or after the effective date of a floodplain management regulation adopted by a community
and includes any subsequent improvements to such structures.
One -hundred -year flood or 100-year flood: See "Base flood."
New Manufactured Home Park or Subdivision: A manufactured home park or
subdivision for which the construction of facilities for servicing the lots on which the
manufactured homes are to be affixed (including at a minimum, the installation of utilities,
the construction of streets, and either final site grading or the pouring of concrete pads)
is completed on or after the effective date of adopted floodplain management regulations
adopted by the community.
Reasonably Safe from Flooding: Development that is designed and built to be safe
from flooding based on consideration of current flood elevation studies, historical data,
high water marks and other reliable date known to the community. In unnumbered A
zones where flood elevation information is not available and cannot be obtained by
practicable means, reasonably safe from flooding means that the lowest floor is at least
two feet above the Highest Adjacent Grade.
*Recreational Vehicle: A vehicle,
1) Built on a single chassis;
2) 400 square feet or less when measured at the largest horizontal projection;
3) Designed to be self-propelled or permanently towable by a light duty truck; and
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4) Designed primarily not for use as a permanent dwelling but as temporary living
quarters for recreational, camping, travel, or seasonal use.
*Start of construction: Includes substantial improvement and means the date the
building permit was issued, provided the actual start of construction, repair,
reconstruction, rehabilitation, addition, placement, or other improvement was within 180
days from the date of the permit. The actual start means either the first placement of
permanent construction of a structure on a site, such as the pouring of slab or footings,
the installation of piles, the construction of columns, or any work beyond the stage of
excavation; or the placement of a manufactured home on a foundation. Permanent
construction does not include land preparation, such as clearing, grading, and filling; nor
does it include the installation of streets and/or walkways; nor does it include excavation
for a basement, footings, piers, or foundations or the erection of temporary forms; nor
does it include the installation on the property of accessory buildings, such as garages or
sheds not occupied as dwelling units or not part of the main structure. For a substantial
improvement, the actual start of construction means the first alteration of any wall, ceiling,
floor, or other structural part of a building, whether or not that alteration affects the external
dimensions of the building.
*Structure: For floodplain management purposes, a walled and roofed building, including
a gas or liquid storage tank, that is principally above ground, as well as a manufactured
home.
*Substantial Damage: Damage of any origin sustained by a structure whereby the cost
of restoring the structure to its before damaged condition would equal or exceed 50
percent of the market value of the structure before the damage occurred.
*Substantial improvement: Any reconstruction, rehabilitation, addition, or other
improvement of a structure, the cost of which equals or exceeds 50 percent of the
market value of the structure before the "start of construction" of the improvement. This
term includes structures which have incurred "substantial damage," regardless of the
actual repair work performed. The term does not, however, include either:
1) Any project for improvement of a structure to correct previously identified existing
violations of state or local health, sanitary, or safety code specifications that have
been identified by the local code enforcement official and that are the minimum
necessary to assure safe living conditions; or
2) Any alteration of a "historic structure," provided that the alteration will not
preclude the structure's continued designation as a "historic structure."
*Variance: A grant of relief by a community from the terms of a floodplain management a
regulation.
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Water surface elevation: The height, in relation to the vertical datum utilized in the
applicable flood insurance study of floods of various magnitudes and frequencies in the
floodplains of coastal or riverine areas.
Water Dependent: A structure for commerce or industry that cannot exist in any other
location and is dependent on the water by reason of the intrinsic nature of its operations.
Section 3.0 — General Provisions
3.1 Lands to Which This Ordinance Applies (44 CFR 59.22(a))
This ordinance shall apply to all special flood hazard areas within the boundaries of
(Community Name).
3.2 Basis for Establishing the Areas of Special Flood Hazard
The special flood hazard areas identified by the Federal Insurance Administrator in a
scientific and engineering report entitled "The Flood Insurance Study (FIS) for (exact title
of study)" dated (date), and any revisions thereto, with accompanying Flood Insurance
Rate Maps (FIRMs) dated (date), and any revisions thereto, are hereby adopted by
reference and declared to be a part of this ordinance. The FIS and the FIRM are on file
at (community address).
The best available information for flood hazard area identification as outlined in Section
4.3-2 shall be the basis for regulation until a new FIRM is issued that incorporates data
utilized under Section 4.3-2.
Note: In some communities, the phrase "and any revisions thereto" is not considered
legally binding and should not be adopted.
3.3 Compliance
All development within special flood hazard areas is subject to the terms of this ordinance
and other applicable regulations.
3.4 Penalties For Noncompliance
No structure or land shall hereafter be constructed, located, extended, converted, or
altered without full compliance with the terms of this ordinance and other applicable
regulations. Violations of the provisions of this ordinance by failure to comply with any of
its requirements (including violations of conditions and safeguards established in
connection with conditions), shall constitute a misdemeanor. Any person who violates this
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ordinance or fails to comply with any of its requirements shall upon conviction thereof be
fined not more than or imprisoned for not more than _ days, or both, for each
violation, and in addition shall pay all costs and expenses involved in the case. Nothing
herein contained shall prevent the from taking such other lawful action
as is necessary to prevent or remedy any violation.
3.5 Abrogation and Greater Restrictions
This ordinance is not intended to repeal, abrogate, or impair any existing easements,
covenants, or deed restrictions. However, where this ordinance and another ordinance,
easement, covenant, or deed restriction conflict or overlap, whichever imposes the more
stringent restrictions shall prevail.
3.6 Interpretation (Not mandatory)
In the interpretation and application of this ordinance, all provisions shall be:
1) Considered as minimum requirements;
2) Liberally construed in favor of the governing body; and,
3) Deemed neither to limit nor repeal any other powers granted under state
statutes.
3.7 Warning And Disclaimer of Liability (Not mandatory)
The degree of flood protection required by this ordinance is considered reasonable for
regulatory purposes and is based on scientific and engineering considerations. Larger
floods can and will occur on rare occasions. Flood heights may be increased by man-
made or natural causes. This ordinance does not imply that land outside the areas of
special flood hazards or uses permitted within such areas will be free from flooding or
flood damages. This ordinance shall not create liability on the part of {Community
Name}, any officer or employee thereof, or the Federal Insurance Administration, for any
flood damages that result from reliance on this ordinance or any administrative decision
lawfully made hereunder.
3.8 Severability
This ordinance and the various parts thereof are hereby declared to be severable.
Should any Section of this ordinance be declared by the courts to be unconstitutional or
invalid, such decision shall not affect the validity of the ordinance as a whole, or any
portion thereof other than the Section so declared to be unconstitutional or invalid.
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Section 4.0 — Administration
4.1 Establishment of Development Permit
4.1-1 Development Permit Required (44 CFR 60.3(b)(1))
A development permit shall be obtained before construction or development
begins within any area of special flood hazard established in Section 3.2. The
permit shall be for all structures including manufactured homes, as set forth in the
"Definitions," and for all development including fill and other activities, also as set
forth in the "Definitions."
4.1-2 Application for Development Permit
Application for a development permit shall be made on forms furnished by the
Floodplain Administrator and may include, but not be limited to, plans in duplicate
drawn to scale showing the nature, location, dimensions, and elevations of the
area in question; existing or proposed structures, fill, storage of materials, drainage
facilities, and the location of the foregoing. Specifically, the following information is
required:
1) Elevation in relation to mean sea level, of the lowest floor (including basement)
of all structures recorded on a current elevation certificate with Section B
completed by the Floodplain Administrator.
2) Elevation in relation to mean sea level to which any structure has been
floodproofed;
3) Where a structure is to be floodproofed, certification by a registered
professional engineer or architect that the floodproofing methods for any
nonresidential structure meet floodproofing criteria in Section 5.2-2;
4) Description of the extent to which a watercourse will be altered or relocated as
a result of proposed development;
5) Where a structure is proposed in a V, V1-30, or VE zone, a V-zone design
certificate;
6) Where development is proposed in a floodway, an engineering analysis
indication no rise of the Base Flood Elevation, and
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Note: The format of section 4.1-2 is not mandatory but the elevation information
in subsection 1 and the information in subsections 2 through 7 is mandatory.
Elevation Certificates are not mandatory outside of Community Rating System
communities but highly recommended.
4.2 Designation of the Floodplain Administrator (44 CFR 59.22(b)(1))
The {job title of the appropriate administrative official) is hereby appointed to
administer, implement, and enforce this ordinance by granting or denying development
permits in accordance with its provisions. The Floodplain Administrator may delegate
authority to implement these provisions.
4.3 Duties & Responsibilities of the Floodplain Administrator
Duties of the (Floodplain Administrator) shall include, but not be limited to:
4.3-1 Permit Review
Review all development permits to determine that:
1) The permit requirements of this ordinance have been satisfied;
2) All other required state and federal permits have been obtained;
3) The site is reasonably safe from flooding;
4) The proposed development is not located in the floodway. If located in the
floodway, assure the encroachment provisions of Section 5.4-1 are met;
5) Notify FEMA when annexations occur in the Special Flood Hazard Area.
4.3-2 Use of Other Base Flood Data (In A and V Zones) (44 CFR 60.3(b)(4))
When base flood elevation data has not been provided (in A or V zones) in
accordance with Section 3.2, BASIS FOR ESTABLISHING THE AREAS OF SPECIAL FLOOD
HAZARD, the Floodplain Administrator shall obtain, review, and reasonably utilize
any base flood elevation and floodway data available from a federal, state, or other
source, in order to administer Sections 5.2, SPECIFIC STANDARDS, and 5.4
FLOODWAYS.
4.3-3 Information to be Obtained and Maintained (The following language is
required and should be adopted verbatim per 44 CFR)
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1) Where base flood elevation data is provided through the FIS, FIRM, or
required as in Section 4.3-2, obtain and maintain a record of the actual
(as -built) elevation (in relation to mean sea level) of the lowest floor
(including basement) of all new or substantially improved structures, and
whether or not the structure contains a basement. (44 CFR 60.3(b)(5)(i)
and (iii))
2) Obtain and maintain documentation of the elevation of the bottom of the
lowest horizontal structural member in V or VE zones. (44 CFR
60.3(e)(2)(i) and (ii))
3) For all new or substantially improved floodproofed nonresidential
structures where base flood elevation data is provided through the FIS,
FIRM, or as required in Section 4.3-2:
a) Obtain and maintain a record of the elevation (in relation to mean sea
level) to which the structure was floodproofed. (44 CFR 60.3(b)(5)(ii))
b) Maintain the floodproofing certifications required in Section 4.1-2(3)
(44 CFR 60.3(b)(5)(iii))
4) Certification required by Section 5.4.1 {or the numbering system used by
the community} (floodway encroachments). (44 CFR 60.3(d)(3))
5) Records of all variance actions, including justification for their issuance.
(44 CFR 60.6(a)(6))
6) Improvement and damage calculations.
7) Maintain for public inspection all records pertaining to the provisions of this
ordinance. (44 CFR 60.3(b)(5)(iii))
4.3-4 Alteration of Watercourse
Whenever a watercourse is to be altered or relocated:
1) Notify adjacent communities and the Department of Ecology prior to such
alteration or relocation of a watercourse, and submit evidence of such
notification to the Federal Insurance Administrator through appropriate
notification means, (44CFR 60.3(b)(6)
2) Assure that the flood carrying capacity of the altered or relocated portion of
said watercourse is maintained. (44 CFR 60.3(b)(7)
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4.3-5 Interpretation of FIRM Boundaries (This section is not required, but if
the Local Administrators are performing this task on a regular basis, it
should be adopted.)
Make interpretations where needed, as to exact location of the boundaries of the
areas of special flood hazards (e.g. where there appears to be a conflict between
a mapped boundary and actual field conditions). The person contesting the
location of the boundary shall be given a reasonable opportunity to appeal the
interpretation. Such appeals shall be granted consistent with the standards of
Section 60.6 of the Rules and Regulations of the NFIP (44 CFR 59-76).
4.3-6 Review of Building Permits (44 CFR 60.3(a)(3))
Where elevation data is not available either through the FIS, FIRM, or from another
authoritative source (Section 4.3-2), applications for floodplain development shall
be reviewed to assure that proposed construction will be reasonably safe from
flooding. The test of reasonableness is a local judgment and includes use of
historical data, high water marks, photographs of past flooding, etc., where
available.
(Failure to elevate habitable buildings at least two feet above the highest adjacent
grade in these zones may result in higher insurance rates.)
4.3-7 Changes to Special Flood Hazard Area
1) If a project will alter the BFE or boundaries of the SFHA, then the project
proponent shall provide the community with engineering documentation and
analysis regarding the proposed change. If the change to the BFE or
boundaries of the SFHA would normally require a Letter of Map Change,
then the project proponent shall initiate, and receive approval of, a
Conditional Letter of Map Revision (CLOMR) prior to approval of the
development permit. The project shall be constructed in a manner
consistent with the approved CLOMR.
2) If a CLOMR application is made, then the project proponent shall also
supply the full CLOMR documentation package to the Floodplain
Administrator to be attached to the floodplain development permit, including
all required property owner notifications.
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Section 5.0 — Provisions for Flood Hazard Reduction
5.1 General Standards (Section 5.0 is required)
In all areas of special flood hazards, the following standards are required:
5.1-1 Anchoring (44 CFR 60.3(a) and (b))
1) All new construction and substantial improvements, including those
related to manufactured homes, shall be anchored to prevent flotation,
collapse, or lateral movement of the structure resulting from hydrodynamic
and hydrostatic loads including the effects of buoyancy. (44 CFR
60.3(a)(3)(i))
2) All manufactured homes shall be anchored to prevent flotation, collapse,
or lateral movement, and shall be installed using methods and practices
that minimize flood damage. Anchoring methods may include, but are not
limited to, use of over -the -top or frame ties to ground anchors. (44 CFR
60.3(b)(8)). For more detailed information, refer to guidebook, FEMA-85,
"Manufactured Home Installation in Flood Hazard Areas."
5.1-2 Construction Materials and Methods (44 CFR 60.3(a)(3)(ii-iv))
1) All new construction and substantial improvements shall be constructed
with materials and utility equipment resistant to flood damage.
2) All new construction and substantial improvements shall be constructed
using methods and practices that minimize flood damage.
3) Electrical, heating, ventilation, plumbing, and air-conditioning equipment
and other service facilities shall be designed and/or otherwise elevated or
located so as to prevent water from entering or accumulating within the
components during conditions of flooding.
5.1-3 Storage of Materials and Equipment
1) The storage or processing of materials that could be injurious to human,
animal, or plant life if released due to damage from flooding is prohibited
in special flood hazard areas (recommended).
2) Storage of other material or equipment may be allowed if not subject to
damage by floods and if firmly anchored to prevent flotation, or if readily
removable from the area within the time available after flood warning.
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5.1-4 Utilities (44 CFR 60.3(a)(5) and (6)
1) All new and replacement water supply systems shall be designed to
minimize or eliminate infiltration of flood waters into the systems;
2) Water wells shall be located on high ground that is not in the floodway
(WAC 173-160-171);
3) New and replacement sanitary sewage systems shall be designed to
minimize or eliminate infiltration of flood waters into the systems and
discharges from the systems into flood waters;
4) Onsite waste disposal systems shall be located to avoid impairment to
them or contamination from them during flooding.
5.1-5 Subdivision Proposals and Development (44 CFR 60.3(a)(4) and
(b)(3))
All subdivisions, as well as new development shall:
1) Be consistent with the need to minimize flood damage;
2) Have public utilities and facilities, such as sewer, gas, electrical, and water
systems located and constructed to minimize or eliminate flood damage;
3) Have adequate drainage provided to reduce exposure to flood damage
4) Where subdivision proposals and other proposed developments contain
greater than 50 lots or 5 acres (whichever is the lesser) base flood
elevation data shall be included as part of the application.
5.2 Specific Standards (44 CFR 60.3(c)(1))
In all areas of special flood hazards where base flood elevation data has been provided
as set forth in Section 3.2, BASIS FOR ESTABLISHING THE AREAS OF SPECIAL FLOOD HAZARD,
or Section 4.3-2, USE OF OTHER BASE FLOOD DATA. The following provisions are required:
5.2-1 Residential Construction (44 CFR 60.3(c)(2)(5))
1) In AE and Al-30 zones or other A zoned areas where the BFE has been
determined or can be reasonably obtained, new construction and
substantial improvement of any residential structure shall have the lowest
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floor, including basement, elevated one foot or more above the BFE.
Mechanical equipment and utilities shall be waterproof or elevated least
one foot above the BFE.
2) New construction and substantial improvement of any residential structure
in an AO zone shall meet the requirements in Appendix A.
3) New construction and substantial improvement of any residential structure
in an Unnumbered A zone for which a BFE is not available and cannot be
reasonably obtained shall be reasonably safe from flooding, but in all
cases the lowest floor shall be at least two feet above the Highest
Adjacent Grade.
4) New construction and substantial improvement of any residential structure
in a V, V1-30, or VE zone shall meet the requirements in Appendix B.
5) Fully enclosed areas below the lowest floor that are subject to flooding are
prohibited, or shall be designed to automatically equalize hydrostatic flood
forces on exterior walls by allowing for the entry and exit of floodwaters.
Designs must meet or exceed the following minimum criteria:
a) Have a minimum of two openings with a total net area of not less than
one square inch for every square foot of enclosed area subject to
flooding.
b) The bottom of all openings shall be no higher than one foot above grade.
c) Openings may be equipped with screens, louvers, valves, or other
coverings or devices provided that they permit the automatic entry and
exit of floodwater.
d) A garage attached to a residential structure, constructed with the garage
floor slab below the BFE, must be designed to allow for the automatic
entry and exit of flood waters.
Alternatively, a registered engineer or architect may design and certify
engineered openings.
5.2-2 Nonresidential Construction (44 CFR 60.3(c)(3) and (4))
New construction and substantial improvement of any commercial, industrial or a
other nonresidential structure shall meet the requirements of subsection 1 or 2,
below.
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1) New construction and substantial improvement of any commercial, industrial
or other nonresidential structure shall meet all of the following requirements:
a) In AE and Al-30 zones or other A zoned areas where the BFE has
been determined or can be reasonably obtained:
New construction and substantial improvement of any commercial,
industrial, or other nonresidential structure shall have the lowest floor,
including basement, elevated one foot or more above the BFE, or
elevated as required by ASCE 24, whichever is greater. Mechanical
equipment and utilities shall be waterproofed or elevated least one foot
above the BFE, or as required by ASCE 24, whichever is greater.
b) If located in an AO zone, the structure shall meet the requirements in
Appendix A.
c) If located in an Unnumbered A zone for which a BFE is not available
and cannot be reasonably obtained, the structure shall be reasonably
safe from flooding, but in all cases the lowest floor shall be at least two
feet above the Highest Adjacent Grade.
d) If located in a V, V1-30, or VE zone, the structure shall meet the
requirements in Appendix B.
e) Fully enclosed areas below the lowest floor that are subject to flooding
are prohibited, or shall be designed to automatically equalize
hydrostatic flood forces on exterior walls by allowing for the entry and
exit of floodwaters. Designs for meeting this requirement must either be
certified by a registered professional engineer or architect or must meet
or exceed the following minimum criteria:
Have a minimum of two openings with a total net area of not less LJ
than one square inch for every square foot of enclosed area subject o
to flooding. U-
ii) The bottom of all openings shall be no higher than one foot above -0
grade. 2
iii) Openings may be equipped with screens, louvers, valves, or other
coverings or devices provided that they permit the automatic entry
and exit of floodwater. E
iv) A garage attached to a residential structure, constructed with the U
garage floor slab below the BFE, must be designed to allow for the a
automatic entry and exit of flood waters.
E
U
2
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Alternatively, a registered engineer or architect may design and certify
engineered openings.
2) If the requirements of subsection 1 are not met, then new construction and
substantial improvement of any commercial, industrial or other
nonresidential structure shall meet all of the following requirements:
a) Be dry floodproofed so that below one foot or more above the base
flood level the structure is watertight with walls substantially
impermeable to the passage of water or dry floodproofed to the
elevation required by ASCE 24, whichever is greater;
b) Have structural components capable of resisting hydrostatic and
hydrodynamic loads and effects of buoyancy;
c) Be certified by a registered professional engineer or architect that the
design and methods of construction are in accordance with accepted
standards of practice for meeting provisions of this subsection based
on their development and/or review of the structural design,
specifications and plans. Such certifications shall be provided to the
official as set forth in Section 4.3-3(2);
d) Nonresidential structures that are elevated, not floodproofed, must
meet the same standards for space below the lowest floor as described
in 5.2-1(5);
Note: Applicants who are floodproofing nonresidential buildings shall be notified
that flood insurance premiums will be based on rates that are one foot below the
floodproofed level (e.g. a building floodproofed to the base flood level will be rated
as one foot below). Floodproofing the building an additional foot will reduce
insurance premiums significantly.
5.2-3 Manufactured Homes (44 CFR 60.3(c)(6)(12))
1) All manufactured homes to be placed or substantially improved on sites -0
shall be elevated on a permanent foundation such that the lowest floor of 2
the manufactured home is elevated one foot or more above the base flood
elevation and be securely anchored to an adequately anchored foundation
system to resist flotation, collapse and lateral movement. E
(If the above phrase is applied to all manufactured homes in the U
floodplain, then the remaining verbiage is not necessary to adopt.) a
This applies to manufactured homes:
a�
E
U
2
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a) Outside of a manufactured home park or subdivision,
b) In a new manufactured home park or subdivision,
c) In an expansion to an existing manufactured home park or
subdivision, or
d) In an existing manufactured home park or subdivision on a site which
a manufactured home has incurred "substantial damage" as the result
of a flood; and
2) Manufactured homes to be placed or substantially improved on sites in an
existing manufactured home park or subdivision that are not subject to the
above manufactured home provisions be elevated so that either:
a) The lowest floor of the manufactured home is elevated one foot or
more above the base flood elevation, or
b) The manufactured home chassis is supported by reinforced piers or
other foundation elements of at least equivalent strength that are no
less than 36 inches in height above grade and be securely anchored
to an adequately anchored foundation system to resist flotation,
collapse, and lateral movement.
5.2-4 Recreational Vehicles (44 CFR 60.3(c)(14))
1) Recreational vehicles placed on sites are required to either:
2) Be on the site for fewer than 180 consecutive days, or
3) Be fully licensed and ready for highway use, on wheels or jacking system,
attached to the site only by quick disconnect type utilities and security
devices, and have no permanently attached additions; or
Meet the requirements of 5.2-3 above.
5.2-5 Enclosed Area Below the Lowest Floor
If buildings or manufactured homes are constructed or substantially improved
with fully enclosed areas below the lowest floor, the areas shall be used solely for
parking of vehicles, building access, or storage.
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5.2-6 Appurtenant Structures (Detached Garages & Small Storage
Structures)
For A Zones (A, AE, Al -30, AH, AO):
1) Appurtenant structures used solely for parking of vehicles or limited
storage may be constructed such that the floor is below the BFE, provided
the structure is designed and constructed in accordance with the following
requirements:
a) Use of the appurtenant structure must be limited to parking of vehicles
or limited storage;
b) The portions of the appurtenant structure located below the BFE must
be built using flood resistant materials;
c) The appurtenant structure must be adequately anchored to prevent
flotation, collapse, and lateral movement;
d) Any machinery or equipment servicing the appurtenant structure must
be elevated or floodproofed to or above the BFE;
e) The appurtenant structure must comply with floodway encroachment
provisions in Section 5.4-1;
f) The appurtenant structure must be designed to allow for the automatic
entry and exit of flood waters in accordance with Section 5.2-1(5).
g) The structure shall have low damage potential,
h) If the structure is converted to another use, it must be brought into full
compliance with the standards governing such use, and
i) The structure shall not be used for human habitation.
2) Detached garages, storage structures, and other appurtenant structures
not meeting the above standards must be constructed in accordance with
all applicable standards in Section 5.2-1.
3) Upon completion of the structure, certification that the requirements of this
section have been satisfied shall be provided to the Floodplain
Administrator for verification.
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5.3 AE and Al-30 Zones with Base Flood Elevations but No Floodways
(44 CFR 60.3(c)(10))
In areas with BFEs (but a regulatory floodway has not been designated), no new
construction, substantial improvements, or other development (including fill) shall be
permitted within zones Al-30 and AE on the community's FIRM, unless it is demonstrated
that the cumulative effect of the proposed development, when combined with all other
existing and anticipated development, will not increase the water surface elevation of the
base flood more than one foot at any point within the community.
5.4 Floodways (Note the more restrictive language for floodway development per
RCW 86.16)
Located within areas of special flood hazard established in Section 3.2 are areas
designated as floodways. Since the floodway is an extremely hazardous area due to the
velocity of floodwaters that can carry debris, and increase erosion potential, the following
provisions apply:
5.4-1 No Rise Standard
Prohibit encroachments, including fill, new construction, substantial improvements,
and other development, unless certification by a registered professional engineer
is provided demonstrating through hydrologic and hydraulic analyses performed in
accordance with standard engineering practice that the proposed encroachment
would not result in any increase in flood levels during the occurrence of the base
flood discharge. (44 CFR 60.3(d)(3))
5.4-2 Residential Construction in Floodways
Construction or reconstruction of residential structures is prohibited within
designated floodways, except for (i) repairs, reconstruction, or improvements to a
structure that 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
damage occurred. Any project for improvement of a structure to correct existing
violations of state or local health, sanitary, or safety code specifications that have
been identified by the local code enforcement official and that are the minimum
necessary to assure safe living conditions, or to structures identified as historic
places, may be excluded in the 50 percent.
1) Replacement of Farmhouses in Floodway
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Repairs, reconstruction, replacement, or improvements to existing
farmhouse structures located in designated floodways and that are located
on lands designated as agricultural lands of long-term commercial
significance under RCW 36.70A.170 may be permitted subject to the
following:
a) The new farmhouse is a replacement for an existing farmhouse on the
same farm site;
b) There is no potential building site for a replacement farmhouse on the
same farm outside the designated floodway;
c) Repairs, reconstruction, or improvements to a farmhouse shall not
increase the total square footage of encroachment of the existing
farmhouse;
d) A replacement farmhouse shall not exceed the total square footage of
encroachment of the farmhouse it is replacing;
e) A farmhouse being replaced shall be removed, in its entirety, including
foundation, from the floodway within ninety days after occupancy of a
new farmhouse;
f) For substantial improvements and replacement farmhouses, the
elevation of the lowest floor of the improvement and farmhouse
respectively, including basement, is a minimum of one foot higher
than the BFE;
g) New and replacement water supply systems are designed to eliminate
or minimize infiltration of flood waters into the system;
h) New and replacement sanitary sewerage systems are designed and
located to eliminate or minimize infiltration of flood water into the
system and discharge from the system into the flood waters; and
i) All other utilities and connections to public utilities are designed,
constructed, and located to eliminate or minimize flood damage.
2) Substantially Damaged Residences in Floodway
a) For all substantially damaged residential structures, other than
farmhouses, located in a designated floodway, the Floodplain
Administrator may make a written request that the Department of
Ecology assess the risk of harm to life and property posed by the
specific conditions of the floodway. Based on analysis of depth,
velocity, flood -related erosion, channel migration, debris load
potential, and flood warning capability, the Department of Ecology
may exercise best professional judgment in recommending to the
local permitting authority repair, replacement, or relocation of a
substantially damaged structure consistent with WAC 173-158-076
The property owner shall be responsible for submitting to the local
government and the Department of Ecology any information
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necessary to complete the assessment. Without a favorable
recommendation from the department for the repair or replacement of
a substantially damaged residential structure located in the regulatory
floodway, no repair or replacement is allowed per WAC 173-158-
070(1).
b) Before the repair, replacement, or reconstruction is started, all
requirements of the NFIP, the state requirements adopted pursuant to
86.16 RCW, and all applicable local regulations must be satisfied. In
addition, the following conditions must be met:
i) There is no potential safe building location for the replacement
residential structure on the same property outside the regulatory
floodway.
ii) A replacement residential structure is a residential structure built
as a substitute for a legally existing residential structure of
equivalent use and size.
iii) Repairs, reconstruction, or replacement of a residential structure
shall not increase the total square footage of floodway
encroachment.
iv) The elevation of the lowest floor of the substantially damaged or
replacement residential structure is a minimum of one foot higher
than the BFE.
v) New and replacement water supply systems are designed to
eliminate or minimize infiltration of flood water into the system.
vi) New and replacement sanitary sewerage systems are designed
and located to eliminate or minimize infiltration of flood water into
the system and discharge from the system into the flood waters.
vii) All other utilities and connections to public utilities are designed,
constructed, and located to eliminate or minimize flood damage.
5.4-3 All Other Building Standards Apply in the Floodway
If Section 5.4-1 is satisfied or construction is allowed pursuant to section 5.4-2, all
new construction and substantial improvements shall comply with all applicable
flood hazard reduction provisions of Section 5.0, Provisions For Flood Hazard
Reduction.
5.5 General Requirements for Other Development (Optional Provision)
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All development, including manmade changes to improved or unimproved real estate for
which specific provisions are not specified in this ordinance or the state building codes
with adopted amendments and any {community name} amendments, shall:
1) Be located and constructed to minimize flood damage;
2) Meet the encroachment limitations of this ordinance if located in a regulatory
floodway;
3) Be anchored to prevent flotation, collapse, or lateral movement resulting from
hydrostatic loads, including the effects of buoyancy, during conditions of the
design flood;
4) Be constructed of flood damage -resistant materials;
5) Meet the flood opening requirements of Section 5.2-1(5), and
6) Have mechanical, plumbing, and electrical systems above the design flood
elevation or meet the requirements of ASCE 24, except that minimum electric
service required to address life safety and electric code requirements is permitted
below the design flood elevation provided it conforms to the provisions of the
electrical part of building code for wet locations.
5.6 Critical Facility (Optional Provision)
Construction of new critical facilities shall be, to the extent possible, located outside the
limits of the SFHA (100-year floodplain). Construction of new critical facilities shall be
permissible within the SFHA if no feasible alternative site is available. Critical facilities
constructed within the SFHA shall have the lowest floor elevated three feet above BFE or
to the height of the 500-year flood, whichever is higher. Access to and from the critical
facility should also be protected to the height utilized above. Floodproofing and sealing
measures must be taken to ensure that toxic substances will not be displaced by or
released into floodwaters. Access routes elevated to or above the level of the BFE shall
be provided to all critical facilities to the extent possible.
5.7 Livestock Sanctuaries
Elevated areas for the for the purpose of creating a flood sanctuary for livestock are
allowed on farm units where livestock is allowed. Livestock flood sanctuaries shall be
sized appropriately for the expected number of livestock and be elevated sufficiently to
protect livestock. Proposals for livestock flood sanctuaries shall meet all procedural and
substantive requirements of this chapter.
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Note: To be "elevated sufficiently to protect livestock" typically means to be elevated at
least one foot above the BFE.
Section 6.0 - Variances
The variance criteria set forth in this section of the ordinance are based on the general
principle of zoning law that variances pertain to a piece of property and are not personal
in nature. A variance may be granted for a parcel of property with physical characteristics
so unusual that complying with the requirements of this ordinance would create an
exceptional hardship to the applicant or the surrounding property owners. The
characteristics must be unique to the property and not be shared by adjacent parcels.
The unique characteristic must pertain to the land itself, not to the structure, its
inhabitants, or the property owners.
It is the duty of the {governing body} to help protect its citizens from flooding. This need
is so compelling and the implications of the cost of insuring a structure built below the
Base Flood Elevation are so serious that variances from the flood elevation or from other
requirements in the flood ordinance are quite rare. The long-term goal of preventing and
reducing flood loss and damage can only be met if variances are strictly limited.
Therefore, the variance guidelines provided in this ordinance are more detailed and
contain multiple provisions that must be met before a variance can be properly granted.
The criteria are designed to screen out those situations in which alternatives other than a
variance are more appropriate.
6.1 Requirements for Variances
1) Variances shall only be issued:
a) Upon a determination that the granting of a variance will not result in
increased flood heights, additional threats to public safety, extraordinary
public expense, create nuisances, cause fraud on or victimization of the
public, or conflict with existing local laws or ordinances;
b) For the repair, rehabilitation, or restoration of historic structures upon a
determination that the proposed repair or rehabilitation will not preclude the
structure's continued designation as a historic structure and the variance is
the minimum necessary to preserve the historic character and design of the
structure;
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c) Upon a determination that the variance is the minimum necessary,
considering the flood hazard, to afford relief;
d) Upon a showing of good and sufficient cause;
e) Upon a determination that failure to grant the variance would result in
exceptional hardship to the applicant;
f) Upon a showing that the use cannot perform its intended purpose unless it is
located or carried out in close proximity to water. This includes only facilities
defined in Section 2.0 {or the numbering system used by the community} of
this ordinance in the definition of "Functionally Dependent Use."
2) Variances shall not be issued within any floodway if any increase in flood levels
during the base flood discharge would result.
3) Generally, variances may be issued for new construction and substantial
improvements to be erected on a lot of one-half acre or less in size contiguous to
and surrounded by lots with existing structures constructed below the BFE,
provided the procedures of Sections 4.0 and 5.0 {or the numbering system used
by the community} of this ordinance have been fully considered. As the lot size
increases beyond one-half acre, the technical justification required for issuing the
variance increases.
6.2 Variance Criteria
In considering variance applications, the {Governing Body} shall consider all
technical evaluations, all relevant factors, all standards specified in other sections of
this ordinance, and:
1) The danger that materials may be swept onto other lands to the injury of
others;
2) The danger to life and property due to flooding or erosion damage;
3) The susceptibility of the proposed facility and its contents to flood damage
and the effect of such damage on the individual owner;
4) The importance of the services provided by the proposed facility to the
community;
5) The necessity to the facility of a waterfront location, where applicable;
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6) The availability of alternative locations for the proposed use, which are not
subject to flooding or erosion damage;
7) The compatibility of the proposed use with existing and anticipated
development;
8) The relationship of the proposed use to the comprehensive plan and
floodplain management program for that area;
9) The safety of access to the property in time of flood for ordinary and
emergency vehicles;
10) The expected heights, velocity, duration, rate of rise, and sediment transport
of the flood waters expected at the site; and,
11) The costs of providing governmental services during and after flood
conditions, including maintenance and repair of public utilities and facilities,
such as sewer, gas, electrical, water system, and streets and bridges.
6.1 Additional Requirements for the Issuance of a Variance
1) Any applicant to whom a variance is granted shall be given written notice over the
signature of a community official that:
a) The issuance of a variance to construct a structure below the BFE will result
in increased premium rates for flood insurance up to amounts as high as $25
for $100 of insurance coverage, and
b) Such construction below the BFE increases risks to life and property.
2) The Floodplain Administrator shall maintain a record of all variance actions,
including justification for their issuance.
3) The Floodplain Administrator shall condition the variance as needed to ensure that
the requirements and criteria of this chapter are met.
4) Variances as interpreted in the NFIP are based on the general zoning law
principle that they pertain to a physical piece of property; they are not personal in
nature and do not pertain to the structure, its inhabitants, economic or financial
circumstances. They primarily address small lots in densely populated residential
neighborhoods. As such, variances from flood elevations should be quite rare.
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APPENDIX A
STANDARDS FOR SHALLOW FLOODING
AREAS (AO ZONES)
(44 CFR 60.3(c)7, 8 and 11)
Shallow flooding areas appear on FIRMs as AO zones with depth designations. The
base flood depths in these zones range from 1 to 3 feet above ground where a clearly
defined channel does not exist, or where the path of flooding is unpredictable and where
velocity flow may be evident. Such flooding is usually characterized as sheet flow. In
addition to other provisions in this code, the following additional provisions also apply in
AO zones:
New construction and substantial improvements of residential structures and
manufactured homes within AO zones shall have the lowest floor (including
basement and mechanical equipment) elevated above the highest adjacent
grade to the structure, one foot or more above* the depth number specified in
feet on the community's FIRM (at least two feet above the highest adjacent grade
to the structure if no depth number is specified).
2. New construction and substantial improvements of nonresidential structures within
AO zones shall either:
a) Have the lowest floor (including basement) elevated above the highest
adjacent grade of the building site, one foot or more above* the depth
number specified on the FIRM (at least two feet if no depth number is
specified); or
b) Together with attendant utility and sanitary facilities, be completely flood
proofed to or above that level so that any space below that level is watertight
with walls substantially impermeable to the passage of water and with
structural components having the capability of resisting hydrostatic and
hydrodynamic loads and effects of buoyancy. If this method is used,
compliance shall be certified by a registered professional engineer, or architect
as in section 5.2-2(3).
3. Require adequate drainage paths around structures on slopes to guide
floodwaters around and away from proposed structures.
4. Recreational vehicles placed on sites within AO zones on the community's FIRM
either:
a) Be on the site for fewer than 180 consecutive days, or
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b) Be fully licensed and ready for highway use, on its wheels or jacking system,
is attached to the site only by quick disconnect type utilities and security
devices, and has no permanently attached additions; or
c) Meet the requirements of subsections (1) and (3) above and the anchoring
requirements for manufactured homes (Section 5.1-1(2)).
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APPENDIX B
STANDARDS FOR COASTAL HIGH HAZARD AREAS (V ZONES)
44 CFR 60.3(e)(2 — 8)
Located within areas of special flood hazard established in Section 3.2 are Coastal High
Hazard Areas, designated as zones V1-30, VE, and/or V. These areas have special
flood hazards associated with high velocity waters from surges and, therefore, in
addition to meeting all provisions in this ordinance, the following provisions shall also
apply:
All new construction and substantial improvements in zones V1-30 and VE (V if
base flood elevation data is available) on the community's FIRM shall be
elevated on pilings and columns so that:
a) Elevation:
i) Residential Buildings
The bottom of the lowest horizontal structural member of the lowest floor
(excluding the pilings or columns) is elevated one foot or more above the
base flood level.
ii) Nonresidential buildings
The bottom of the lowest horizontal structural member of the lowest floor
(excluding the pilings or columns) is elevated one foot or more above the
base flood level or meets the elevation requirements of ASCE 24,
whichever is higher; and
b) The pile or column foundation and structure attached thereto is anchored to
resist flotation, collapse and lateral movement due to the effects of wind and
water loads acting simultaneously on all building components. Wind and
water loading values shall each have a one percent chance of being equaled
or exceeded in any given year (100-year mean recurrence interval).
A registered professional engineer or architect shall develop or review the
structural design, specifications and plans for the construction, and shall certify
that the design and methods of construction to be used are in accordance with
accepted standards of practice for meeting the provisions of subsections (1)(a)(i)
and (2)(a)(ii).
2. Obtain the elevation (in relation to mean sea level) of the bottom of the lowest
structural member of the lowest floor (excluding pilings and columns) of all new
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8.A.e
and substantially improved structures in zones V1-30, VE, and V on the
community's FIRM and whether or not such structures contain a basement. The
(Floodplain Administrator) shall maintain a record of all such information.
3. All new construction within zones V1-30, VE, and Von the community's FIRM
shall be located landward of the reach of mean high tide.
4. Provide that all new construction and substantial improvements within zones V1-
30, VE, and V on the community's FIRM have the space below the lowest floor
either free of obstruction or constructed with non -supporting breakaway walls,
open wood lattice -work, or insect screening intended to collapse under wind and
water loads without causing collapse, displacement, or other structural damage
to the elevated portion of the building or supporting foundation system. For the
purposes of this section, a breakaway wall shall have a design safe loading
resistance of not less than 10 and no more than 20 pounds per square foot. Use
of breakaway walls which exceed a design safe loading resistance of 20 pounds
per square foot (either by design or when so required by local or state codes)
may be permitted only if a registered professional engineer or architect certifies
that the design proposed meets the following conditions:
a) Breakaway wall collapse shall result from water load less than that which
would occur during the base flood; and
b) The elevated portion of the building and supporting foundation system shall
not be subject to collapse, displacement, or other structural damage due to
the effects of wind and water loads acting simultaneously on all building
components (structural and non-structural). Maximum wind and water
loading values to be used in this determination shall each have a one
percent chance of being equaled or exceeded in any given year (100-year
mean recurrence interval).
If breakaway walls are utilized, such enclosed space shall be useable solely for
parking of vehicles, building access, or storage. Such space shall not be used for
human habitation.
5. Prohibit the use of fill for structural support of buildings within zones V1-30, VE,
and V on the community's FIRM.
6. Prohibit man-made alteration of sand dunes within zones V1-30, VE, and Von
the community's FIRM which would increase potential flood damage.
7. All manufactured homes to be placed or substantially improved within zones V1-
30, V, and VE on the community's FIRM on sites:
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a) Outside of a manufactured home park or subdivision,
b) In a new manufactured home park or subdivision,
c) In an expansion to an existing manufactured home park or
subdivision, or
d) In an existing manufactured home park or subdivision on which a
manufactured home has incurred "substantial damage" as the result of a
flood; shall meet the standards of paragraphs (1) through (6) of this section
and manufactured homes placed or substantially improved on other sites in
an existing manufactured home park or subdivision within zones V1-30, V,
and VE on the FIRM shall meet the requirements of Section 5.2-3.
8. Recreational vehicles placed on sites within V or VE zones on the community's
FIRM shall either:
a) Be on the site for fewer than 180 consecutive days, or
b) Be fully licensed and ready for highway use, on its wheels or jacking system,
attached to the site only by quick disconnect type utilities and security
devices, and have no permanently attached additions; or
c) Meet the requirements of subsections (1) and (3) above and the anchoring
requirements for manufactured homes (Section 5.1-1(2)).
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ORDINANCE NO.4188
AN ORDINANCE OF THE CITY OF EDMONDS,
WASHINGTON, AMENDING THE EDMONDS COMMUNITY
DEVELOPMENT CODE TO ADOPT FLOODPLAIN
MANAGEMENT MEASURES THAT ARE REQUIRED TO
CONTINUE THE CITY'S PARTICIPATION IN THE
NATIONAL FLOOD INSURANCE PROGRAM, DECLARING
AN EMERGENCY NECESSITATING IMMEDIATE
ADOPTION AND EFFECTIVENESS OF THIS INTERIM
ZONING ORDINANCE.
WHEREAS, the City of Edmonds received a March 16, 2020 letter from the Director of
FEMA's Floodplain Management Division; and
WHEREAS, the letter described certain steps that were required by the City to participate
in the National Flood Insurance Program (NFIP); and
WHEREAS, a Flood Insurance Study (FIS) and Flood Insurance Rate Map (FIRM) have
been completed for the City of Edmonds; and
WHEREAS, the FIS and FIRM will become effective on June 19, 2020; and
WHEREAS, by the June 19, 2020 effective date, the Department of Homeland Security's
Federal Emergency Management Agency (FEMA) Regional Office is required to approve the
legally enforceable floodplain management measures that the City of Edmonds adopts in
accordance with Title 44 Code of Federal Regulations, Section 60.3(e); and
WHEREAS, the adoption of compliant floodplain management measures will provide
protection for the City of Edmonds and will ensure its participation in the NFIP; and
WHEREAS, the NFIP State Coordinating Office for Washington State has verified that
Washington cities may include language in their floodplain management measures that
automatically adopt the most recently available flood elevation data provided by FEMA; and
WHEREAS, the above referenced March 16, 2020 letter was FEMA's official notification
to the City of Edmonds that it has until June 19, 2020 to adopt floodplain management regulations
that meet or exceed the minimum NFIP requirements and request approval of those regulations
from the FEMA Regional Office;
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WHEREAS, the City of Edmonds' adopted floodplain management measures will be
reviewed upon receipt and the FEMA Regional Office will notify the City when the measures are
approved; and
WHEREAS, the City of Edmonds' compliance with these mandatory program
requirements will enable the City to avoid suspension from the NFIP; and
WHEREAS, pursuant to RCW 36.70A.390, this interim ordinance may be adopted on an
emergency basis without first holding a public hearing; and
WHEREAS, the COVID-19 crisis has prevented the City from using its normal public
participation process leading up to the adoption of these regulations;
NOW, THEREFORE,
THE CITY COUNCIL OF THE CITY OF EDMONDS, WASHINGTON, DO ORDAIN
AS FOLLOWS:
Section 1. A new chapter 19.07 of the Edmonds Community Development Code, entitled
"Flood Damage Prevention," is hereby added to read as set forth in Attachment A hereto, which
is incorporated herein by this reference as if set forth in full.
Section 2. Section 23.70.010 of the Edmonds Community Development Code, entitled
"Designation, rating and mapping — Frequently flooded areas," is hereby amended to read as set
forth in Attachment B hereto, which is incorporated herein by this reference as if set forth in full
(new text is shown in underline; deleted text is shown in strike thr-ough).
Section 3. Section 19.05.020 of the Edmonds Community Development Code, entitled
"Section amendments," is hereby amended to read as set forth in Attachment C hereto, which is
incorporated herein by this reference as if set forth in full (new text is shown in underline; deleted
text is shown in stfike thfo g ).
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Section 4. Section 19.00.025 of the Edmonds Community Development Code, entitled
"International Building Code section amendments," is hereby amended to read as set forth in
Attachment D hereto, which is incorporated herein by this reference as if set forth in full (new
text is shown in underline; deleted text is shown in s4il£e thfough).
Section 5. Sunset. This interim ordinance shall remain in effect for 180 days from the
effective date or until it is replaced with another ordinance adopting permanent regulations, after
which point it shall have no further effect.
Section 6. Emergency Declaration. The city council hereby declares that an emergency
exists necessitating that this ordinance take effect immediately upon passage by a majority vote
plus one of the whole membership of the council, and that the same is not subject to a referendum
(RCW 35A.12.130). Without an immediate adoption of this interim zoning ordinance, the City of
Edmonds could be suspended from the National Flood Insurance Program (NFIP). Therefore, this
interim regulation must be imposed as an emergency measure to protect the public health, safety
and welfare by ensuring that the City continues to participate in the NFIP.
Section 7. Severability. If any section, subsection, clause, sentence, or phrase of this
ordinance should be held invalid or unconstitutional, such decision shall not affect the validity of
the remaining portions of this ordinance.
Section 8. Effective Date. This ordinance shall take effect and be in full force and effect
immediately upon passage, as set forth in Section 6, as long as it is approved by a majority plus
one of the entire membership of the council, as required by RCW 35A.12.130. If it is not adopted
by a majority plus one of the entire membership of the council, then the language declaring an
emergency shall be disregarded, in which case, this ordinance, being an exercise of a power
specifically delegated to the City legislative body, is not subject to referendum and shall take effect
five (5) days after passage and publication of an approved summary thereof consisting of the title.
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Section 9. Adoption of Findings. The city council hereby adopts the above "whereas"
clauses as findings of fact in support of the adoption of this interim ordinance.
APPROVED:
MAYOR MIKE NELSON
ATTEST/AUTHENTICATED:
CLE K, SCOTT ASSEY
APPROVED AS TO FORM:
OFFICE OF THE CITY ATTORNEY:
BY
JEFF TARADA
FILED WITH THE CITY CLERK: May 29, 2020
PASSED BY THE CITY COUNCIL: June 2, 2020
PUBLISHED: June 5, 2020
EFFECTIVE DATE: June 2, 2020
ORDINANCE NO. 4188
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8.A.f
SUMMARY OF ORDINANCE NO.4188
of the City of Edmonds, Washington
On the 2nd day of June, 2020, the City Council of the City of Edmonds, passed Ordinance
No. 4188. A summary of the content of said ordinance, consisting of the title, provides as
follows:
AN ORDINANCE OF THE CITY OF EDMONDS,
WASHINGTON, AMENDING THE EDMONDS
COMMUNITY DEVELOPMENT CODE TO ADOPT
FLOODPLAIN MANAGEMENT MEASURES THAT
ARE REQUIRED TO CONTINUE THE CITY' S
PARTICIPATION IN THE NATIONAL FLOOD
INSURANCE PROGRAM, DECLARING AN
EMERGENCY NECESSITATING IMMEDIATE
ADOPTION AND EFFECTIVENESS OF THIS INTERIM
ZONING ORDINANCE.
The full text of this Ordinance will be mailed upon request.
DATED this 2nd day of June, 2020.
CI CLERK, SCOT SEY
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Attachment A
8.A.f
Chapter 19.07
FLOOD DAMAGE PREVENTION
19.07.000
Purpose
19.07.010
Applicability
19.07.020
Definitions
19.07.030
International Building Code section amendments
19.07.040
International Residential Code section amendments
19.07.050
Habitat Assessment
19.07.060
Review of Building Permits
19.07.070
Anchoring
19.07.080
Subdivision Proposals and Development
19.07.090
Manufactured Homes
19.07.100
All Other Building Standards apply
19.07.000 Purpose
It is the purpose of this ordinance to promote the public health, safety, and general welfare; reduce the
annual cost of flood insurance; and minimize public and private losses due to flood conditions in specific
areas by provisions designed to:
A. Protect human life and health;
B. Minimize expenditure of public money for costly flood control projects;
C. Minimize the need for rescue and relief efforts associated with flooding and generally undertaken at
the expense of the general public;
D. Minimize prolonged business interruptions;
E. Minimize damage to public facilities and utilities, such as water and gas mains; electric, telephone,
and sewer lines; and streets and bridges located in flood hazard areas;
F. Help maintain a stable tax base by providing for the sound use and development of flood hazard
areas so as to minimize blight areas caused by flooding;
G. Notify potential buyers that the property is in a Special Flood Hazard Area;
H. Notify those who occupy flood hazard areas that they assume responsibility for their actions; and
I. Participate in and maintain eligibility for flood insurance and disaster relief.
19.07.010 Applicability
A. Lands to which the chapter applies. This chapter shall apply to all special flood hazard areas within
the boundaries of the City of Edmonds.
B. Basis for establishing the areas of special flood hazard. The special flood hazard areas identified by
the Federal Insurance Administrator in a scientific and engineering report entitled "The Flood
Insurance Study (FIS) for Snohomish County, Washington, and Incorporated Areas" dated June 19,
2020, and any revisions thereto, with accompanying Flood Insurance Rate Maps (FIRMs), and any
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Attachment A
8.A.f
revisions thereto, are hereby adopted by reference and declared to be a part of this ordinance. The
FIS and the FIRM are on file at the Development Services Department at 121 5ch Avenue North.
The best available information for flood hazard area identification as outlined in Section G103.3 shall
be the basis for regulation until a new FIRM is issued that incorporates data utilized under Section
G 103.3.
19.07.020 Definitions
The following definitions apply to this chapter...
A. Alteration of Watercourse: Any action that will change the location of the channel occupied by
water within the banks of any portion of a riverine waterbody.
B. Area of special flood hazard: The land in the floodplain within a community subject to a 1 percent or
greater chance of flooding in any given year. It is shown on the Flood Insurance Rate Map (FIRM) as
zone A, AO, AH, Al-30, AE, A99, AR (V, VO, V1-30, VE). "Special flood hazard area" is synonymous in
meaning with the phrase "area of special flood hazard".
C. Base flood: The flood having a 1% chance of being equaled or exceeded in any given year (also
referred to as the "100-year flood").
D. Base Flood Elevation (BFE): the elevation to which floodwater is anticipated to rise during the base
flood.
E. Coastal High Hazard Area: An area of special flood hazard extending from offshore to the inland limit
of a primary frontal dune along an open coast and any other area subject to high velocity wave
action from storms or seismic sources. The area is designated on the FIRM as zone V1-30, VE or V.
F. Development: Any man-made change to improved or unimproved real estate, including but not
limited to buildings or other structures, mining, dredging, filling, grading, paving, excavation or
drilling operations or storage of equipment or materials located within the area of special flood
hazard.
G. Elevation Certificate: An administrative tool of the National Flood Insurance Program (NFIP) that can
be used to provide elevation information, to determine the proper insurance premium rate, and to
support a request for a Letter of Map Amendment (LOMA) or Letter of Map Revision based on fill
(LOM R-F).
H. Flood or Flooding:
A general and temporary condition of partial or complete inundation of normally dry land areas
from:
a. The overflow of inland or tidal waters.
b. The unusual and rapid accumulation or runoff of surface waters from any source.
c. Mudslides (i.e., mudflows) which are proximately caused by flooding as defined in
paragraph (1)(b) of this definition and are akin to a river of liquid and flowing mud on the
surfaces of normally dry land areas, as when earth is carried by a current of water and
deposited along the path of the current.
The collapse or subsidence of land along the shore of a lake or other body of water as a result of
erosion or undermining caused by waves or currents of water exceeding anticipated cyclical
levels or suddenly caused by an unusually high water level in a natural body of water,
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Attachment A
8.A.f
accompanied by a severe storm, or by an unanticipated force of nature, such as flash flood or an
abnormal tidal surge, or by some similarly unusual and unforeseeable event which results in
flooding as defined in paragraph (1)(a) of this definition.
I. Flood elevation study: An examination, evaluation and determination of flood hazards and, if
appropriate, corresponding water surface elevations, or an examination, evaluation and
determination of mudslide (i.e., mudflow) and/or flood -related erosion hazards. Also known as a
Flood Insurance Study (FIS).
J. Flood Insurance Rate Map (FIRM): The official map of a community, on which the Federal Insurance
Administrator has delineated both the special hazard areas and the risk premium zones applicable
to the community. A FIRM that has been made available digitally is called a Digital Flood Insurance
Rate Map (DFIRM).
K. Floodplain or flood -prone area: Any land area susceptible to being inundated by water from any
source. See "Flood or flooding."
L. Floodplain administrator: The community official designated by title to administer and enforce the
floodplain management regulations.
M. Floodplain management regulations: Zoning ordinances, subdivision regulations, building codes,
health regulations, special purpose ordinances (such as floodplain ordinance, grading ordinance and
erosion control ordinance) and other application of police power. The term describes such state or
local regulations, in any combination thereof, which provide standards for the purpose of flood
damage prevention and reduction.
N. Flood proofing: Any combination of structural and nonstructural additions, changes, or adjustments
to structures which reduce or eliminate risk of flood damage to real estate or improved real
property, water and sanitary facilities, structures, and their contents. Flood proofed structures are
those that have the structural integrity and design to be impervious to floodwater below the Base
Flood Elevation.
O. Habitat Assessment: A written document that describes a project, identifies and analyzes the
project's impacts to habitat for species discussed in the "Endangered Species Act — Section 7
Consultation Final Biological Opinion and Magnuson -Stevens Fishery Conservation and Management
act Essential Fish Habitat Consultation for the Implementation of the National Flood Insurance
Program in the State of Washington, Phase One Document — Puget Sound Region," and provides an
Effects Determination.
Highest adjacent grade: The highest natural elevation of the ground surface prior to construction
next to the proposed walls of a structure.
Q. Historic structure: Any structure that is:
1. Listed individually in the National Register of Historic Places (a listing maintained by the
Department of Interior) or preliminarily determined by the Secretary of the Interior as meeting
the requirements for individual listing on the National Register;
2. Certified or preliminarily determined by the Secretary of the Interior as contributing to the
historical significance of a registered historic district or a district preliminarily determined by the
Secretary to qualify as a registered historic district;
3. Individually listed on a state inventory of historic places in states with historic preservation
programs which have been approved by the Secretary of Interior; or
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Attachment A
8.A.f
4. Individually listed on a local inventory of historic places in communities with historic
preservation programs that have been certified either:
a. By an approved state program as determined by the Secretary of the Interior, or
b. Directly by the Secretary of the Interior in states without approved programs.
Mean Sea Level: For purposes of the National Flood Insurance Program, the vertical datum to which
Base Flood Elevations shown on a community's Flood Insurance Rate Map are referenced.
New construction: For the purposes of determining insurance rates, structures for which the "start
of construction" commenced on or after the effective date of an initial Flood Insurance Rate Map or
after December 31, 1974, whichever is later, and includes any subsequent improvements to such
structures. For floodplain management purposes, "new construction" means structures for which
the "start of construction" commenced on or after the effective date of a floodplain management
regulation adopted by a community and includes any subsequent improvements to such structures.
T. Structure: For floodplain management purposes, a walled and roofed building, including a gas or
liquid storage tank, that is principally above ground, as well as a manufactured home.
19.07.030 International Building Code section amendments
The following sections of the IBC are hereby amended as follows:
A. Section 110.3.3, Lowest floor elevation, is amended to read:
In flood hazard areas, upon placement of the lowest floor, including the basement, and prior to
further vertical construction, the elevation certification required in Section 1612.5 shall be
submitted to the building official. Prior to final inspection approval, the building official shall require
an elevation certificate based on finished construction prepared and sealed by a State licensed land
surveyor.
B. Section 1612.1.1, Residential Structures, is added and reads:
Construction or reconstruction of residential structures is prohibited within designated floodways,
except for (i) repairs, reconstruction, or improvements to a structure which do not increase the
ground floor area; and (ii) repairs, reconstruction or improvements to a structure, the cost of which
does not exceed 50 percent of the market value of the structure either, (A) before the repair, or
reconstruction is started, or (B) if the structure has been damaged, and is being restored, before the
damage occurred. Any project for improvement of a structure to correct existing violations of State
or local health, sanitary, or safety code specifications which have been identified by the local code
enforcement official and which are the minimum necessary to assure safe living conditions, or to
structures identified as historic places, may be excluded from the 50 percent calculation.
C. Section 1612.4.1, Lowest Floor Elevation, is added and reads:
For buildings in all structure categories located in the Coastal High Hazard Areas and Coastal A Flood
Zones, the elevation of the lowest floor shall be a minimum of two feet above the base flood
elevation, as determined from the applicable FEMA flood hazard map.
19.07.040 International Residential Code section amendments
The following sections of the IRC are hereby amended as follows:
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Attachment A
8.A.f
A. Table R301.2(1), Climatic and Geographic Design Criteria, is amended with the following criteria:
Flood Hazard(g) = NFIP adoption June 19, 2020. FIRM maps June 19, 2019
B. R322.1, General, is hereby amended as follows:
Buildings and structures constructed in whole or in part in flood hazard areas (including A or V
Zones) as established in Table R301.2(1) shall be designed and constructed in accordance with the
provisions contained in this section. Construction or reconstruction of residential structures is
prohibited within designated floodways, except for (i) repairs, reconstruction, or improvements to a
structure which do not increase the ground floor area; and (ii) repairs, reconstruction or
improvements to a structure, the cost of which does not exceed 50 percent of the market value of
the structure either, (A) before the repair, or reconstruction is started, or (B) if the structure has
been damaged, and is being restored, before the damage occurred. Any project for improvement of
a structure to correct existing violations of State or local health, sanitary, or safety code
specifications which have been identified by the local code enforcement official and which are the
minimum necessary to assure safe living conditions, or to structures identified as historic places,
may be excluded from the 50 percent calculation.
19.07.050 Habitat Assessment
A development permit application shall include a habitat assessment unless the project is, in its entirety,
one of the following activities:
A. Normal maintenance, repairs, or remodeling of structures, such as re -roofing and replacing siding,
provided such work is not a substantial improvement or a repair of substantial damage. To comply,
such work must be less than 50% of the value of the structure(s).
Expansion or reconstruction of an existing structure that is no greater than 10% beyond its existing
footprint. If the structure is in the floodway, there shall be no change in the structure's dimensions
perpendicular to flow. All other federal and state requirements and restrictions relating to floodway
development still apply.
C. Activities with the sole purpose of creating, restoring, or enhancing natural functions associated
with floodplains, streams, lakes, estuaries, marine areas, habitat, and riparian areas that meet
federal and state standards, provided the activities do not include structures, grading, fill, or
impervious surfaces.
D. Development of open space and recreational facilities, such as parks, trails, and hunting grounds,
that do not include structures, fill, impervious surfaces, or removal of more than 5% of the native
vegetation on that portion of the property in the floodplain.
E. Repair to onsite septic systems, provided ground disturbance is the minimal necessary and best
management practices (BMPs) to prevent stormwater runoff and soil erosion are used.
Projects that have already received concurrence under another permit or other consultation with
the Services, either through Section 7, Section 4d, or Section 10 of the Endangered Species Act (ESA)
that addresses the entirety of the project in the floodplain (such as an Army Corps 404 permit or
non -conversion Forest Practice activities including any interrelated and interdependent activities.).
G. Repair of an existing, functional bulkhead in the same location and footprint with the same
materials when the Ordinary High Water Mark (OHWM) is still outside of the face of the bulkhead
(i.e. if the work qualifies for a Corps exemption from Section 404 coverage).
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Attachment A
8.A.f
19.07.060 Review of Building Permits
Where elevation data is not available either through the FIS, FIRM, or from another authoritative source
(Section 4.3-2), applications for floodplain development shall be reviewed to assure that proposed
construction will be reasonably safe from flooding. The test of reasonableness is a local judgment and
includes use of historical data, high water marks, photographs of past flooding, etc., where available.
19.07.070 Anchoring
A. All new construction and substantial improvements, including those related to manufactured
homes, shall be anchored to prevent flotation, collapse, or lateral movement of the structure
resulting from hydrodynamic and hydrostatic loads including the effects of buoyancy.
All manufactured homes shall be anchored to prevent flotation, collapse, or lateral movement, and
shall be installed using methods and practices that minimize flood damage. Anchoring methods may
include, but are not limited to, use of over -the -top or frame ties to ground anchors. For more
detailed information, refer to guidebook, FEMA-85, "Manufactured Home Installation in Flood
Hazard Areas."
19.07.080 Subdivision Proposals and Development
All subdivisions, as well as new development shall:
A. Be consistent with the need to minimize flood damage;
B. Have public utilities and facilities, such as sewer, gas, electrical, and water systems located and
constructed to minimize or eliminate flood damage;
C. Have adequate drainage provided to reduce exposure to flood damage.
D. Where subdivision proposals and other proposed developments contain greater than 50 lots or 5
acres (whichever is the lesser) base flood elevation data shall be included as part of the application.
19.07.090 Manufactured Homes
A. All manufactured homes to be placed or substantially improved on sites shall be elevated on a
permanent foundation such that the lowest floor of the manufactured home is elevated one foot or
more above the base flood elevation and be securely anchored to an adequately anchored
foundation system to resist flotation, collapse and lateral movement.
B. All manufactured homes to be placed or substantially improved within zones V1-30, V, and VE on
the community's FIRM on sites:
a. Outside of a manufactured home park or subdivision,
b. In a new manufactured home park or subdivision,
c. In an expansion to an existing manufactured home park or subdivision, or
d. In an existing manufactured home park or subdivision on which a manufactured home has
incurred "substantial damage" as the result of a flood; shall meet the standards of ASCE 24-14,
Chapter 4 requirements for residential buildings.
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Attachment A
8.A.f
19.07.100 All Other Building Standards Apply
All new construction and substantial improvements shall comply with all applicable flood hazard
reduction provisions of the adopted IBC, IRC, Appendix (IBC) G, and ASCE 24.
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Attachment B
Chapter 23.70
FREQUENTLY FLOODED AREAS
23.70.010 Designation, rating and mapping — Frequently flooded areas.
A. Frequently Flooded Areas. Frequently flooded areas shall include:
1. The special flood hazard areas identified by the Federal Insurance Administrator in a scientific and
engineering report entitled "The Flood Insurance Study(FIS) for Snohomish County, Washington, and
Incorporated Areas" dated June 19, 2020, and any revisions thereto, with accompanying Flood Insurance Rate
Maps (FIRMS), and any revisions thereto, are hereby pted by reference and declared to be a part of this
ordinance. The FIS and the FIRM are on file at the Development Services Department at 121 5th Avenue
North.
The best available information for flood hazard area identification as outlined in Section G103.3 shall be the
basis for regulation until a new FIRM is issued that incorporates data utilized under Section G103.3.
These afeas iden4ified an FEMA fleed insufanee maps as areas of speeiai Jqaad hazard, wllieh iffelude those
the in4ernational Residenfial Code and in4ernational Building Code, as adopted in ECDC Title •
2. Those areas identified as frequently flooded areas on the city of Edmonds critical areas inventory. Identified
frequently flooded areas are consistent with and based upon designation of areas of special flood hazard on
FEMA flood insurance maps as indicated above.
B. City Discretion and Designation. Flood insurance maps and the city's critical areas inventory are to be used as a
guide for the city of Edmonds development services department, project applicants and/or property owners, and the
public and should be considered a minimum designation of frequently flooded areas. As flood insurance maps may
be continuously updated as areas are reexamined or new areas are identified, newer and more restrictive information
for flood hazard area identification shall be the basis for regulation. The city of Edmonds shall retain the right to
designate and identify areas known to be prone to flooding outside of the 100-year floodplain and subject them to
the provisions and protections of this title and the current editions of the International Residential Code and
International Building Code, as adopted in ECDC Title 19. [Ord. 4026 § 1 (Att. A), 2016; Ord. 3527 § 2, 2004].
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Attachment C
8.A.f
19.05.020 Section amendments.
The following sections of the IRC are hereby amended as follows:
A. Table R301.2(1), Climatic and Geographic Design Criteria, is amended with the following criteria:
1. Ground Snow Load = 25 psf non -reducible
2. Wind Speed(d) = 85 mph
3. Topographical effects(k) = No
4. Seismic Design Category(f) = D1
5. Weathering(a) = moderate
6. Frost Line Depth(b) = 18 inches
7. Termite(c) = slight to moderate
8. Winter Design Temp(e) = 27 degrees F
9. Flood u...,a fd( — ro adoption 3,126,174FWA4 maps 1Trv�-9
10. Ice Shield Underlayment(h) = not required
11. Air Freezing Index(i) = 0-1000
12. Mean Annual Tempo) = 50 degrees F
B. R313.1, Automatic fire sprinkler system, is added and reads:
1. An approved automatic fire sprinkler system shall be installed in new buildings containing
five (5) or more attached dwelling units. Refer to ECDC 19.25.035.
2. An approved automatic fire sprinkler system shall be installed in new one -family and two-
family dwellings and townhouses exceeding 3,000 square feet of fire area.
3. The design and installation of residential fire sprinkler systems shall be in accordance with
NFPA 13D.
_C. R322.1, General is hereby amended asfollows:
� y
i
ON
IN 1
[Ord. 4029 § 1 (Att. A), 2016; Ord. 3926 § 1 (Exh. A), 2013; Ord. 3819 § 2, 2010; Ord. 3796
§ 2, 2010].
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19.00.025 International Building Code section amendments.
The following sections of the IBC are hereby amended as follows:
A. Section 104.3, Notices and Orders, is amended to read:
The building official shall issue all necessary notices or orders to ensure compliance with this
code. The building official is also authorized to use Chapter 20.110 ECDC for code
compliance in addition to the remedies provided for in this code.
B. Section 105.1.1, Annual Permit, is deleted.
C. Section 105.1.1, Demolition Permits, is added and shall read:
Before the partial or complete demolition of any building or structure (interior or exterior), a
demolition permit shall be obtained from the building official. The permit fee is established
pursuant 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 released until the building official determines the following requirements
have been completed:
1. Cap Abandoned Sanitary Sewers. Septic tanks shall be pumped, collapsed and removed
and/or filled with earth, sand, concrete, CDF or hard slurry.
2. Knock Down of Concrete Foundation Walls, Porches, Chimneys and Similar Structures.
Concrete, bricks, cobbles and boulders shall be broken to less than 12-inch diameter. Debris
left on site shall conform to IBC Section 1804.2 for clean fill.
3. Construction debris, vegetation, and garbage attributable to the demolition shall be
removed from the site and from unopened street right-of-way within 30 days of written notice.
No debris of any kind may be placed or maintained on street right-of-way (including alleys)
without a permit issued pursuant to Chapter 18.60 or 18.70 of the Edmonds Community
Development Code.
4. Repair of any damage to, and restoration of, any public property to substantially original
conditions, i.e., alley, street, sidewalk, landscaping, water, sewer, storm and other utilities,
rockeries, retaining walls, etc, in accordance with this code and the City's engineering
requirements.
5. Grading of Site Back to Original Topography Grades. Basements shall be filled and
compacted to 90 percent as verified by a special inspector. "Structural fill" is defined as any
fill placed below structures, including slabs, where the fill soils need to support loads without
unacceptable deflections or shearing. Structural fill shall be clean and free draining, placed
above unyielding native site soils and compacted to a minimum of 90 percent modified
proctor, per ASTM D1557.
6. Temporary erosion control shall be installed and maintained per Chapter 18.30 ECDC.
D. Section 105.1.2, Annual permit records, is deleted.
E. Section 105.2, Work exempt from permit, is replaced as follows:
Exemptions from permit requirements of this code shall not be deemed to grant authorization
for any work to be done in any manner in violation of the provisions of this code or any other
laws or ordinances of this jurisdiction. It is the applicant's responsibility to comply with bulk
zoning code standards per 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
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provisions of ECDC Title 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 partitions not over five (5) feet nine (9) inches high.
(d) Retaining walls 4 feet (1,219 mm) in height or less measured vertically from the finished
grade at the exposed toe of the retaining wall to the highest point in the wall, unless:
I. Supporting a surcharge; or
II. Impounding Class I, II, III -A liquids; or
III. Subject to the provisions of Chapter 23.50 ECDC or Chapter 23.80 ECDC.
(e) Rockeries. Construction of rockeries 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 finish work.
(i) Temporary motion picture, television and theater stage sets and scenery.
0) Shade cloth structures constructed for nursery or agricultural purposes.
(k) Prefabricated swimming pools accessory to an occupancy in which the pool walls are
entirely above the adjacent grade and the capacity does not exceed 5,000 gallons. Hot tubs
and spas less than 5,000 gallons, completely supported by the ground.
(1) Grading less than fifty (50) cubic yards (placed, removed or moved within any 365-day
period) unless subject to the provisions of Chapter 23.50 ECDC or Chapter 23.80 ECDC.
(m) Repair of appliances which do not alter original approval, certification, listing or code.
(n) Replacement or adding new insulation with no drywall removal or placement.
(o) Replacement or repair of existing gutters or downspouts.
(p) The following types of signs are exempt from permit requirements except that dimensional
size and placement standards shall comply with Chapter 20.60 ECDC:
I. Replacing the panel on a previously permitted existing wall cabinet or pole sign,
II. Repainting an existing previously permitted wood sign,
III. Painted or vinyl lettering on storefront windows,
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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,
VI. Signs erected by the transportation authorities, and temporary seasonal and holiday
displays.
2. Mechanical:
(a) Portable heating, ventilation, cooling, cooking or clothes drying appliances.
(b) Replacement of any part that does not alter approval of equipment or make such
equipment unsafe.
(c) Portable fuel cell appliances that are not connected to a fixed piping system and are not
interconnected to a power grid.
(d) Steam, hot or chilled water piping within any heating or cooling equipment regulated by
this code.
(e) Portable evaporative cooler.
(f) Self-contained refrigeration systems containing ten (10) pounds or less of refrigerant or
that are actuated by motor of one (1) horsepower or less.
3. Plumbing:
(a) The stopping of leaks in drains, water, soil, waste or vent pipe, provided that the
replacement of defective material shall be done with new material and a permit obtained and
inspection made.
(b) Reinstallation or replacement of approved prefabricated plumbing fixtures that do not
involve or require the replacement or rearrangement of valves or pipes.
4. Residential permit exemptions:
In addition the following exemptions apply for single family dwellings:
(a) One (1) story detached accessory structures used as tool and storage sheds, playhouses and
similar uses; provided the floor area (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 storage structures, such as garages and carports, are not exempted.
(b) Window awnings supported by an exterior wall and do not project more than fifty-four
(54) inches from the exterior wall and do not require additional support. ECDC Title 23
provisions shall not apply to such awnings.
(c) Sport courts less than 2,000 square feet.
(d) Dock repair of individual decking members. ECDC Title 23 provisions shall not apply.
(e) Replacement or repair of existing exterior siding. ECDC Title 23 provisions shall not
apply-
(f) Replacement or repair of existing windows or doors provided; no alteration of structural
members is required, the replacement would not require installation of safety glazing, the
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installation does not involve required egress windows. ECDC Title 23 provisions shall not
apply-
(g) Minor like -for -like drywall repairs not involving fire -rated assemblies.
(h) Replacement or repair of individual decking, joists, stair treads, or intermediate rails.
ECDC Title 23 provisions do not apply.
(i) Uncovered platforms, decks, patios, not exceeding 200 square feet in area, that are not
more than thirty (30) inches above grade at any point and do not serve the exit door required
by IRC Section R311.4.
0) 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 permit application, is amended to read:
1. Applications, for which no permit is issued within 180 days following the date of
application, shall expire by limitation, and plans and other data submitted for review may
thereafter be returned to the applicant or destroyed by the building official.
2. The building official may extend the time for action by the applicant for a period not
exceeding 180 days prior to such expiration date.
3. No application shall be extended more than once for a total application life of 360 days
except as allowed within this section. In order to renew action on an expired application, the
applicant shall submit a new application, revised plans based on any applicable code or
ordinance change, and pay new plan review fees.
4. The Building Official may extend the life of an application if any of the following
conditions exist:
(a) Compliance with the State Environmental Policy Act is in progress; or
(b) Any other City review is in progress; provided, the applicant has submitted a complete
response to City requests or the Building Official determines that unique or unusual
circumstances exist that warrant additional time for such response and the Building Official
determines that the review is proceeding in a timely manner toward final City decision; or
(c) Litigation against the City or applicant is in progress, the outcome of which may affect the
validity or the provisions of any permit issued pursuant to such application.
G. Section 105.3.3, Fully complete application, is added and reads:
In accordance with the provisions of RCW 19.27.031 and 19.27.074, an applicant's rights
shall vest when a fully complete building permit application is filed. A fully complete
building permit application is an application executed by the owners of the property for which
the application is submitted or the duly authorized agent(s) for such owners, containing each
and every document required under the terms of these ordinances and the IBC and is
substantially complete in all respects. It is anticipated that minor changes or revisions may be
required and are frequently made in the course of any building application review process,
and such minor revisions or changes shall not keep an application from being deemed
complete if a good faith attempt has been made to submit a substantially complete application
containing all required components. Where required, the application and supporting
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documents shall be stamped and/or certified by the appropriate engineering, surveying or
other professional consultants. A fully complete building permit application shall be
accompanied by all required intake fees, including but not limited to plan review fees required
under the provisions of this chapter and code.
H. Section 105.3.4, Concurrent review, is added and reads:
An applicant may submit an application for building permit approval and request plan review
services concurrently with, or at any time following, the submittal of a complete application
for any necessary or required discretionary permit approval or discretionary hearing;
provided, that any building permit application submitted concurrently with an application for
discretionary permit or approvals shall not be considered complete unless the applicant
submits a signed statement, on a form approved by the director, which acknowledges that the
building permit application is subject to any conditions or requirements imposed pursuant to
the review and approval of any necessary or required discretionary permit or approvals. The
applicant shall solely bear the risk of building permit submittal with discretionary permit
approval. If, after discretionary approval, the building permit plans are modified or amended
to comply with conditions or restrictions required by any discretionary permit or approval, the
applicant shall be solely responsible for any and all costs which result therefrom, including
but not limited to additional full plan review fees; provided further, that any applicant -
initiated changes made after the original plan review is complete shall also require payment of
full plan review fees.
I. Section 105.5, Permit expiration and extension, is amended to read:
1. Every permit issued under ECDC Title 19 shall expire by limitation 360 days after
issuance, except as provided in ECDC 19.00.025I(2).
2. The following permits shall expire by limitation, 180 days after issuance and may not be
extended, unless they are associated with a primary building permit for a larger construction
project, in which case they may run with the life of the primary permit:
Demolition permits;
Permits for Moving Buildings required by Chapter 19.60 ECDC;
Mechanical permits;
Tank removal, tank fill, or tank placement permits;
Grading, excavation and fill permits;
Water service line permits;
Plumbing permits;
Gas piping permits;
Deck and dock permits;
Fence permits;
Re -roof permits;
Retaining wall permits;
Swimming pool, hot tub and spa permits;
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Sign permits;
Shoring permits;
Foundation permits.
3. Prior to expiration of an active permit the applicant may request in writing an extension for
an additional year. Provided there has been at least one (1) required progress inspection
conducted by the city building inspector prior to the extension, the permit shall be extended.
Permit fees shall be charged at a rate of one quarter the original building permit fee to extend
the permit.
4. If the applicant cannot complete work issued under an extended permit within a total period
of two (2) years, the applicant may request in writing, prior to the second year expiration, an
extension for a third and final year. Provided there has been at least one (1) required progress
inspection conducted by the city building inspector after 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
issuance, the permit shall become null and void and a new building permit shall be required,
with full permit fees, in order for the applicant to complete work. The voiding of the prior
permit shall negate all previous vesting of zoning or Building codes. Whenever an appeal is
filed and a necessary development approval is stayed in accordance with ECDC 20.06.030 the
time limit periods imposed under this section shall also be stayed until final decision.
6. The building official may reject requests for permit extension where he determines that
modifications or amendments to the applicable zoning and Building codes have occurred
since the original issuance of the permit and/or modifications or amendments would
significantly promote public health and safety if applied to the project through the issuance of
a new permit.
J. Repealed by Ord. 3926.
K. Section 107.3.3, Phased approval, is amended to read:
1. The building official may issue partial permits for phased construction as part of a
development before the entire plans and specifications for the whole building or structure
have been approved provided architectural design board approval has been granted and a fully
complete permit application for the entire building or structure has been submitted for review.
2. Phased approval means permits for grading, shoring, and foundation may be issued
separately, provided concurrent approval is granted by the planning manager, city engineer
and fire marshal, when applicable. No phased approval permit shall be issued unless approved
civil plans detailing the construction of all site improvements including, but not limited to:
curbs, gutters, sidewalks, paved streets, water lines, sewer lines, and storm drainage have been
signed as approved by the city engineer.
3. With such phased approval, a performance bond shall be posted with the city pursuant to
Chapter 17.10 ECDC, to cover the estimated cost of construction to city standards for the
improvements.
L. Seetie 110.3.3, Lowest esr flea-- eleya4ioa is amended to Fea4
in flood hazard areas, upon placement of the lowest floor-, including the basement, and prior -
to fi+rthervertieal constmetion, the elevation eertification required in Section 1612.5 shall be
submitted to the building offieial. Pr-ier to Anal inspeetion appr-oval, the building offieial shall
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ML. Section 113, Board of Appeals, is deleted and replaced by Chapter 19.80 ECDC.
NM. 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 legible from the street or roadway
fronting the property. Letters or numbers on the building shall be a minimum six (6) inches in
height and stroke a minimum of .75 inch of a contrasting color to the building base color.
Where public or private access is provided and the building address cannot be viewed from
the public way, a monument, pole or other approved sign or means shall be used to identify
the structure. This means of premises identification does not preclude approved identification
also affixed to structure.
AN. 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.
gO. Section 903.2.13 is added.
Automatic fire sprinkler systems shall be provided as required by ECDC 19.25.035A.
QP. Section 903.3.7 is amended to read:
Fire department connections shall be installed in accordance with Section 912 and ECDC
19.25.035B.
RQ. Section 907.2 is amended to read:
Where required — new buildings and structures. An approved fire alarm system installed in
accordance with this code and NFPA 72 shall be provided in new buildings and structures in
accordance with Sections 907.2.1 through 907.2.24 and provide occupant notification in
accordance with Section 907.5, unless other requirements are provided by another section of
this code.
8R. Section 907.2.24 is added.
Fire alarm and detection system shall be provided as required by ECDC 19.25.035C.
T. Seet on 1612. i i Residential Stmetures is added and ,ends:
i
. �eTsr:r_�s!stes _ .!tr!err_�:ennss�e!�:r_rers!tisr_�
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VS. Section 3108.1.1, Radio, television and cellular communication related equipment and devices, is added and
reads:
A permit shall be required for the installation or relocation of commercial radio, television or
cellular tower support structures including monopoles, whip antennas, panel antennas,
parabolic antennas and related accessory equipment, and accessory equipment shelters
(regardless of size) including roof mounted equipment shelters.
WT. Section 3109.2, Applicability and maintenance, 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 maintained in a clean and sanitary
condition or its equipment in accord with manufacturers recommendations shall be
determined to be a hazard to health and safety and shall be properly mitigated to the
satisfaction of the building official.
XU. 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 structures.
2. All other accessory buildings and equipment shall meet the normally required setbacks for
accessory structures in the zone in which they are located.
YV. Section 3109.4, Tests and cross -connection devices, is added and reads:
1. All swimming pool, hot tub and spa piping shall be inspected and approved before being
covered or concealed.
2. Washington State Department of Health approved cross connection devices are required to
be provided on potable water systems when used to fill any swimming pool, hot tub or spa.
ZW. Section 3109.5, Wastewater disposal, is added and reads:
A means of disposal of the total contents of the swimming pool, hot tub or spa (including
partial or periodic emptying) shall be reviewed and approved by the public works director.
1. No direct connection shall be made between any swimming pool, hot tub or spa to any
storm drain, city sewer main, drainage system, seepage pit, underground leaching pit, or sub-
soil drain.
2. A sanitary tee (outside cleanout installed on the main building side sewer line) shall be
provided for draining of treated water into the city sanitary sewer system.
AAX. Section 3109.9, Inspection requirements, is added and reads:
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Attachment D
The appropriate city inspector shall be notified for the following applicable inspections:
1. Footing, wall, pre -form, pre-gunite, erosion control, underground plumbing, sanitary
extension and cleanout, mechanical pool equipment, gas piping, mechanical enclosure
location, cross connection and final inspection.
2. An initial cross connection control installation inspection is required by the city cross
connection control specialist prior to final installation approval.
3. All backflow assemblies shall be tested by state certified backflow assembly testers upon
initial installation and then annually thereafter. Copies of all test reports shall be submitted to
the city water division for review and approval.
13HY. Appendix E, Accessibility Requirements, is amended by deleting Sections E107, E108, E110 and E111.
GQ Appendix G, Flood Resistai4 Caastr-uetiefi, is amended by addition of a new .
Section G301.1(4) Where base flood elevation data has not been provided or is not available
from another authoritative source, it shall be generated for subdivision proposals and other
pro posed developments which con4ain at least 50 lots or 5 acres, whichever- is le
DDZ. Appendix H, Signs, is amended as follows:
1. Section H101.2, Signs exempt from permits, is replaced by subsection (E)(1)(p) of this section
2. Section H101.2.1, Prohibited signs, is added and reads as follows:
a. It is unlawful for any person to advertise or display any visually communicated message, by
letter or pictorially, of any kind on any seating bench, or in direct connection with any bench.
b. All signs not expressly permitted by Chapter 20.60 ECDC.
c. Signs which the city engineer determines to be a hazard to vehicle or pedestrian traffic
because they resemble or obscure a traffic control device, or pose a hazard to a pedestrian
walkway or because they obscure visibility needed for safe traffic passage. Such signs shall be
immediately removed at the request of the city engineer.
d. All signs which are located within a public right-of-way and that have been improperly
posted or displayed are hereby declared to be a public nuisance and shall be subject to
immediate removal and confiscation per ECDC 20.60.090.
3. Sections H104, Identification, H106.1.1, Internally illuminated signs, H107, Combustible materials, H108,
Animated devices, H109.1, Height restrictions, and H110, Roof signs, are deleted. [Ord. 4154 § 9 (Art. D),
2019; 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].
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FLOOD DAMAGE PREVENTION ORDINANCE — NEW EDMONDS COMMUNITY DEVELOPMENT CODE
(ECDC) 19-07
Mr. Lien advised that the Federal Emergency Management Agency's (FEMA) new Flood Insurance Rate Maps (FIRMS)
become effective June 19t''. The FIRMS establish the floodplains within the City. They are often referred to as a 100-year
floodplain, which means there is a 1% change that a flood event will happen in any given year. He explained that the City is
required to update its flood regulations by June 19' in order to remain in the National Flood Insurance Program (NFIP).
Currently, the City's flood regulations are located in three places: Critical Areas Ordinance (ECDC 23.70 — Frequently
Flooded Areas), Building Code (ECDC 19) and Shoreline Master Program (ECDC 24.40.030 — Flood Hazard Reduction).
Mr. Lien explained that the NFIP is a voluntary Federal program that enables property owners in participating communities
to purchase insurance against losses from flooding. Participation in the NFIP is based on an agreement between local
communities and the Federal Government. Local communities adopt and enforce floodplain management regulations to
reduce flood risks, which must be approved by FEMA. Once the regulations are in place, the Federal Government makes
flood insurance available to properties within the local jurisdictions.
Mr. Lien advised that floodplains are regulated based on the FIRMS, and the City's current FIRMS were adopted in 1999.
For the past several years, there has been an intensive modeling program to update the FIRMS throughout the entire United
States. For Snohomish County, the process began in 2011 with a Coastal Risk Map Project. Draft FIRMS were presented to
the County Council in 2016, but adoption was delayed when the maps were combined with the Levee Analysis and Mapping
Project. He explained that there are a large number of levees that are not certified by FEMA. With this mapping project, the
uncertified levees and lands behind them were considered within the floodway. While the levee project doesn't impact
Edmonds, it had a massive impact in some areas.
Mr. Lien said the City of Edmonds has been using the draft FIRMS since 2017, as they were adopted as the best available
information. When new development occurs along the waterfront, it is important to make sure it is done in compliance with
the flood regulations that were coming. The FIRMS were issued in February 2018, with an appeal period ending May 2018.
The City of Edmonds did not file any appeals, and FEMA sent a Letter of Final Determination to the City on December 19,
2019. The City has six months (June 19, 2020) to get its new flood regulations adopted. Despite the pandemic, FEMA has
indicated it would not delay implementation and local jurisdictions must have their flood regulations adopted by June 19' in
order to remain in the NFIP. Mr. Lien shared maps comparing the 1999 FIRMS to the 2020 FIRMS and explained each one
as follows:
Downtown Waterfront. The 1999 FIRM was limited primarily to the Edmonds Marsh with no Base Flood
Elevation (BFE). The 2020 FIRM expands the floodplain to encompass all of the waterfront, Harbor Square and
some of Salish Crossing and identifies a 12-foot BFE.
Downtown Shell Creek. The 1999 FIRM extended south to Caspers Street with no BFE. The new 2020 FIRM
limits the floodplain to the mouth of Shell Creek and identifies a 12-foot BFE.
Lake Ballinger. The new 2020 FIRM does not make any changes to this area, and it does not establish a BFE.
However, based on historical data, the City has established a BFE of 286.14 feet.
Again, Mr. Lien said the current flood management regulations are spread throughout three different sections of the code:
Critical Areas Ordinance (ECDC 23.70), Building Code (ECDC 19), and Shoreline Master Program (ECDC 24.40.030). For
example, ECDC 24.40.030 prohibits development in areas where structures (i.e. seawalls) are required to prevent flooding.
Staff has been working with FEMA and the Washington State NFIP Coordinator in drafting the regulations. With the
exception of one minor change based on an email from the Washington State NFIP Coordinator, staff believes the draft
regulations will meet FEMA standards. He reviewed the draft amendments as follows:
• ECDC 23.70 — This chapter of the Critical Areas Ordinance would be updated to reference the new FEMA FIRMS.
The current language adopts the old 1999 maps, and the initial thought was to simply change the qualifier at the end
of the maps from E to F. However, FEMA wanted the language to match the language from the model ordinance
that will be added in ECDC 19.07. As drafted, the City shouldn't have to update the section again. As the FIRMS
are updated in the future, they will be automatically adopted.
Planning Board Minutes
May 27, 2020 Page 2
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ECDC 19.07 — This new chapter of the Building Code would consolidate all of the flood damage prevention
provisions into a single chapter and incorporate the elements of FEMAs Flood Damage Prevention Model Ordinance
that are applicable to Edmonds. Typically, the Planning Board doesn't review updates to the Building Code. The
Building Code was supposed to be updated by July 2020, but the pandemic caused it to be postponed until
November. The initial plan was to bring the Building Code Update and Flood Damage Prevention Ordinance
together, but when FEMA decided not to extend the deadline, the Flood Damage Prevention Ordinance needed to be
moved forward now. The Building Official is the City's Floodplain Manager, and that is why the Flood Damage
Prevention Ordinance was consolidated into the Building Code.
ECDC 24.40.030. No changes have been proposed for the Shoreline Master Program.
Mr. Lien explained that, given the restrictions related to the Open Public Meeting Act (OPMA), the City is moving forward
with an interim ordinance that will be considered by the City Council on June 21. Once the Planning Board can start having
regular meetings with full public participation, the Flood Damage Prevention Ordinance will be brought back for the full
public process.
Board Member Rubenkonig said she supports the proposed amendments. She has worked with floodplain information since
her first planning position. There has been no change to the premise upon which the Flood Damage Prevention Ordinance is
based upon, and the Board is not being asked to evaluate that premise.
Chair Robles asked if areas could be added to the map at a later time if flooding were to occur. Mr. Lien pointed out that the
City's only designated floodplains are along the waterfront and around Lake Ballinger. While urban flooding occasionally
occurs in other areas during major storms, these areas would not be considered floodplains. At this time, the City doesn't
plan to add other properties to the FIRMS.
Chair Robles asked if owners of property in the floodplain would be required to have flood insurance when taking out a
mortgage. Mr. Lien answered that properties that are mapped as floodplains would be required to have flood insurance. If
the City isn't complaint with the NFIP, property owners within the floodplains cannot get flood insurance, and that is why the
proposed amendments are important.
Chair Robles said he has seen situations where a person with a house sitting on top of a hill in the middle of a floodplain is
required to get flood insurance when it is completely obvious that the property will never be flooded. He pointed out that the
maps are generated by computers and not validated by humans. He asked if this type of situation could potentially occur in
Edmonds. Mr. Lien said he isn't aware of any situations like this. He agreed that the maps are based largely on a model, and
there may be areas that are inappropriately mapped as a floodplain. There is a process by which a property owner can
challenge a designation and request a map change from FEMA.
Chair Robles asked if Mr. Lien is confident that the proposed amendments would not impose any adverse conditions upon
Edmonds citizens. Mr. Lien answered affirmatively. On the other hand, he said there could be an adverse condition if the
City doesn't adopt the flood regulations and property owners are no longer able to participate in the NFIP.
Board Member Cheung asked if insurance is optional for properties located in a floodplain, and Board Member Monroe
pointed out that flood insurance would be required by the mortgage broker. Board Member Cheung commented that one
potential adverse impact is if the FIRMS are overly broad, a property owner might be required to get insurance even if there is
no potential for the property to flood. On the other hand, Board Member Monroe said property owners within the floodplains
have the benefit of access to flood insurance. Again, Mr. Lien said there is a way for a property owner to challenge a FIRM.
He pointed out that the residential properties in Edmonds that are within the floodplains are primarily around Lake Ballinger,
and the FIRM for Lake Ballinger was not changed with the update.
Board Member Rubenkonig observed that, for the past 30 years, the floodplain has been based on the spillage of water across
the land, and the Army Corps of Engineers was instrumental in identifying floodplains based on historic records of where
flooding had occurred. However, the newer literature seems to focus more on lands within floodplains being capable of
containing the water. She asked if staff has noticed this change, as well. Mr. Lien said this is a philosophical discussion. The
definition of a floodplain is still based on where the water spills over the land. However, a floodplain's capacity to handle
water can be significantly impacted by impervious surface. If there is too much impervious surface, the land cannot absorb
Planning Board Minutes
May 27, 2020 Page 3
Packet Pg. 95
8.A.g
the water and it ends up flowing downstream and causing flooding. While frequently flooded areas are not a major issue for
the City of Edmonds, they are of significant concern in some areas of the country. Again, he said this is a philosophical
discussion that doesn't impact the proposed amendments before the Board. Board Member Rubenkonig commented that,
rather than dealing with spillage across the land, at some point in the future they will pay more attention to how the land can
handle the water.
Mr. Lien advised that there was one addition to the proposed amendment, which was not included in the draft that is currently
before the Board for consideration. The Washington State NFIP Coordinator was adamant that the City's regulations include
additional language related to B Flood Zones, which are coastal zones that take wave action into consideration. The language
has to do with manufactured homes and how they are strapped down. While there are no areas in the City that allow
manufactured homes near the B Flood Zones, the language is required in order to be compliant with the NFIP.
Chair Robles asked how this additional language would apply to recreational vehicles and tiny homes. Are there other types
of homes that might fit into the category of manufactured homes? Mr. Lien said there are building codes in place that deal
with regular stick -built houses. The way manufactured homes are structured and anchored is the important part. There is
zero change of a manufactured home being constructed anywhere near the floodplains. The only residential properties within
the B Flood Zones are along the north shoreline west of the railroad tracks (RS-W), and there will never be any development
within these tidelands.
BOARD MEMBER RUBENKONIG MOVED THAT THE BOARD ACCEPT THE STAFF REPORT ON THE
FLOOD DAMAGE PREVENTION ORDINANCE, INCLUDING THE NEW ECDC 19.07 AND THE ADDITIONAL
AMENDMENT ADDRESSED AT THE MAY 27TH PLANNING BOARD MEETING, AND RECOMMEND
APPROVAL BY THE CITY COUNCIL. CHAIR ROBLES SECONDED THE MOTION, WHICH CARRIED
UNANIMOUSLY.
REVIEW OF EXTENDED AGENDA
Chair Robles suggested the Board discuss where they left off before the pandemic and how they want to handle their agenda
items moving forward. He said he would work with the Development Services Director to review the Board's extended
agenda and identify items the Board can move forward now using the virtual format that is necessary to be compliant with
the pandemic restrictions associated with the Open Public Meetings Act (OPMA). He said he is interested in learning more
about how the Board can help address issues related to the pandemic, and he believes the Planning Board should at least be
updated on the City's plans for opening parks and future programs that are within its bailiwick.
Vice Chair Rosen referred to the Board's extended agenda, which includes at least 25 items. City staff might also have other
items to add to the list that may have more sense of urgency. He suggested that staff could review the Board's extended
agenda and report at the Board's next meeting about which items can be addressed now and which ones have to wait. Board
Member Monroe concurred. It would be helpful to know what the City needs over the next several months and what the
Board can to do help.
Board Member Cheung asked if the Board is allowed to hold public hearings virtually. Mr. Chave explained that, currently,
the City is operating under the Governor's order and the accompanying OPMA restrictions. The Board has very little it can
do at this point in time. Until the Governor's order changes, the Board cannot hold meetings except on very select subjects
such as the Flood Damage Prevention Ordinance. Regular business, such as code amendments, is completely off limits for
the time being. Staff can review the extended agenda to see if there are any issues the Board can move forward with right
now, but the answer will likely be none. They are essentially in a holding pattern, waiting until the Governor's order
changes.
Mr. Chave explained that, at this time, the Board cannot hold public meetings that people can actually attend and participate
in. With virtual meetings, it is extremely challenging for the public to participate and follow what is going on. Until some of
the restrictions are lifted, the Board will be extremely limited in what it can do. The City Council is operating in the same
way. Their agendas are limited to issues related to the pandemic and other routine matters such as payroll. The City Council
is not taking up any new initiatives because the public is hamstrung in its ability to participate. This will change when the
Planning Board Minutes
May 27, 2020 Page 4
Packet Pg. 96
8.A.h
Councilmember Olson requested Item 5.1, Approval of Council meeting Minutes of May 26, 2020, be
removed from the Consent Agenda.
COUNCILMEMBER BUCKSHNIS MOVED, SECONDED BY COUNCIL PRESIDENT FRALEY-
MONILLAS, TO APPROVE THE CONSENT AGENDA AS AMENDED. MOTION CARRIED
UNANIMOUSLY. The agenda items approved are as follows:
2. APPROVAL OF CLAIM CHECKS AND WIRE PAYMENTS
3. ACKNOWLEDGE RECEIPTS OF CLAIMS FOR DAMAGES FROM CARL STOUT,
GABRIEL MARCU AND CAROLE JOY
6. ITEMS REMOVED FROM CONSENT
1. APPROVAL OF COUNCIL MEETING MINUTES OF MAY 26, 2020 (Previously Consent
Agenda Item 5.1)
Councilmember Olson requested the following corrections:
• Packet page 9, third paragraph, first line, remove "Council" after "Council President Fraley-
Monillas"
• Same page and paragraph, second line, change "the Council" to "that Council"
COUNCILMEMBER BUCKSHNIS MOVED, SECONDED BY COUNCILMEMBER OLSON, TO
APPROVE THE COUNCIL MEETING MINUTES OF MAY 26, 2020 AS AMENDED. MOTION
CARRIED UNANIMOUSLY.
6. AUDIENCE COMMENTS (SUBMITTED TO PUBLICCOMMENTAEDMONDSWA.GOV)
See Attached.
7. ACTION ITEMS
1. FLOOD DAMAGE PREVENTION ORDINANCE
Development Services Director Shane Hope advised the proposed interim ordinance provides flood damage
protection in the building code. It does not change the critical area ordinance or shoreline regulations, but
ensures the community can continue to be part of the National Flood Insurance Program (NFIP). The
interim ordinance needs to be adopted by June 19, 2020, with further public involvement in the future. Staff
has reviewed the interim ordinance with state and federal agencies.
Environmental Programs Manager Kernen Lien advised that Building Officer Leif Bjorback is the
Floodplain Manager for the City. Mr. Lien reviewed:
• Floodplains/Frequently Flooded Areas
o New Flood Insurance Rate Maps (FIRM) become effective June 19th
o FIRMs establish the floodplain
■ 100-year
■ 1 % chance in any given year
o City of Edmonds Flood Related Regulations
■ Chapter 23.70 ECDC — Frequently Flooded Areas
■ ECDC Title 19 — Building Code
■ SMP ECDC 24.40.030 — Flood Hazard Reduction
o City must update its flood regulations by June 19th to remain in the National Flood Insurance
Program (NFIP)
Edmonds City Council Approved Minutes
June 2, 2020
Page 2
Packet Pg. 97
8.A.h
National Flood Insurance Program (NFIP)
o NFIP is a voluntary Federal program that enables property owners in participating communities
to purchase insurance protection against losses from flooding.
o Participation in the NFIP is based on an agreement between local communities and the Federal
Government.
■ Local community adopts and enforces floodplain management regulations to reduce flood
risks
■ Floodplain management regulations must be approved by the Federal Emergency
Management Agency (FEMA)
■ Federal Government makes flood insurance available within the community as a financial
protection against flood losses
Flood Insurance Rate Map (FIRM)
o Current FIRM maps adopted 1999
o Snohomish County Risk Mapping and Assessment Project
■ Coastal Risk Map project began in 2011
■ Draft FIRM maps presented to Council December 2016
■ Delays due to being combined with levee analysis and mapping project
■ City using draft FIRM maps for regulatory purposes since July 2017
■ Maps issued in February 2018 with appeal period ending in May 2018
■ Letter of Final Determination December 19, 2019
o New FIRM maps effective June 19, 2020
FIRMs of flood area downtown
o 1999 FIRM
■ No Base Flood Elevation
■ Mostly limited to Edmonds Marsh
o 2020 FIRM
■ 12 feet Base Flood Elevation
■ Encompasses all of waterfront, Harbor Square and some of Salish Crossing
FIRMs near the mouth of Shell Creek
o 1999 FIRM
■ No Base Flood Elevation
■ Extends south to Caspers
o 2020 FIRM
■ 12 feet Base Flood Elevation
■ Floodplain reduced to the mouth of Shell Creek
FIRMs of Lake Ballinger
o 1999 FIRM
■ No Base Flood Elevation
o 2020 FIRM
■ Still no established Base Flood Elevation by FEMA
■ City established Base Flood Elevation at 286.14 feet based on historical data
Existing Flood Related Regulations
o Current flood management regulations
■ Chapter 23.70 ECDC — Frequently Flooded Areas
■ ECDC Title 19 Building Code
- ECDC 19.00.025 International Building Code
- ECDC 19.05.020 International Residential Code
■ SMP ECDC 24.40.030 — Flood Hazard Reduction
Edmonds City Council Approved Minutes
June 2, 2020
Page 3
Packet Pg. 98
8.A.h
o Staff has been in contact with FEMA and Washington State NFIP Coordinator in drafting
compliant regulations
Proposed Flood Damage Prevention Ordinance
o Primarily a Building Code Amendment
■ Establishes construction standards for development within floodplains
■ Standards intended to prevent damage to structures should a flood occur
o Does Not Change Allowable Land Uses, Zoning, Critical Areas or Other Development
Regulations
■ Any development within floodplains must still comply with existing zoning and
development regulations
■ No policy changes related to floodplain development
o New Chapter 19.07 ECDC
■ Consolidates existing building code regulations in a single chapter
■ Incorporates elements of the Flood Damage Prevention Model Ordinance that are
applicable to the City of Edmonds
o Chapter 23.70 ECDC
■ Update ECDC 23.70.010 to reference the updated FEMA FIRM maps
■ No changes to the SMP
23.70.010 Designation, rating and mapping — Frequently flooded areas
A. Frequently Flood Areas. Frequently Flooded areas shall include:
1. The special flood hazard areas identified by the Federal Insurance Administrator in a
scientific and engineering report entitled "The Flood Insurance Study FIS) for Snohomish
County, Washington, and Incorporated Areas" dated June 19, 2020, and any revisions
thereto, with accompanying_ Flood Insurance Rate Maps (FIRMS), and any revisions
thereto, are hereby adopted by reference and declared to be a part of this ordinance. The
FIS and the FIRM are on file at the Development Services Department at 121 5th Avenue
North.
The best available information for flood hazard area identification as outlined in Section
G103.3 shall be the basis for regulation until a new FIRM is issued that incorporates data
utilized under Section G103.3.
S
i
.1111
• .
. • •
11 _
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WIN
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2. Those areas identified as frequently flooded areas on the city of Edmonds critical areas
inventory. Identified frequently flooded areas are consistent with and based upon
designation of areas of special flood hazard on FEMA flood insurance maps as indicated
above.
Edmonds City Council Approved Minutes
June 2, 2020
Page 4
Packet Pg. 99
8.A.h
Proposed Interim Ordinance
o Interim Ordinance
■ Proposed interim ordinance to meet the June 19th deadline
■ FEMA has indicated they cannot delay the effective date of the new FIRM maps
■ The effective dates are set by legislation and federal regulations that require a community
to adopt the new Flood Insurance Study and accompanying FIRM within six months of the
issuance of the Letter of Final Determination
■ Per the latest letter from FEMA, if the City does not act by June 19th FEMA will act to
suspend the City from the NFIP
o Planning Board reviewed on May 27th and recommended approval
Next Steps
o Once OPMA restrictions are lifted, run permanent ordinance through full public process
including public hearings
Councilmember Buckshnis referred to 19.07.010 and asked where the flood damage prevention model
ordinance came from. Mr. Lien answered it was provided to the City and FEMA by David Radabaugh,
Washington State National Flood Insurance Program Coordinator. Mr. Lien advised he had provided the
model ordinance to the full Council.
Councilmember Buckshnis referred to 19.07.030 and the comment "from 19.00.025" and if this information
would remain in the Internal Building Code as well. Mr. Lien explained it is being removing from 19.00.025
and will be included in 19.07.030. The purpose was to include everything in 19.07 instead of spread through
the building code.
Councilmember Buckshnis referred to Section 6 of the ordinance, Emergency Declaration that requires
passage by a majority vote plus one of the whole membership of the council. City Attorney Jeff Taraday
answered that was true of any emergency ordinance; emergency ordinances always require adoption by a
super majority. Councilmember Buckshnis asked if this was an emergency ordinance or an interim
ordinance or both. Mr. Taraday answered the proposal was to consider it both as an emergency ordinance
and an interim ordinance.
With regard to returning this to Council after the OPMA restrictions are lifted, Councilmember Olson asked
the methodology to ensure that occurs. Ms. Hope answered among other things, it will be scheduled on the
Council's extended agenda for later this year.
COUNCILMEMBER K. JOHNSON MOVED, SECONDED BY COUNCILMEMBER OLSON, TO
ADOPT THE INTERIM FLOOD PREVENTION ORDINANCE NO. 4188 AS PROVIDED IN
EXHIBIT 6.
Councilmember Buckshnis relayed her concern about development and trees, noting the City has yet to
adopt a tree ordinance. She did not want developers to get vested and clear cut trees, not to say there were
any trees in these areas.
Councilmember Paine asked why the variance language in the model ordinance was not included. When a
public hearing is held on this ordinance, she would like to have the variance language included in the
ordinance. Mr. Lien answered that is a policy discussion for the Council, whether to allow variances to the
flood damage protection regulations and what those would look like. Currently within floodplains,
structures are required to be built 2 feet above base flood elevation which is stricter that required by FEMA.
He clarified it was not a variance to a land use, but a variance to construction standards that help prevent
flood damage. Councilmember Paine recommended the Council consider the variance language in the
model ordinance that was not included in the proposed interim ordinance. Mr. Lien said not everything in
the model ordinance was included in the interim ordinance because not all of it applied to Edmonds. For
Edmonds City Council Approved Minutes
June 2, 2020
Page 5
Packet Pg. 100
8.A.h
example, the model ordinance includes regulations regarding floodways; there are no floodways within
Edmonds.
MOTION CARRIED UNANIMOUSLY.
8. STUDY ITEMS
WASTEWATER TREATMENT PLANT INCINERATOR REPLACEMENT PROJECT
UPDATE AND RECOMMENDATION
Public Works Director Phil Williams explained the governor's modification to the Open Public Meetings
Act restrictions provided an opportunity for Council to discuss this. This is a study item; staff is seeking
guidance from Council regarding next steps. He introduced Pamela Randolph, Wastewater Treatment Plant
Manager; Lorin Inman, Manager of Business Development Engineering, Ameresco, and Project Manager
on this project; and Dave Parry, PhD, Senior Technology Fellow, Jacobs Engineering Group, hired by the
City as an independent third parry reviewer of all the documentation and analysis that has been produced
to date in reviewing possible options to replace the incinerator. He noted Dr. Parry's resume is very
impressive; this area of wastewater treatment energy consumption usage, particularly the solids portion,
managing biosolids, energy advantages, etc. is within his area of expertise and he has been doing this for
40 years. Mr. Williams reviewed:
• Presentation Goals
o Conduct a brief overview of the various energy programs the WWTP has participated in since
2012.
o Provide a brief overview of the ESCO process
o Discuss Phase 6 — including the Carbon Recovery process, Resolution 1389 impacts, O&M
expenses, and the ESPC contracting methods
o Discuss various available approaches to biosolids management and why pyrolysis and
gasification seems to be the most promising
o Share an evaluation of two different pyrolysis and gasification - projects A and B
o Share staff recommendation and independent engineering review
o Answer questions
Energy Savings Performance Contracting (ESPC)
o An ESPC is a contract between an energy services company (ESCO) and the Washington State
Department of Enterprise Services (DES), under which the ESCO guarantees a not -to exceed
cost, system performance, and energy savings to the client (Edmonds).
o Under this program:
■ Major project risks are shifted from client to the ESCO
■ ESCO provides single -source of accountability and enhances customer control of
equipment & sub -contractor selection
■ DES manages contract and provides oversight
■ Reduces future energy costs and uses the savings to pay for infrastructure improvements
implemented today
Energy Incentives, Grants and Performance
0 2010 Plant staff began working with SNO PUD and entered into an Energy Challenge — since
then we have received approximately $304,000 in PUD revenue to complete energy efficiency
projects. We anticipate the Carbon Recovery project incentive is estimated to be $20,000
o The project will receive a $250,000 grant from the Department of Commerce
o We anticipate another round of Department of Commerce funding this year. The project should
rank very high
Graphic of Pathway to Sustainability at WWTP
o Phase 3 — High Efficiency Blower
■ Project saves $33,909/year and 345 tons CO2 equivalent to
Edmonds City Council Approved Minutes
June 2, 2020
Page 6
Packet Pg. 101
8.B
Planning Board Agenda Item
Meeting Date: 08/12/2020
Issues / discussion on development code work, including EV charging infrastructure, tree codes, and
other potential amendments
Staff Lead: Rob Chave
Department: Planning Division
Prepared By: Rob Chave
Background/History
The Planning Board developed an extended agenda containing a priority list of code development
projects which was reviewed with the City Council on July 28, 2020. The Council concurred with the
Board's work program.
Staff Recommendation
This is a discussion item.
Narrative
This agenda item's focus is on issues surrounding electric vehicle (EV) charging infrastructure in
development. The purpose of this item is to review approaches to EV charging and begin identifying
issues for Edmonds development codes to address.
Other code issues are also in the works.
Elsewhere on this agenda is a discussion on a code update of the Flood Damage Prevention
Ordinance, Chapter 19.07 ECDC.
Tree code issues, another high priority, are scheduled to be discussed on September 9tn
Climate goals are scheduled to be discussed on September 23 d
The Regional Code Collaboration work group, which Edmonds tracks and occasionally participates in, has
produced a survey of various approaches to EV charging infrastructure. This survey is contained in
Attachment 1.
For Edmonds, there are two code provisions that are currently in effect. In the CG General Commercial
zone along Highway 99 there is this:
16.60.030 Site development standards - Design.
B. 5. Electric Vehicle Charging Stations. One or more electric vehicle charging stations
must be provided for all new development that includes housing. Required charging
stations shall be installed to serve at least 10 percent of the required residential parking
stalls. In addition, either additional stations or planned capacity (or a combination
thereof) that can double the amount of initially required stations shall be provided. For
this subsection, "planned capacity" means site design and construction that includes
electrical wiring connection and ventilation, compliant with the city's building codes, to
Packet Pg. 102
8.B
support potential or actual future electric vehicle charging stations.
In addition, the City of Edmonds follows the 2018 Washington State building codes which, as outlined in
the EV Ready Codes Summary in the Attachment, provides for:
For Group B, Group R-1 hotel and motel only, Group R-2 occupancies: 5% of parking
spaces shall provide EV Charging Infrastrucure. EV Charging Infrastructure may be
EVSE or EV Capable.
- Size electrical room to serve 20% of spaces.
For surface parking >4' from building, subsurface raceways required to future EV
spaces (see the exception contained in Table).
Attachments:
Attachment 1: RCC EV Research Summary - Final with table
Packet Pg. 103
8.B.a
Regional Code Collaboration
EV Ready Codes
Research Summary
July 2020
Prepared for: King County
Prepared by: David Fujimoto
Background
The RCC provides a forum to leverage expertise, coordinate research and organize stakeholder
engagement to produce code concepts for adoption by local jurisdictions. This memo compiles research
on leading practices and lessons learned for codes addressing light duty electric vehicle (EV)
infrastructure as a preface to the development and adoption of a model EV Ready Code.
EV Codes generally provide for the planning and design of electrical capacity, circuitry pathways and
parking coverage. Code requirements typically apply differentially based upon land uses or building
occupancies and differ in the extent of "readiness" for use as well as more specific factors such as total
capacity, parking space coverage and exemptions. In general, codes addressing readiness are in their
second generation with the vast majority adopted in 2019 and 2020. The goal of EV Ready Codes is to
reduce building -related barriers to widespread market adoption of electrified transportation.
Climate, Energy and Mobility Goals
Transportation related emissions make up almost 50% of greenhouse gas emissions in the Central Puget
Sound region with 27% from on -road gasoline vehicles making up the largest portion (PSCAA). In
addition to GHG emissions targets, a number of state, county and municipal policies and goals support
clean transportation, including:
• King County Cities Climate Collaboration Shared Commitments
• The Port of Seattle has established a strategic objective to be carbon neutral for both direct and
indirect sources of greenhouse gas emissions by 2050
• City of Seattle has set a target of 30% electric vehicle adoption, including a commitment to a
fossil -fuel free municipal fleet, by 2030
• Governor Inslee's goal of 50,000 registered EVs by 2020
• Washington is a zero emission vehicle state (ZEV) mandating automakers derive up to 8% of
sales from EVs by 2025.
The adoption of the Clean Energy Transformation Act (CETA, 2019) helps to ensure that future electricity
supplies, including those to fuel transportation, will be 100% renewable or non -emitting by 2045.
Packet Pg. 104
RCC EV Ready Codes Research Summary 2
8.B.a
It is perhaps evident, but nevertheless important to note that vehicle electrification is a subset of
approaches to decarbonize transportation and increase the market share of vehicles that are electric.
This typically resides within broader climate and sustainable transportation goals - such as non -
motorized, active transportation, high capacity transit and shared mobility modes of travel and is not
viewed as the single solution for transportation emissions or community mobility goals more broadly.
Number of EVs Currently and Projected
As of July 2020, there are more than 58,300 battery electric vehicles in Washington state, with
approximately 44,250 (76%) of those within the King, Pierce, Snohomish and Kitsap County area. 1
Washington state's EV passenger vehicle market has continued to see considerable growth, with year to
year market share increasing 54.5% from 2017-2018, with an overall market share of 4.28%, second only
to California at 7.84%.2 The 53,307 plug-in electric vehicle (EVs) which were registered in the state as of
the end of 2019 surpassed Governor Inslee's Results Washington goal of 50,000 registered EVs by 2020.
Seattle City Light recently completed its
Transportation Electrification Strategy (2019)
and several energy utilities are currently
studying EV charging behavior. Puget Sound
Energy is anticipated to release an EV strategy in
the fall of 2020.
In its Transportation Electrification Strategy,
Seattle City Light anticipates seeing a 10-fold
increase in passenger vehicles charging within
its service territory alone, with up to 50,000
additional vehicles by 2030. More aggressive
assumptions indicate up to 140,000 vehicles over the
same duration.
Nationally, a report from the Edison Electric Institute
projected growth in EVs from 1 million in 2018 to
18.7 million by 2030.3
Barriers to Adoption
New EVs models typically have range greater than
200 miles, substantially reducing range anxiety as a
barrier to adoption. However, access to convenient
charging continues to be an important consideration
in EV purchasing decisions and has been identified as
a "key enabler" for the market. A lack of planned
Plug-in electric vehicle registrations surge upward in Washington
2015 through 2019; Number of plug-in electric vehicle registrations by vehicles type;
includes battery electric vehicles and plug-in hybrid electric vehicles
Vehicle 2015 2016 2017 2DiS 2019
type
BEV
11,551
14.573
20,010
27,853
36,129
PHEV
5.028
7,424
10,015
15.025
17,178
EVtotals
16,579
21,997
30,025
42,878
53,307
Data source: Washington State Department of Licensing -
Notes: BEV = Battery electric vehicles. PHEV = Plug in hybrid electric vehicles. EV = (Electric
veh icl eg.
Washington's total registered plug-in electric vehicles top 53,000
Number of plu8-in electric vehicle registratlons by mun[y; As cf December 31, 2019
b_
331 �
2
2n5r
es` 210
235 c12ti� oa.l vie
xab8w�m 230 12[ n
Is 42Fm
4f110 u
oataropr a ,—>ep,rt a spa
h otec Map Includes all plug 1n electric vehicles Roduced by major auto makers since 20]1_ H does not include cars mrnerted to EVs by U,
nes,bo .d EVs,m m oborrycles_ Asartlecemher 11HSV,San Juan �ou,dy 1,ad32�EV,,Islantl Countyhad G3Dand Kitsap Gc
had ],a 58. "Out of state' vehicles ae registered in the state of WashingLon, but the registeretl owner's address -is — A smote_
1 Washington Department of Licensing EV Population and Title and Registration Data
2 EV Market Share by State (PHEV and BEV), see: https:Hevadoption.com/ev-market-share/ev-market-share-state/
3 Electric Vehicle Sales Forecast and the Changing Infrastructure Required Through 2030 (November 2018)
Packet Pg. 105
RCC EV Ready Codes Research Summary 3
8.B.a
charging infrastructure can make the installation of EVSE prohibitively expensive.
Research conducted by the International Council on Clean Transportation (ICCT) indicates that access to
home charging is closely correlated to housing type, with drivers in detached houses much more likely
to have home charging than those in apartments or attached houses. For single family homes, home
charges are anticipated to be the primary location for charging for most EV drivers, with 90% of the
charge points and 70% of all required electricity.'
In the same study, the ICCT notes that much more charging infrastructure is needed to sustain the
transition to electric vehicles, with home charging serving as an "essential backbone of the charging
ecosystem" and public and workplace charging needing to grow considerably. Workplaces are typically
the second -most frequent parking location. However, more urban areas and areas with larger numbers
of renters and unassigned parking are anticipated to need more shared access charging (public or
private).
In addition, multifamily properties face difficult challenges to adoption, which is also an equity
consideration. In their Transportation Electrification Strategy for Seattle City Light, RMI notes that
"Unlike single-family homes, multiunit dwellings have a split incentive since a property manager would
likely need to install, own, and operate on -site charging infrastructure. Property managers are unlikely
to invest unless it puts them at a competitive advantage. This chicken -and -egg problem will perpetuate
the demographic disparity in EV ownership as lower -income individuals live disproportionately in
multiunit dwellings."
Anecdotally, to the extent that EV adoption skews towards upper income and single-family
homeowners, a focus primarily on single family home charging would tend to exacerbate equity
concerns with EV access and related operating cost and health benefits.
City of Seattle stakeholder engagement for their 2019 EV code identified:
• EV readiness is considered a marketable commodity, but is not widespread and is often in
housing marketed to higher income, environmentally conscious buyers
• Lack of access in rental vs ownership properties creates disproportionate access to EVs
• Lack of access is a barrier for TNC drivers in diverse communities
• Attention to mitigate housing cost impacts
Current experience with EVSE installation demonstrates considerably higher costs of retrofitting
buildings to accommodate EV infrastructure which is considerably less expensive to design and install
when a building is developed. More information on costs follows below.
Costs
A number of studies indicate that the cost of design and installation of EV related infrastructure at the
time of development is far less expensive than retrofits.
4 Quantifying the Electric Vehicle Charging Infrastructure Gap Across US Markets, ICCT 2019
Packet Pg. 106
8.B.a
RCC EV Ready Codes Research Summary 4
For single family homes and duplexes the cost for wiring a 208/240 volt circuit are estimated to be
between $50 - $300 per space. Richmond, BC estimates the cost of providing EV infrastructure in new
single-family homes and townhouses at $50-150 per space.
Studies conducted for the Cities of Oakland and San Francisco, CA evaluated the costs for providing EV
Ready infrastructure for both new construction and retrofit scenarios. The City of Oakland study'
estimates the cost of a fully wired EV space at $1,330 for surface parking and $1,380 for enclosed
parking and shows that EV retrofit costs are 2 to 8 times greater than new construction. A snapshot of
Figure 1 from the report is below:
$7,000
$6,000
$5,000
$4,000
$3,000
$2,000
940
$1.000
I$1,730
'A
In
so
Complete PEV-capable
Complete PEV-capable
Complete PEV-capable
circuits spaces
circuits spaces
circuits spaces
Two surface
Two enclosed
Six enclosed
parking spaces
parking spaces
parking Spaces
■ Additional cost
for retrofits
■ New
Complete PEV-capable
circuits spaces
12 enclosed parking
spaces
Figure 1. Retrofit costs per parking space are two to eight times higher than new construction costs
when installing PEV Charging Infrastructure, Costs are adjusted from 2016 to 2018 based on RS
Means Historical Cost Indexes. Source: Pike and Steuben, 2016
The authors attribute "breaking and repairing walls, upgrading electric service panels, breaking and
repairing parking surfaces and/or sidewalks, more expensive methods of conduit installation and
additional permitting and inspections" as factors driving increased costs with retrofits.
In a study of Electric Vehicle Charging Infrastructure for Multifamily Standards', the California Air
Resources Board (CARB) estimated that the cost of EV-capable parking spaces with raceway and panel
capacity in new multifamily housing averages about $280 per space in parking garages and up $760 per
space in surface lots.
In the same study, CARB considered the potential for additional costs for electrical service and
transformers when installing EV charging infrastructure in new multifamily housing:
CARB staff discovered that electrical service fees can be avoided. Developers have the option to
designate a blank space for a meter to serve EV charging energy demand. When EV Capable
5 Plug -In Electric Vehicle Infrastructure Cost -Effectiveness Report prepared for City of Oakland by Energy Solutions (July 2016)
6 Electric Vehicle Charging Infrastructure: Multifamily Building Standards, California Air Resources Board (April 2018)
Packet Pg. 107
RCC EV Ready Codes Research Summary 5
8.B.a
spaces convert to EV Charging Spaces in the future, allowance costs (including rebates) should
cover service upgrade fees to install the EV Meter. Dedicated transformers to serve EV charging
load may be needed for new construction projects if developers select single phase power;
developers of smaller buildings with 9 units or smaller typically opt for single phase power. A
dedicated transformer may not be needed if the existing service is adequate. A study prepared
by the City of Oakland states that transformer upgrades for EV charging infrastructure are
typically not common; less than 0.2% of PEVs on California roads have required transformer
upgrades (City of Oakland, 2018). For larger buildings, developers typically require three phase
power, and in that case, one transformer can be installed to meet building and EV charging
energy demand. Therefore, there should not be any added transformer costs associated with
installation of EV charging infrastructure in most new multifamily housing.(SoCal Edison, 2018)
However, CARB staff did estimate the upfront added cost of dedicated transformers in smaller
buildings with 9 units or less. Upfront costs can vary depending on the location of the
transformer and EV Capable spaces. However, typical costs associated with dedicated
transformers would add about $2,175 to $3,450 for one to two EV Capable spaces respectively
(RS Means Data, 2017).
A recent report on Reducing EV Infrastructure Costs by RMI considered a range of hardware, capacity,
software, ADA compliance and other costs and noted that "soft costs" for things including permitting,
communication between utilities and providers, easements (for public charging) and lack of "future
proofing" were, surprisingly, large drivers of EV infrastructure costs.
Current Code Environment
According to a ACEEE paper on Driving Plug-in Electric Vehicle Adoption with Green Building Codes
2018 , more than 50 jurisdictions in Canada and the US have EV infrastructure provisions in building or
land use codes, covering more than 82 million people.
In the last couple of years, there has been
significant activity in adoption of new or
updated codes by communities —
representing a "second generation" EV
code of sorts. First generation EV Codes,
including that of the Regional Code
Collaboration in 2012, were largely focused
on planning and design for future EV —
centered on identifying or providing space
for circuits or panels, identifying pathways
and requiring calculations for electrical
capacity. More recent codes focus on
making buildings EV Ready, with electrical
capacity, panels, breakers, conduit,
communication, wiring and outlets
installed. Some jurisdictions require a
certain number or percentage of charging
stations (EVSE) to be installed.
City of North Vancouver • 4
Alaska not m Districtof North Vancouver v
Vancouver • •
Port of Coqultlam • •
Surrey
Ch District of SquamWest Van •
Cs. 0istnct at West Vancouver • K
`
Y Richmond • •
• Seattle
e Washington
• Gresham, Portland mntoSalem, Eugene New Yor4i Ci •
• •Califon Kane county 4
• Berkeley 1IFQ salt Lake City t 4 • • 4 Phikadelphia •
• • 6uningame Y Boulder .
` Montgomery •
• • gDenver • Washington, DC•
Ccntra Costa Cou
• • • Cupertino
• Emeryville
• • • Fremont
• • • Mann County
• • Menlo Park ,
• • Mountain View a
• • Oakland
• • • Palo Alto ii�aWail • •
• • San Mateo r
• • San Francisco • • • Beveny Hills
• • • San Rafael • ®• Lancaster
• • • Santa Clara County• • • Los Angeles
• • Santa Cruz • • Lang Beach
• Santa Rosa • • Pasadena
• • Sunnyvale • e Santa Monica
• 2 West Hollywood
Q Atlanta • ■
Plnecrast
Miami Beach •
Jupiter
Mulli-Family ,urrside •
Non -Residential
Single Family
—chargepain+
Figure 2 Map of PFV infrastnict.ure green I-01ding code Maption. Sriwx ChargePoint..
Packet Pg. 108
RCC EV Ready Codes Research Summary 6
8.B.a
EV Readiness
What
canuit I
circuit station;
panel supply equipmen
transformer meter outlet a
o a
o
o M 0 0
ra tM
o a
00 0
♦ F'�rk ng
space
electric vehicle "readiness'
Image courtesy of the City of5eattle
Fully wired -circuits
The vast majority of current EV codes fall within a progression of installed EV categories and primarily
address Level 2 charging capacity, which is appropriate for most residential and workplace charging
scenarios:
EV Capable: Electrical panel capacity and space to support a minimum 40-ampere, 208/240-volt
branch circuit for each EV parking space, and the installation of raceways, both underground
and surface mounted, to support the EVSE (charging stations). Sometimes called "Conduit Only."
EV Ready: A designated parking space which is provided with one 40-ampere, 208/240-volt
dedicated branch circuit for EVSE servicing Electric Vehicles. The circuit shall terminate in a
suitable termination point such as a receptacle, junction box, or an EVSE, and be located in close
proximity to the proposed location of the EV parking spaces.
EVSE Installed: Provision of fully operational EV charging stations for a certain number or
percentage of designated spaces.
There are some nuances to the coverage of parking spaces through technologies such as load
management (discussed below), and requirements for parking space coverage vary according to land
use types or building occupancy types.
With the exception of state requirements allowing EV-related land uses such as battery exchange
stations along major highways and interstates and basic standards around signage and parking, most
jurisdictions do not have provisions currently in place to reduce barriers to EV access. The 2018 WA
State Building Code would begin to institute provisions but largely requires only EV Capable
infrastructure, and only for some residential occupancies (see Appendix A table for additional details
and a link to the code). Lessons learned from communities with EV Capable only codes indicate
challenges with compliance and limited value in terms of improving access. For example, cities indicated
that planning for capacity and running calculations was a far different exercise than actually designing
and installing circuits or a panel.
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RCC EV Ready Codes Research Summary 7
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At a national level, recent modifications to the building code through the ICC included provisions for EV
Readiness and were approved through member balloting at the end of 2019 (including several K4C
members). These ICC EV Ready provisions would go into effect in 2021 and provide for a combination of
EV Ready and EV Capable provisions for single-family and multi -family homes. Despite being approved
with final action in 2019, ICC provisions were appealed in May 2020 and are pending final ruling.
A summary table of several EV Codes is attached — see Appendix A.
Leading Code Practices and Additional Considerations
As noted above, current EV codes generally seek to balance the type of infrastructure and the extent of
its coverage for a given occupancy or land use type (single family, multi -family, commercial):
• EV readiness (EV Capable, EV Ready, EVSE Installed)
• Parking space coverage (per du or % of total)
Based upon a summary of EV Codes courtesy of Southwest Energy Efficiency Project'- and augmented
through additional research, EV codes range in the level of access (or readiness) they provide, as follows
t Access
Most Access
Single Family
1 EV Capable
RCC 2012,
1 EV Ready space
Seattle, Boulder,
space per
Honolulu,
per dwelling unit
Denver, Summit
dwelling unit
Lakewood,
County, Flagstaff,
Sedona, Fort
San Jose,
Collins, Atlanta,
Vancouver,
Aspen, CalGreen
CalGreen Tier 1
base, Palo Alto
and 2, IRC 2019
Multi Family
5% EV Capable
Washington
70% EV Capable,
San Jose, CA
Building Code
20% EV Ready &
(Denver, CO is
10% EV Installed
similar)
Commercial
5% EV Capable
Sedona
40% EV Capable
San Jose, CA
10% EV Installed
(Denver and
Boulder are
similar)
For single family and individual metered residential units, there appears to be general consensus around
one EV Ready space per dwelling unit. As noted above, the relative cost of a fully -wired circuit in a single
family home is small (estimated at less than $300 for an outlet in proximity to the panel) and planning
for the panel capacity removes significant barriers for residents.
Approaches for multifamily and commercial uses vary far more significantly. Of note are the City of San
Jose, where requirements provide coverage for 100% of multifamily and 50% of commercial spaces, with
a minimum of 10% with charging stations required to be installed. Denver has similar requirements
which were adopted earlier this year.
7 Southwest Energy Efficiency Project or SWEEP provides a good overview of EV Codes online.
Packet Pg. 110
8.B.a
RCC EV Ready Codes Research Summary 8
Vancouver, BC takes the approach of requiring 100% EV Readiness, but allows load management
technologies to meet electrical capacity requirements (load management or load sharing allows multiple
charging stations to share circuit or panel amperage without exceeding circuit, panel or transformer
capacity). The Cities of Oakland and San Francisco provide for lower levels of EV Readiness (10%) with a
slightly higher panel capacity (20%) but require planning for wiring to all parking spaces but only
installing conduit in areas where it is more economical during new construction.
Seattle has taken the approach of providing for 20% readiness for multifamily residential applications,
recognizing that load management technology may allow for extending charging capacity to up to 100%
of the parking spaces. Commercial uses are set at 10%, reflecting a lower level of importance for
charging in the overall EV charging "ecosystem."
A couple of points of consideration based upon feedback from cities and charging station
manufacturers:
• Load management: load management technology allows multiple charging stations to
dynamically share the capacity of a circuit, panel or meter. These technologies can help to use
panel capacity more efficiently to serve more EV charging spaces than panels that reserve a
fixed amount of capacity per space. Load management systems can also be integrated with
building management strategies to minimize utility demand charges and potentially avoid utility
upgrades. Their feasibility is heavily reliant on the usage patterns and requirements of individual
users. Aspects such as daily driving distances, arrival and departure times, vehicle charging
capacity and circuit capacity affect how load management affects users. Current feedback on
load management is a 4:1 or 5:1 ratio appears to be a reasonable balance between charging
times and user convenience and expectations, but could certainly change as vehicle technology
evolves and the number of EV drivers and their usage patterns change. Vancouver has
established load management performance standards which requires a minimum performance
of 12kwh per EVSE on a management system or peer networked/interconnected EVSE for load
management/load sharing capabilities over an 8 hour overnight period, assuming all parking
spaces are in use by a charging EV.
• Total number of electrified parking spaces: there does not appear to be consensus on either
the percentage of parking spaces to plan for, or whether 100% electrified parking spaces will
ultimately be needed. As battery technology has improved and become more wide -spread,
range anxiety has become less of an issue and charging frequency has decreased. Average daily
vehicle miles travelled (VMT) in the region was approximately 21.4 miles in 2018 according to
PSRC8, far within the comfortable range of EVs on the market today. However, individual user
behavior, parking turnover, assigned parking, access to workplace charging and other factors
have a significant impact on total need at a particular site.
a This takes into account total population in the region, as well as job growth. PSRC tracks both daily VMT in the region and daily
VMT per person. From 2017-2018, the region saw a slight increase in total VMT of 1.2%, while daily VMT per person declined by
0.5%. Since 2010, the daily VMT per person has decreased by 5%, with daily VMT at 21.4 miles daily, below the peak of 24 miles
per person per day in the late 1990's.
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RCC EV Ready Codes Research Summary 9
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• Stranded assets and overbuilt infrastructure — on the balance it is still cheaper to install during
design and construction than to retrofit, but because understanding about EV driver behaviors
and requirements are still being studied and technologies for both EVs and charging stations are
continuing to evolve, care should be taken to avoid overbuilding infrastructure in the near term.
Additional considerations include:
• Exceptions
• Where the Code Lives
• Substantial modifications / Remodels / Existing Buildings
• Affordable Housing & MUD
• Calculation of Stalls
• Rated Power for Circuits
• Communications
• Land Use Incentives
• Permitting
• Uncertainties and Disruptive technology
Exceptions
City of Seattle — allows for reductions for certain utility upgrades. Conversations with staff indicate
primary concerns were for small townhouse projects such as townhouse conversions where previously
single family service had existed. The City estimates approximate 20-40 such exemptions per year and
minimal impact on review staff time.
Where the Code Lives
Jurisdictions have adopted EV codes in either land use or building codes and recently, there have been
some claims about the scope of building codes at the national level. This may ultimately not be of
concern, rather something of which to be aware. Depending upon the jurisdiction, more relevant may
be consideration of development review processes. Land use code review typically includes parking and
circulation and often happens before building plan review processes, which would allow the site design
to identify EV requirements earlier in the process.
• British Columbia determined EV charging as "out of scope" under the Provincial Building Act,
defining regulation at local government under the authority of other statues.
• Some 2019 ICC code changes are being appealed on the premise that EV codes (and building
electrification codes) are out of scope for the IECC.
Substantial Modifications / Remodels / Existing Buildings
Many existing code provisions govern when new permitting requirements are triggered, often based
upon building size, renovation relative to assessed valuation, structural or other changes. Major
improvements to surface parking lots or electrical systems could be relevant triggers for EV codes. Some
jurisdictions have requirements to provide additional triggers:
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RCC EV Ready Codes Research Summary 10
8.B.a
• Marin County: with electrical panel service is upgraded, requires 20% EV Ready; parking lot
renovations including removal of paving and curbs, requires conduit to all exposed parking
spaces and electrical capacity (up to panel capacity).
• Menlo Park: includes provisions for additions and alterations for larger projects with lower % EV
Capable and EV Installed requirements than new construction.
In addition, alternative paths could be considered for existing buildings, following an approach similar to
Seattle's Tune Up Ordinance. Property owners could be provided with specific requirements and
timelines for coming into compliance, which would allow time for capital planning and timing of
infrastructure investments.
Affordable Housing & Multifamily Development (MUD)
Stakeholders in the Seattle process identified concerns about the EV Code's impact on housing
affordability and equity. Consideration should be given for significant impacts to affordable housing and
housing costs overall. For larger affordable housing developments, cost data indicates that there will be
clear EV code related project costs, but that in the context of parking facility costs and structured
parking costs (if provided) in particular, EV code related costs are minor. Additionally, provision of EV
ready infrastructure is critical to address inequities in the EV market access. Cost data shows that the
costs for retrofit of facilities is 2 to 8 times higher than the cost during new construction. Design for
multifamily development should consider flexibility in parking requirements, encourage shared parking
and consider load management strategies. The Puget Sound Clean Air Agency is currently participating in
a nation-wide MUD study and may be useful in informing future strategies and code updates.
Multifamily Housing (also referred In California have been registered
A variety of factors —ranging from
to as Multi -Unit Dwellings [MUD]) to MUD residents." To achieve 100%
ownership structure to available power
represent a key market segment IEV penetration, this market segment
and parking —have worked against
In need of charging options_ They likely needs to be addressed through
adding charging to existing MUDS at
constitute between 39% and 67%of a combination of access to level
the necessary scale_ The following
California's housing stock (depending 2 charging, DC fastcharging, and
best practices can help address the
on the region) but fewer 9%of IEVs hydrogen Fueling.
challenge:
Best Practice Rationale
Encourage charging in rental propertiesto be shored use EVC.` -
l I
Encourage the highest rate of charging to maximize
throughput In a in ac ity, whi IQ balancing cost
Avoid treoting EV charging at MUDS as a commarclal parkins"
service
Allow/encourage) cad ma nag ernentandbatterysupported
chorgem if the service drop io o property is not adequate
For rewbuildings-adopt CALGreer voluntary measures E'VC�sp.. cr_r,. :r-- ^
or better iseGAdvancing Infrastructure through Building
Standards section)
Calculation of Stalls
• Prior versions of the RCC code rounded up or down depending upon the fraction value for stall
calculations.
• Most codes have provisions which round up stall calculations to nearest whole number.
Packet Pg. 113
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RCC EV Ready Codes Research Summary 11
Rated Power for Covered Circuits
• Some jurisdictions require higher (50 amp) or lower (30 amp) amperage ratings for EV circuits
Typical is a 40 amp circuit, which covers the charging rate of most EV's charging rates in the
current marketplace. Some models, such as Teslas and newer luxury models can utilize higher
capacities.
• Station manufacturers are only recently starting to provide 50 amp EVSE.
• At least one charging station manufacturer has noted that requiring higher amperage circuits
can significantly reduce the total number of ports that can effectively be provided by a given
transformer capacity.
Communications
• Some charging station manufacturers have commented on the importance of ensuring
communications infrastructure to EVSE, either through cellular signals (which may require
repeaters for enclosed structures), ethernet or distributed antenna systems (DAS). Also raised
were questions about building network security for direct connections to building systems
versus cellular.
• In their recent study on EV infrastructure costs, RMI commented on soft costs, including data
connections and connection fees and suggested wired ethernet might be cost saving measure
• Most EV Codes do not address standards for communications specifically. Ultimately, these
considerations should be taken into consideration with overall building design and operation
choices.
Land Use Incentives
• Updates to the EV Code could provide an opportunity for a jurisdiction reduce parking space
requirements. For jurisdictions with parking minimums, this may have benefits in reducing
developer costs, helping to address affordable housing impacts, reducing impervious surface
areas and pollution generating surfaces (for surface parking applications) - encouraging less
space dedicated to "car habitat" overall.
• In such a case, EV spaces count as two spaces. In several jurisdictions in California, land use
codes permit parking spaces with installed EVSE to count as two spaces, providing for an
allowed reduction in parking spaces (sometimes with a cap on the total percent reduction).
• Stockton, CA: "a reduction in required parking is permitted up to two required parking spaces
for each electric vehicle charging space provided, up to a maximum reduction of 10 percent of
the total required parking."
Permitting
• The City of Seattle determined that the costs of implementation are not anticipated to be
significant relative to overall time and expense reviewing a development overall. Seattle did not
identify additional resource requests associated with implementation the ordinance.
• A recent report on Reducing EV Infrastructure Costs by RMI considered a range of hardware,
capacity, software, ADA compliance and other costs and noted that "soft costs" for things
including permitting, communication between utilities and providers, easements (for public
charging) and "future proofing" were, surprisingly, large drivers of EV infrastructure costs.
Packet Pg. 114
RCC EV Ready Codes Research Summary 12
8.B.a
• California has taken efforts to streamline EV permitting processes and developed an Electric
Vehicle Charging Station Permitting Guidebook (2019) as a result of legislation in 2015 (AB 1236)
requiring improvements in the permitting processes. The legislation and guidebook outline a
number of EVSE Friendly measures and best practices, including expedited permitting processes,
checklists, administrative approvals, certain exemptions and other provisions.
Table 2: Electric Vehicle Charging Station Permit Streamlining Requirements & Best Practices
Required
by AB 1236
Best
Practice
AB 1236 Compliant
(EVCS Friendly)
Ordinance creating an expedited, streamlined permitting process
for electric vehicle charging stations )EVCS) including level 2 and
direct current fast chargers (DCFC) has been adopted
Checklist of all requirements needed for expedited review posted
on Authority Having Jurisdiction (usually a city or county) website
EVCS projects that meet expedited checklist are administratively
approved through building or similar non -discretionary permit
EVCS projects reviewed with the focus on health and safety
Not AB 1236 Compliant
,challenging to Deploy
No permit streamlining ordinance; and/or ordinances
that create unreasonable barriers to EVCS Installation
No checklist for EVCS permitting requirements
Permitting process centered around getting a
discretionary use permitfirst
EVCS projects reviewed for aesthetic considerations in
addition to building and electrical review
AHJ accepts electronic signatures on permit applications*
Wet signatures required on one or more application forms
EVCS permit approval not subject to approval of an association
EVCS approval can be conditioned on the approval of a
)as defined In Section 4080 of the Civil Code)
common Interest association
AHJ commits to issuing one complete written correction notice
New issue areas Introduced by AHJ after Initial comments
detailing all deficiencies In an Incomplete application and any
are sent to the station developer
additional information needed to be eligible for expedited permit
issuance
Clear EVCS permitting process detailed on AHJ website
Permitting process not explained on AHJ website
ZEV Infrastructure permitting ombudsperson appointed to help
AHJ does not offer access to an expert who can support
applicants through the entire permitting process
station developers through the entire permitting process
Guidance documents for permitting and Inspecting charging
Limited or no information online
stations at single family home, multifamily home, workplace, public
)L2 and DCFC), and commercial medium and heavy duty posted
on AHJ website
Pre -application meetings with knowledgeable AHJ staff are offered
Full permit package needs to be submitted to gain
feedback from AHJ staff
AHJ has published an ordinance or bulletin clarifying that a plug-in
EVCS Installation projects trigger a parking count review
electric vehicle charging space counts as one or more parking
spaces for zoning purposes
Concurrent reviews are made available for building, electrical
Sequential permit reviews only
(and planning, If deemed necessary)
Planning for ZEVs and supporting Infrastructure Is Incorporated
EV charging guidelines are not incorporated into planning
and prioritized within documents such as the general plan, capital
documents
Improvement plan, climate action plan, and design guidelines
EVCS are classlfled as an accessory use to a site, not as a
AHJ considers charging stations as fueling stations, leading to
traditional fueling station
additional zoning review
AHJ has esta bushed/published timelines for EV permit application
AHJ does not have expedited permitting process for EV
review that are expedited when compared to standard building
applications —resulting In standard project permitting
permit review timellnes In that jurisdlc tlon.
timelines
AHJ's expedited EV permit review process encourages permit I AHJ does not encourage conditional approval of permits
reviewers to conditionally approve permits (aka "approved as
noted")
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RCC EV Ready Codes Research Summary 13
Uncertainties:
Looking forward, the EV marketplace and ecosystem is evolving rapidly and changes in mobility modes,
charging behavior, building energy management, urban and rural requirements, and charging
technologies (such as induction charging) will likely affect future use of EV infrastructure. Currently
there appears to be a high level of uncertainty with many of these factors. A number of utility based EV
studies are currently underway which will help to inform future investments of energy utilities and
potential regulatory approaches. As more information becomes available, codes should be reviewed and
updated to ensure that they are relevant and meaningful. Some uncertainties include:
• Autonomous vehicles and vehicle sharing
• Future total building electrical loads, total building power management
• Vehicle technology advancements
• Charging station user behavior
• Charging station use variables by location (urban in -city vs suburban vs rural commute)
• Charging technologies
Recommendations
1. Provide EV Ready spaces, not just EV Capable spaces
It is clear from research that measures to "future proof' buildings for EV infrastructure are cost effective
and are important to removing barriers for both current and future EV adoption. Costs for retrofits can
be prohibitive and measures taken now to address new construction will help to stem the number of
buildings requiring expensive retrofits in the future.
Particular attention to residential land uses is important as the majority of EV charging is expected to
take place at home. In particular, attention to multifamily development is important to address a
growing market segment in the Puget Sound region (which is consistent with LIGA, infrastructure,
mobility, environmental protection, livability, health and other regional goals and policies) and to help
ensure more equitable investment in communities with more constrained access to EVs and
infrastructure as well as higher levels of vehicle related emissions burden.
2. Provide progressive but measured requirements
Research clearly demonstrates the importance of EV Ready infrastructure in supporting access to EVs.
Given uncertainties with user behavior, vehicle technology, charging technology, autonomous vehicles
and other considerations, care should be exercised to avoid overbuilding infrastructure. On the other
hand, given that buildings constructed today have a design life of 50 or more years, it is important to
remove known barriers to growing demands wherever possible. It is currently not clear that 100%
parking space electrification will be needed either in the mid or long term.
3. Consider tiers and options for jurisdictions considering adoption
Because jurisdictions have differing community goals and expectations, development standards and a
range of other factors, consider providing a base EV Ready code which employs current leading
practices, plus one or two tiers of measures which provide increased access. More specific code options
Packet Pg. 116
RCC EV Ready Codes Research Summary 14
8.B.a
could also be developed to address specific issues such as affordable housing, parking minimums or
other aspects.
4. Provide flexibility in meeting standards rather than outright exemptions
Given uncertainty in the marketplace and evolving experience (on the part of design professionals,
developers, contractors, land use planners, plans examiners, building officials, sustainability
professionals, utility engineers and others) an approach that considers flexibility in meeting goals to
maximize access and eliminate or reduce building and land use related barriers to EV adoption will
more likely address constraints and contribute to learning more so than specific exemptions at this point
in time. For example, allowing reductions based upon demonstrated circumstances for specific
situations will contribute more to the body of knowledge and refinement of both EV installation
strategies and code provisions.
5. Regularly assess and update code requirements
As experience is gained with new development projects, national and local studies and programs
addressing existing development, measures should be taken to regularly assemble, evaluate and
consider more current data to inform updates to code provisions. Regular monitoring and assessment
will also help to identify unintended effects of code provisions in place. As the marketplace and
technology is evolving rapidly, regular intervals for reporting, collaborative interagency review and other
measures may be planned as a part of any code adoption process.
6. Incorporate load management strategies into code approaches
Load management strategies help to increase efficiency of electric capacity and have the potential to
reduce some infrastructure related hard costs and provide flexibility for meeting future demand, while
avoiding overbuilding infrastructure and stranded assets (as through dedicated EVSE circuits). Load
management strategies could increase soft costs for EV infrastructure.
7. Consider approaches to require upgrades to existing buildings over time
Several studies, pilot projects and incentive programs address existing buildings. As charging station
utilization, existing building infrastructure requirements and integrated building management are better
understood, the requirements for upgrading existing building will be better understood. A measured
approach to set in place future markers for EV readiness in existing building will help property owners
and managers plan and organize future investments and identify cost recovery strategies, while
increasing access to EV infrastructure.
A Potential Approach
• Single family: require 1 EV Ready space per dwelling unit for single family, duplex and other
individually metered projects
• Multifamily: require 20% or more EV Ready spaces as well as planned design for 100% of stalls
and installed raceways for all inaccessible locations'. Panel capacity at 20%.
' Inaccessible locations include structural walls, concrete slabs, under asphalt and other similar circumstances
where costs for future retrofit are greater than costs for installation with new construction.
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RCC EV Ready Codes Research Summary 15
8.B.a
• Commercial: require 10% or more EV Ready spaces as well as planned design for 100% of stalls
and installed raceways for all inaccessible locations. Panel capacity at 10%
• Substantial Alterations and Existing Buildings: in the near term, establish incentives, technical
assistance, EVSE manufacturer partnerships and other measures to increase voluntary adoption
of EV ready measures in existing buildings. Establish mandatory future milestone requirements
to signal future requirements and allow for planned capital investments. Require substantial
alterations (as defined in code) to comply with EV Ready requirements.
• Provide advance tiers and/or options for:
• EVSE installation. Installation of EVSE immediately provides capacity and provides a visible
indication of a site's support of EV drivers. In addition, installed EVSE provides property
owners and managers with practical experience in managing and operating EVSE.
• Increased levels of EV Readiness. Provision of higher levels of EV readiness (>20%)
supports more rapid adoption of EVs.
• Parking reductions. Incentives for parking reductions supports both EV readiness and
broader mobility objectives.
• Allow for reductions in requirements based upon prepared analysis by a qualified engineer,
sustainability professional, certified energy manager, or other professionals demonstrating
constraints, benefits and impacts of code compliance for a specific parcel and development
type.
• Establish monitoring, reporting, review and update intervals at the time of adoption of
authorizing ordinances to ensure codes stay present and embody continuous improvement
principles.
Appendices
• Code Summaries and Links
• Interviews Conducted
• Resources, References and Links
Packet Pg. 118
RCC EV Ready Codes Research Summary 18
8.B.a
Resources, References and Links
Additional Codes, Laws and Incentives
International Code Council (ICC) - International Code Council 2019 Group B Appeals
Washington State EV Charging Station Signage and Parking Penalty — RCW 46.08.185
Washington Public Fleet Electric Vehicle and Alternative Fuel Procurement (RCW 43.19.648)
US Department of Energy EERE - AFDC - Washington Laws and Incentives
Guides
Residential Electric Vehicle Charging: A Guide for Local Governments — City of Richmond, BC and BC
Hydro
City of Atlanta EV Readiness Handbook
City of Chicago Installation of Vehicle Charging Stations at Multi -unit Dwellings
Exploring the Role of Cities in Electrifying Passenger Transportation (January 2020) - UC Davis Plug-in
Hybrid & Electric Vehicle Research Center
Load Management / Power Sharing
Resources to Support Electric Vehicle Charging Infrastructure Implementation and Requirements — City
of Richmond, BC and BC Hydro
Permitting
Electric Vehicle Charging Station Permitting Guidebook (July 2019), California Office of Business and
Economic Development
Electric Vehicle Strategic Plans
Seattle City Light Transportation Electrification Strategy (2019)
Denver EV Action Plan (2020)
Cost Studies
Plug -In Electric Vehicle Infrastructure Cost -Effectiveness Report for San Francisco, prepared for the City
and County of San Francisco, November 2016
Plug-in Electric Vehicle Infrastructure Cost -Effectiveness Report prepared for the City of Oakland, CA,
November 2016
Electric Highways
West Coast Green Highway
Washington EV Data
Washington Department of Licensing EV population and title and registration data
Packet Pg. 119
8.B.a
(dwelling Unit
11 it with EV CAPABLE
glanch
GA 2017 Cade of
1 EV Capable Space per
20% EV Capable
Ordinances
dwellino Unit
CO 2015 IBC/IRC
1 EV Ready Space per dwelling
2%EV Ready
Unit
(for new construction and 50%or
5,000 SF add tions)
CA 2019 IBC/IRC
Residential Mandatory(4.106.4): EV
Mandatory(4.106.4.2): EV Capable, Same as mm-residential
Vountuy Capable, 1 sp.,,Wdu
10%of spaces
A4.106.8
Tier 1 and 2: EV Ready 1
Tier 1: EV Capable, 15%
space/du
Tie 2: EV Capable, 20%
'IL 12020 (Ordinance
Scold. CO 2020 IBC/IRC
ICO I2020 (IBC/IRC
de WA 2020 Lend use code
AZ I2019 (IBC/IRC
CO 2019 IBC/IRC
CO
1W HI
IRC 2019 -
-P2
CO
punt, ICA
chusetts MA
Pak CA
eke WA
NV
CA
OR
CA
2019 Ordinance
2020 Ordinance
Under appeal
I17-10-1011-A
I
I20%EV Ready (5+spaces)
1 EV Ready Space
per dwelling 5% EV Installed, 15% EV Ready,
Unit
40%EV Capable(25+spaces)
Goro sectlm
1 EV Ready Space
par dwelling 15% EV Installed, 15% EV Ready,
R404.2
Unit
80%EV Capable
16.60.030.85
We
EV installed: 10%, EV Capable/Ready Wa
far additional 10%
1 EV Ready Space
per dwelling 3%EV Ready
Unit
Chapter 36
1 EV Capable Space per 10% EV Capable
Sustainable
dwelling Unit
Buildino
Prec�ices
Section 3605
For projects with 15 or more spaces,
1 EV Inualled Space per 15 parking
spaces plus 15% EV Capable
IRC 2019
CE217-P2
2019
Zoning Ordinance
2019
Building Code
Ordinance 3712
2019
2018
SteH Renrt and Residential
ordinance
Handout
2011
Land use code
MLT 19.126
2013
(IBC/IRC
2018
IBC/IRC
15.04.3.11A 10
2017
918-020-
(IBC/IRC
38
2017 IBC/IRC Residentiel
16.14.420
Provid, at least one Level 2 (240-wit) electric vehicle charging receptacle cobalt
Nan-resitlential
Mantlatary(5.106.5.3): EV Capable, O
Exception.(nn-residurm):
Exceptions far residential:- no commercial power supply; utility aid. design requirmants cost to
Voluntary 9 speces(none required), 10-200 (1
- Insufficient electrical supply
homeowner are$400 or more per dwelling unit; ADUs without additional perking facilities.
AS 106.5.3 to 10), 201+ (6%)
- 'Where them is evitlence suitable to
Me local enforcing agency
CWGme also has provisions for Clean Air Vehicle Designated Parking (law writing, fuel efficient
Tie 1: EV Capable, INS spaces (none
substantiating that additional local
and cepod/vanpod vehicles. Clem air vehicle spaces dependent on number total number of
required), 10-200 (2 W 14), 201+(8%)
Why infrastructure design
parking spaces: 0-9 spaces (none required), 10-200 (1 to 16), 201+(8%of total)
Tie 2: EV Capable, 0.9 spaces (1),
requireamts, directly related to the
10-200 (2 W 17), 201+ (10%)
implementation of Section 5,106.5.3,
may adversely impact the construction
I17-10-1011-B I20%EV Ready (30+abuse)
cost of the protect."
I
5%EV Installed, 10% EV Ready,
10% EV Capable
motion EV Installed, 107 EV Ready,
C405.10 10% EV Caoable1%
Iva Iva
none
Cade provision applied W the General Commercial Zone for ell development where there is housing
and applies to the required number of housing sWlls. Height bonus in the Westgate Mixed Use
I3%EV-Reedy
District provides credits far EVSE (minimum of 4 spaces)
�An applicant must provide and install one Level 2.l . car (EV) charging sum per 15 required
perking spaces far the project and EV ready conduit for 15 percent of the total required parking
spaces m-site. This requirement shall only apply once the totasp l minimum required puking aces
far the project reaches 15, using rounding for any subsequent charging station requirements.
1 EV Capable Space per
25%EV Ready (8+ spaces)
25%EV Ready (12+ spaces)
dwellinq unit
EV Ready 1 spaceldu
EV Ready and EV Capable depending
EV Ready and EV Capable depending
IRC provision CE217-P2 was adopted by vela but was appealed in early 2020,
upon total spaces: 2 EV Ready, up to
upon tonal spaces: 2 EV Ready, up to
20% EV Capable
20% EV Capable
1 EV Capable Space per
2%EV Installed, 18%EV Capable
2%EV Installed, 13%- 18%EV
dwellinq unit
(10+spaces)
Capable (10+spaces)
1 EV Ready Space per dweling 20% EV Capable, 20% panel
10%EV Ready, remaining spaces EV
Temporary buildings, non-contlitlmed
For substantial alterations inwlving electrical panel -requires upgredero accommodate 20% EV
unit
capacity, load management showed! to
Capable, panel capacity 20 %
space, historical, wham not
Capable spaces; where puking lot o,olves removal of paving and curbs, conduit required to all
meet 1 per dwelling unit
-
merciel power supply, utility side
exposed parking spaces and designated electrical capacity m the panel up W the panel capacity (if
20% EV Ready plus 5%EV lnstalletl,
Wreased cost>$400/du,
electrical service is not being upgraded on me project).
no less than 2 EVSE, panel 20%
hardshipffeesibilily emption
ass. xe
1 EV Readv so=,05+spaces)
proo
1 EV Ready Space par dwaling 1 EV Ready per unit, 15% EV
Non-residential
15% EV Ready, 10% EV instslled
For afferdat. housing developments,
Menlo Pak also requires EV Capable and EV Installed in additions and alterations al a lower level
unit
Installed!
Handout
reductianin minimu—.10%.
thennewconstrucl-(5-10%dependinguponsize).Thecityelsohasafee-in-Iieuprogramfor EV
stations for certain districts where requirements cannot be met.
nm
EV Installed: greater than 10,000 sf, EV Installed: greater than 10,000 sf,
EV Installed: greater than 10,000 sf, 1
none
Included provision for'Design for Expansion' which added 2z the number of spaces as required for
10%; EV Cepable/Readyfor additional 3%; EV Capable/Ready for additional
3%; EV Capable/Ready for additional
charging stations!
20% 6%
2-6%, depending upon land use
I20%EV Capable I
I
I
I
10% EV Ready, 90%'Raceway
10% EV Ready, 10%'Raceway
Installed'. 20% total Panel capacity
Installed'. 20% total panel capacity
5% EV Ready for parking facilities a
We
a
Does not apply to: tmpoary parking
t
Technically not fully EV Ready- requires capacity plus conduit, but not wiring, breaker or outlet.
with 50 or more "open spaces"
(in s ce 3 years less), -not a_..
parking spaces (invenrory, awaiting
'Open parking spaces" are a'defined area that has two o more indicated marked edges and is
transport, or reserved far commercial
designetl for the parking of a single motor vehicle including spaces designatetl for accessible
vehicles, emergency vehicles, farm
parking.'
equipment, mdarcycles, etc.)
CWGmm adopted as
CelGreen adopted as mandatory, as
30%EV Capable
Nm-residential
25%EV Capable, 5%EV Installed
Multifamily with individual attached
EVSE Ready is 50 amp circuit.
mandatory, as amended
amended
16.14.430
parking (ie: MF w/ tuck -under
garages): 1 EV Capable per
1 EV Capable space par
Resident parking: l EV Reatlyspace
applicable unit
dwelling unit
par unit
Guest parking: 25 % EV Capable and
5%EV Installed
2012
2012
land use cad,
rm 1 EV Capable space par SF
10% EV Ready 3%EV Ready We 13% EV Ready depending upon land none
Also address battery exchange stations zoning. Multifamily and non-residentlal require installation
home, duplex or townhouse
a
EWctric VuncW ldhasfrucfure (EVIJ which is defnetl as "the site design must provide electrical,
�WA
associated! ventilation, accessible parking, and wiring connection to transformer to support the
additional potential future electric vehicle charging stations pursuant to National Electrical Code
(2008) Akcle 625." Spaces required are rounded up (0.5+) or down (<0.5) far fractional
calculations.
.alm Cl
UT
2019
IBC /IRC+
1 EV Installed! Space far every 25
Zmino Ordinance
parkin. spaces
ce
CA
I2017
IBC/IRC
V Ready Space per dwelling
1100°ERV Ready,Parml
u^
acar 100 oayacityfar
lose
CA
2019
Ordinance
1 EV Ready Space per dwelling
10%% EV InsWled, 20% EV Ready, 10% EV InsWled, 40%EV Capable
Packet Pg. 120
8.B.a
AZ
2019
Appendix
Caunly ICO
2020
IBC /IRC
AZ
2019
IRC
rer
BC
2019
IBC /IRC
�-1-112011
Policv Repot
am
WA
2018
State Building
Cade
Ordinan I EV Ready space/du IN. IV Ready. 1-8 stalls (all), 7-25
125815 ce (6 spaces), 125 (20 %). Garages 20 %
1 EV-Capable Space per
dmilino Unit
1 EV Ready Space per dwelling
5% EV Installed, l0%EV Ready,
unit
40%EV Cansole(10*spaced
1 EV Ready Space per dwelling
unit
1 EV Ready Space per dwelling
10W % EV Ready, may use load
unit
management to meet requirement.
WA Buildino
N.
For Group B, Group RA hotel and
See multi -family
Cade Ch 4
motel only, Gronp R-2 occupancies:
Section 429
5% of parking spaces shall provide
EV Charging Infrastrucure. EV
Charging Infrastructure may be EVSE
or EV Capable.
Size electrical room to serve 20%of
spaces.
For surface parking M from building,
subsurface raceways required to
future EV spaces (but sn exception).
same 10 % EV Ready
Determination that added electrical
Goals: all new residential parting is electrified; half or new nan-maidntial perking is electrified. Load
load would Dotter local utility
management indicated as justification for 5:1 ratio far multifamily parking (provde 100%.—nag. b
infrastructure on utility service which
pmAding capacity and wiring for 20%). Wiring requirements?
would require n-property tmnsfomw,
a 2) require an upgrade to existing
electrical service. All —fa reduction
in required spaces to the rammum
zethatdcesn'trequire
ch nges a option reduce to Level
1 or number of covered stalls
5% EV Capable
5%EV Installed, 10%EV Ready,
40% EV Capable (25* spaced
10% EV Ready
Venccuvar has astalb, shut load menagement partomance abundance which requires a minimum
performance of 12kwh per EVSE on a mnagnrent system ofpeer nelvrakedlinterconnnled
EVSE for load managemenVlcad sharing capabilities over an 8 hour —might period, assuming all
parkin spaces are in use by a charging EV.
N. See multi -family
Group R and B occupancy w/ 120
spaces exempt.
In lieu of aurfe—m.nted raceways,
permanent markings indicating
pathways and capped sleeves through
wall assemblies maybe provided.
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Packet Pg. 121
8.B.a
RCC EV Ready Codes Research Summary 17
Interviews Conducted
Interviewees
• Duane Jonlin, City of Seattle DO
• Kelly O'Callahan, PSCAA
• Brad Shipley and Shane Hope, City of Edmonds
• Danielle Kievit, PSE
• Andrea Pratt, City of Seattle OSE
• Jim Blaisdell, Charge Northwest
• Matt Egan and Preston Kilman, ChargePoint
• Eric Smith, SEMA Connect
Packet Pg. 122
8.0
Planning Board Agenda Item
Meeting Date: 08/12/2020
Review/Discussion of Joint Meeting with Council
Staff Lead: Rob Chave
Department: Planning Division
Prepared By: Rob Chave
Background/History
The Planning Board had a joint meeting with the City Council on July 28, 2020.
Staff Recommendation
N/A
Narrative
This is an opportunity for the Board to review and discuss its meeting with the City Council on July 28th.
Attachments:
Attachment 1: PB-CC joint meeting summary 2020-07-28
Packet Pg. 123
8.C.a
Council President Fraley-Monillas accepted that as a friendly amendment to the motion and the seconder
agreed.
MOTION CARRIED UNANIMOUSLY.
8. JOINT MEETING
JOINT MEETING WITH THE PLANNING BOARD
Development Services Director Shane Hope explained the joint meeting with Council is an opportunity
for the Planning Board to share their ideas and thoughts and to get Council thoughts and perspective.
Chair Daniel Robles reviewed:
Planning Board Members
o Todd Cloutier
January 2010
o Carreen Nordling Rubenkonig
March 2014
o Dan Robles (Chair)
May 2014
o Matt Cheung
October 2014
o Nathan Monroe
June 2015
o Alicia Crank
February 2016
o Mike Rosen (Vice Chair)
June 2017
o Roger Pence (Alternate)
July 2019
o Conner Bryan (Student Rep)
April 2019
Map of Members' residences in City
COVID-19 changes everything
o Focus on physical spaces
o Flexibility and resourcefulness
o Social consensus
o Shift in resource allocations
Knowledge Endowment
o Civil Engineer
o Software Designer and Program Manager
o Engineer/Business Owner
o Planner/Business Owner
o Construction manager
o Corporate relations officer
o Lawyer
o Marketing executive
o Transportation industry
o High school student
Top Work Priorities
1. Code updates implementing the
to tree regulations
Urban Forest Management Plan (UFMP) including updates
2. Code updates reflecting Climate Change goals, including electric vehicle charging
infrastructure
3. Low -impact subdivision code updates
4. Code updates related to sidewalks requirements for new development
Ancillary Activities (provide necessary support to the primary activities of an organization
instruction or industry)
o Updates:
Edmonds City Council Approved Minutes
July 28, 2020
Page 9
Packet Pg. 124
8.C.a
■ Parks and recreation, housing commission, low-impact/stormwater review and updates,
PSRC Vision 2050, capital projects, comprehensive pan
o Joint meetings/liaison
■ City Council, EDC, Architectural Design Board, Housing Commission, Tree Board
o Increase public engagement with Planning Board
■ Outreach, targeted announcements — social media, online attendance
Conclusion
o Planning Board is available to serve a wide range of city needs
Board Member Carreen Nordling Rubenkonig said the 2020 work program was a response to the planning
department's direction and board members' concerns. The goal of the joint meeting is an affirmation of
the work program and/or adjustment by the City Council.
Councilmember K. Johnson, a former member of Planning Board and a planner, said she was always very
interested in these joint meetings. She relayed her understanding that the Planning Board planned to
review the floodplain regulations in six months. She suggested looking at the model floodplain ordinance
and not just do the minimum allowed but considering whether it is a good idea to allow for development
or redevelopment in the floodplain. Generally, if that is allowed, it can cost cities millions of dollars to
provide the kind of hardening, levies and pumps to get water out of areas where development has
occurred. She liked that there were only four priorities for this year and said the tree code is one of the
most important. She was interested in addressing not only public lands but also private lands, pointing out
the cutting of trees on private land for development. She recalled there had been a lot of discussion over
the past eight years about subdivision and PRD regulations, however, those are not on the list other than
low impact development. Another thing that is not on the list is the 5 Corners land use update.
Chair Robles said other items on the list include Highway 99 Subarea Plan Implementation, Buildable
Lands, Neighborhood Center Plans and Implementation, and Architectural Design Board review process
and policies. The four that were identified were the top priorities. Councilmember K. Johnson noted the
Work Plan in the packet included ten Planning Board priorities plus six updates, joint meetings, liaisons
with other citizen boards and public engagement. The topics she suggested, other than the tree code
update, were not on the work program.
Councilmember Buckshnis said she thoroughly enjoys reading the Planning Board's minutes and the
work they are doing, noting each board member has their own personality. The members are very
dedicated and their backgrounds are evident in their questions and comments. She recalled Chair Robles
saying the Planning Board looked at the bike lane code, pointing out they did not review the Sound
Transit bike lane project that was addressed during audience comments. Chair Robles said five years ago
the Planning Board considered north -south routes and getting people off the thoroughfares in Westgate
and north to 5 Corners. That was before e-bikes although they cautioned that e-bikes were coming.
Councilmember Buckshnis relayed her respect for Ms. Hope who has been leading the charge, noting she
also enjoyed her department summaries. She recalled last year the Mayor's Climate Protection Committee
had a company put together a greenhouse gas modeling tool that would be used to reduce greenhouse gas.
She asked if the Planning Board would be part of vetting that model. Chair Robles said the Planning
Board would like to see that as climate goals will influence code revisions. Councilmember Buckshnis
said it was being vetted through the Mayor's Climate Protection Committee and the Tree Board and
wondered when that would be presented to the Planning Board. Ms. Hope said the Planning Board will be
involved in climate change goals and the climate action plan; staff will be making a presentation to the
City Council about the project in the next week or two. More work will need to be done in the next few
months by the Climate Protection Committee, Tree Board, Planning Board and others. Councilmember
Buckshnis commented it was a very exciting model and she looked forward to the presentation.
Edmonds City Council Approved Minutes
July 28, 2020
Page 10
Packet Pg. 125
8.C.a
Councilmember L. Johnson said she watched the meeting online and appreciated the comments about
simplifying and prioritizing the most pressing and feasible topics particularly during COVID. She was on
board with the list of four items, noting they all have an environmental aspect. With regard to increased
public engagement, she appreciated the point about the student representative actively encouraging youth
participation and reaching out to the Youth Commission. As the Council liaison to the Youth Commission
and the mother of three teens, the Planning Board will be impressed, possibly even blown away, by the
perspective and contribution that youth can bring. She was encouraged that they were recognized as a
valued resource in the community.
Councilmember Paine agreed with the top four priorities and suggested including the Architectural
Design Board (ADB) design review process if possible this year. Chair Robles said getting the ADB
involved at the beginning could make a great deal of difference. Councilmember Paine was glad to see
that was on the Planning Board's list of priorities, although item 5, as that process needs attention. She
recognized the work the Planning Board does for the City and for the talents they bring to the table.
Councilmember Distelhorst voiced support for #2, Code updates reflecting Climate Change goals, as that
is very important work as well as addressing affordable housing in the City, although he recognized that
may have to wait for the Housing Commission's recommendations. He relayed two of his external
appointments are Snohomish County Tomorrow and the Alliance for Housing Affordability so he was
interested in the Planning Board's work to promote more affordable housing in Edmonds. Chair Robles
said the Planning Board was at the epicenter of the housing issue meltdown that led to the creation of the
Housing Commission. The Planning Board was glad the Housing Commission was formed to spearhead
ideas and provide feedback.
Councilmember Olson agreed with the top four priorities and was happy to see that the tree code was at
the top of the list, noting a lot of people have been waiting for that. She highlighted the code rewrite
related to sidewalks, commenting it becomes an equity issue where some homeowners are required to go
to great lengths and expense to include a sidewalk in their development or remodel and due to loopholes
or the way the code is written, it does not apply to other development.
Councilmember Olson said in looking at how big the City's budget has gotten over a 10-20 year period,
she wondered whether any consideration was given to utilization of City buildings and the possibility for
savings. For example, privatizing and preserving the historic elements of the Edmonds Museum. She has
attended meetings about developing a presence in other areas of the City where there is not as much
representation. If it were privatized, some of the things in the museum could be displayed elsewhere such
as a welcome station or a koban (Japan's take on a police station that is more friendly, where people can
get directions, etc.). That would avoid the City spending money on elevator updates, etc. Another
example is City Hall where there are empty office spaces that could be used to generate revenue. She
asked whether that was anything the Planning Board would delve into. Chair Robles said that was a new
ideas; baby steps needed to be taken as people get scared by new things. He noted in Japan, they will
build a building over a building they want to preserve. Ideas could include community workspaces,
intentional living, or repurposing larger spaces such as the auditorium in Frances Anderson Center as a
classroom where people could be spaced apart. He summarized everything is up to reinterpretation due to
COVID. The Planning Board could introduce ideas and then allow others to hash out what is practical.
Board Member Crank said she liked the idea but from a procedural standpoint anything with a fiscal
impact should come from Council and trickle down to the Planning Board. It likely would not go over
well for the Planning Board to make that type of recommendation to Council and create community
conflict. While she did not necessarily disagree, it was something for the Council to discuss and make a
Edmonds City Council Approved Minutes
July 28, 2020
Page 11
Packet Pg. 126
8.C.a
decision and refer it to appropriate groups. Chair Robles agreed it was up to the City Council to see the
Planning Board as a resource.
Councilmember Olson clarified she was not saying she would ever want to do that without having a full
conversation with the public. It was just a thought that could possibly be pursued but not before asking
the public how they felt about it.
Council President Fraley-Monillas said beyond asking the public, it takes a majority of the City Council
before moving forward with ideas. There have been issues in the past few years with the Planning Board
moving forward without a majority of City Council making a decision. It is important for citizens to
understand that the Planning Board does not proceed based on one, two or even three Councilmembers'
opinion, it must be a majority of the Council that makes that decision. The priority is code updates. She
expressed appreciation for everything the Planning Board does and for having a student representing the
perspective of the younger population.
Ms. Hope relayed her understanding that the Council in general was comfortable with the priorities the
Planning Board has identified, knowing that other things will come up including Climate Action and
other topics like the floodplain update. She asked for confirmation that the Council was satisfied with the
priorities.
Councilmember K. Johnson asked about the timeline for floodplain update, whether it would be six
months from the date the temporary was approved. Ms. Hope advised staff is working on it and it will
come back to the Council this year. Councilmember K. Johnson suggested that be on the list of priorities.
Ms. Hope agreed there were the four priorities mentioned in the presentation plus the floodplain update
and the Climate Action Plan.
The Council was agreeable with the work program.
Mayor Nelson declared a brief recess.
9. ACTION ITEMS
1. PROPOSED AMENDMENT TO ECC 2.10.010 FOR COUNCIL REVIEW OF
APPOINTIVE POSITIONS
HR Director Jessica Neill Hoyson said this is continued discussion of a proposed code amendment to
ECC 2.10 Duties and confirmation of appointed officers. Last week the Council discussed adding a
provision to the code that would allow the Mayor to request a waiver of the three interview requirement
for a person who has been in an acting capacity as a director for a certain period of time and move
forward with confirmation of a single appointment. Subsequent to last week's meeting, she and Mr.
Taraday developed two potential code amendments: the first one was the same as was presented last week
with the proposed change to 2.10.010 which added language that allows the exemption for the one
applicant to move forward plus new language regarding if the person had been in an acting capacity for
three months, the Mayor could request the three candidate rule for interviews be waived.
Ms. Neill Hoyson explained after further discussion, there were other amendments to the code that staff
recommends Council consider for consistency. If the Council chooses to amend 2.10.010, they may also
want to consider the additional amendments in the alternate code amendment. The language in the code
section is very clear about the timing to begin recruiting for a director position and when it can be delayed
such as reorganization, salary and compensation review, etc. The amendment clarifies that recruiting did
not need to begin while someone was in the acting capacity and the Mayor would either begin recruiting
after four months or request the variance. With regard to the Mayor reappointing should the first
Edmonds City Council Approved Minutes
July 28, 2020
Page 12
Packet Pg. 127
8.C.a
City Council Agenda Item
Meeting Date: 07/28/2020
Joint Meeting with the Planning Board
Staff Lead: Shane Hope / Daniel Robles (PB Chair)
Department: Planning Division
Preparer: Rob Chave
Background/History
This is a periodic joint meeting with members of the Planning Board.
Staff Recommendation
Discuss matters of mutual interest with the Council to provide feedback and direction. Part of the focus
should be on the Planning Board's work program for the following year.
Narrative
The following comprises the Planning Board's current 2020-2021 work program. This can form the basis
for the discussion with the City Council to enable the Council to give specific feedback on its priorities to
guide the Board's work during the next year. Please refer to the Planning Board's minutes from July 81n
and February 26t" for further detail and discussion.
The Planning Board approved the following on February 26th, 2020:
A. PLANNING BOARD WORK PRIORITIES
Development Code Updates
1 Code updates implementing the Urban Forest Management Plan (UFMP), including
updates to tree regulations**
2 Code updates reflecting Climate Code Goals, including electric vehicle charging
infrastructure**
3 Low -impact subdivision code updates**
4 Code updates related to sidewalks requirements for new development **
5. Architectural Design Board (ADB) design review process
6 Neighborhood Center Plans and Implementation
7 Buildable Lands
8 Housing policies and implementation
9 Further Highway 99 Subarea Plan Implementation
10 Other periodic updates on planning activities
** Denotes highest priority items.
B. UPDATES TO THE PLANNING BOARD
1 Parks and Recreation (quarterly)
Packet Pg. 128
8.C.a
2 Housing Commission activities
3 Low-impact/stormwater review and updates
4 Puget Sound Regional Council's Vision 2050 Process
5 Capital Projects
6 Comprehensive Plan
C. JOINT MEETINGS
1 City Council - High priority
2 Economic Development Commission - High priority
3 Architectural Design Board - As applicable
4 Tree Board - As applicable
D. LIAISONS WITH OTHER CITIZEN BOARDS
1 Economic Development Commission - Board Member Pence
2 City Council meetings, 3-minute updates
3 Architectural Design Board - Chair Robles
4 Housing Commission - Board Member Pence
5 Planning Board Community Outreach Coordinator - Board Member Crank
E. INCREASE PUBLIC ENGAGEMENT IN PLANNING BOARD TOPICS
1 Goal is to have three citizens attend/step to the lectern each meeting
2 Add agenda item to identify and contact audiences who would have an interest in NEXT
meeting agenda items - City outreach content
3 Coordinate with new City staff person for Planning Board outreach
4 Encourage student member to actively encourage youth participation
5 Reach out to the Youth Commission
6 Inform 'the public of topics of interest.
The Board's work program has been disrupted due to the COVID-19 pandemic. However, the Board
remains committed to doing as much as possible in the months ahead.
Attachments:
Exhibit 1: Planning Board minutes 7-8-2020
Exhibit 1: Planning Board minutes 2-26-2020
Packet Pg. 129
8.C.a
CITY OF EDMONDS PLANNING BOARD
Minutes of Virtual Meeting
Via Zoom
July 8, 2020
Chair Robles called the meeting of the Edmonds Planning Board to order at 7:00 p.m.
LAND ACKNOWLEDGEMENT FOR INDIGENOUS PEOPLES
We acknowledge the original inhabitants of this place, the Sdohobsh (Snohomish) people and their successors the Tulalip
Tribes, who since time immemorial have hunted, fished, gathered, and taken care of these lands. We respect their
sovereignty, their right to self-determination, and we honor their sacred spiritual connection with the land and water.
BOARD MEMBERS PRESENT
Daniel Robles, Chair
Mike Rosen, Vice Chair
Todd Cloutier
Alicia Crank
Nathan Monroe
Carreen Nordling Rubenkonig
Roger Pence
BOARD MEMBERS ABSENT
Matthew Cheung (excused)
Conner Bryan, Student Representative
READING/APPROVAL OF MINUTES
STAFF PRESENT
Shane Hope, Development Services Director
Rob Chave, Planning Division Manager
BOARD MEMBER CRANK MOVED THAT THE MINUTES OF JUNE 24, 2020 BE APPROVED AS
PRESENTED. BOARD MEMBER RUBENKONIG SECONDED THE MOTION, WHICH CARRIED
UNANIMOUSLY, WITH CHAIR ROBLES ABSTAINING.
ANNOUNCEMENT OF AGENDA
The agenda was accepted as presented.
AUDIENCE COMMENTS
There were no audience comments.
DEVELOPMENT SERVICES DIRECTOR REPORT TO PLANNING BOARD
Chair Robles referred the Board to the Development Services Director's Report that was provided in the packet. Board
Member Pence noted that the report shows that the City's current population is 42,470, an increase of 300 residents. He
asked how many new dwelling units were added during that same period of time. Mr. Chave agreed to contact the City
Packet Pg. 130
8.C.a
Clerk's Office for more information. Board Member Pence requested information about the Snohomish County Tomorrow
Steering Committee's methodology for the Buildable Lands Report. Mr. Chave agreed to provide a link to the information
on the Snohomish County Tomorrow website.
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Mr. Chave reviewed that the Board last discussed this subject on February 26r''. This discussion is an opportunity for the
Board to review its 2020 Work Program one more time in preparation for a joint meeting with the City Council on July 28r''.
The Board's approved work program would be submitted as part of the meeting materials for the joint meeting.
Chair Robles commented that the 2020 Work Program the Board approved in February will need to be adjusted given the
time remaining in the year. He suggested they review the list of work items again, identifying those that should move
forward in 2020 and those that would be carried over into 2021. Mr. Chave said another option would be identify what they
hope to work on over the next year (not calendar year), and then highlight the priority items.
Board Member Rubenkonig said she would like to keep the work program intact for now. As they approach the end of the
year, the items they didn't get to in 2020 could be moved to the 2021 Work Program. Chair Robles agreed that the current
2020 Work Program would work well as a baseline. He commented that nothing about 2020 has been normal, and he doesn't
expect the future to be any more or less normal. This makes it difficult to prioritize. Given the staffs limitations, the
Board's agenda will need to operate opportunistically.
While she doesn't disagree with Board Member Rubenkonig's recommendation, Board Member Crank felt it would behoove
the Board to revisit the list again, identifying at least a few projects that could feasibly be accomplished in 2020. Vice Chair
Rosen agreed. He recalled that one reason the Board created the 2020 Work Program was to present it to the City Council for
input and direction. He observed that both Director Hope and Mr. Chave are in good positions to understand the City's
priorities, and he would like to hear from them about what they believe the priorities should be.
Board Member Cloutier said it is important for the Board to review the 2020 Work Program in light of the current pandemic
to identify what the Board can do to help. For example, he asked if there is anything the Board could do related to City
regulations and accommodations to appropriately aid homeless individuals. Also, is there anything the Board should be
considering related to the hospital district? Mr. Chave agreed this is a good subject to bring up when meeting with the City
Council. They've been discussing a variety of issues and may have a few ideas they want the Planning Board to investigate.
Board Member Pence pointed out that City boards and commissions are still operating under the constraints imposed by the
Governor that only essential and routine matters can be considered as they meet in virtual mode. They should keep this in
mind as they prioritize their agenda and set aside those items that do not fit into that category until the governor changes the
rules.
Director Hope reviewed that the Governor placed certain restrictions on the Open Public Meetings Act in the early stages of
the pandemic. The rule stipulated that government bodies could only meet to discuss issues that were necessary and routine
or Covid-19 related. That rule has expired, and the City's council, boards and commissions can now discuss other issues.
However, there are still restrictions that prevent regular public meetings, and the Board will need to keep these restrictions in
mind as they review their work program. In addition to the restrictions on boards and commissions, staff is having to deal
with additional work related to the pandemic. Also, the department was unable to move forward with hiring an additional
staff person to work on planning issues.
The Board reviewed the 2020 Work Plan as follows:
• Planning Board Priorities
Director Hope said that, in her discussions with City Council Members, a few things have been identified as particularly
important: updating the tree regulations and implementing the Urban Forest Management Plan, updating the subdivision
code, and updating the code to be more environmentally friendly and reduce the carbon footprint For example, adding
requirements for electric vehicle charging stations and bicycle storage would make it easier for people to use alternative
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Packet Pg. 131
8.C.a
means of transportation. These requirements will be especially important as new development occurs. She said staff
would like to focus on these priorities.
Director Hope said new projects related to the pandemic and homelessness could come up, but she isn't aware of any at
this time. She agreed with Mr. Chave that the Board should discuss this issue with the City Council. She said staff
would also like to move forward as quickly as possible to implement the recommendations that come from the Housing
Commission's work. It is likely that these recommendations will include amendments to the Accessory Dwelling Unit
(ADU) regulations. In addition, the Board will need to work on the 2020 Comprehensive Plan amendments.
Board Member Rubenkonig recalled that, when the Board last discussed its 2020 Work Program, the thought was that
implementing the Urban Forest Management Plan went hand -in -hand with updating the tree regulations. Director Hope
said one of the recommendations in the Urban Forest Management Plan is to update the tree regulations. Board Member
Rubenkonig noted that this item is already listed as the top priority. She asked if staff wants to keep that item as a top
priority and further call out the tree regulations as a specific part of that discussion. Director Hope agreed that would be
appropriate.
Board Member Rubenkonig noted that low -impact subdivision code updates were also identified as a top priority in the
2020 Work Program. She asked if that is still staff s intent, or if the subdivision code update would be broader. Director
Hope responded that the intent is to update the subdivision code to incorporate low -impact development provisions.
Director Hope said sidewalk requirements for new development have been on the staffs list for a long time. The issue
has come up due to concerns that some development has occurred recently without any sidewalks. This is a priority of at
least some City Council Members, and it would be an appropriate topic to add to the Board's 2020 Work Program.
Board Member Pence asked when Director Hope intends to hire the new planner. Director Hope said she doesn't have a
timeline, and she is currently waiting for Mayor Nelson's approval. Because of the pandemic, new hiring has been put
on hold for the time being. She is hoping to get clearance to hire by fall.
Chair Robles summarized that it appears the Board's top priorities line up with the priorities expressed by the City
Council: code updates to implement the Urban Forest Management Plan (including updates to the tree regulations), code
updates reflecting climate code goals (electric vehicle charging infrastructures), and low -impact subdivision code
updates. The Board agreed to add an additional item as a priority: code updates related to sidewalks requirements for
new development. He suggested that the remaining items on the Board's list of priorities would likely roll into 2021.
Mr. Chave suggested they put an asterisk by the top priority items with a note below indicating that they are the Board's
highest priorities, and other items may have to wait until next year.
• Updates to the Planning Board
Board Member Rubenkonig said she doesn't want to eliminate any of the updates.
Board Member Pence observed that some of the updates to the Planning Board tend to be more in-depth and ramble on
longer than necessary. He suggested that the updates should be presented to the Board in a more compact form. For
example, the agenda for the July 22nd meeting includes only an update from the Parks, Recreation and Cultural Services
Department. He felt the update could be shortened and doesn't need to consume the entire meeting.
• Joint Meetings
Board Member Rubenkonig suggested the Board reconsider and prioritize the Board's meetings with other boards and
commissions in 2020.
Board Member Crank said it is important to keep in mind that not all boards and commissions are meeting at this time.
Director Hope said that, as of this month, there are still a few groups that haven't met since the pandemic started. The
Economic Development Commission met for the first time in June, but the Architectural Design Board has not met.
Board Member Crank cautioned that the Board should be mindful that other groups might still be trying to catch up after
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8.C.a
not meeting for a while. She said she would prioritize a joint meeting with the Economic Development Commission
given the economic impacts associated with the pandemic. There has been a lot of discussion in the community about
streets in the downtown being shut down on weekends to support local businesses and allow them to remain viable and
somewhat profitable during the pandemic. She imagines that these conversations will continue, and some requests may
require zoning changes and expediency will be important. Board Member Rubenkonig recommended the Board discuss
this with the City Council, suggesting that the Board could meet jointly with the Economic Development Commission to
consider potential zoning changes. Board Member Crank agreed that would be appropriate.
Board Member Rubenkonig said she would also like to meet jointly with the Tree Board, as the Board prepares to
consider potential updates to the tree regulations.
Chair Robles summarized that the Board would like to prioritize their joint meetings as follows: City Council, Economic
Development Commission, Tree Board, and Architectural Design Board.
• Liaison's with Other Citizen Boards and Increasing Public Engagement in Planning Board Topics
Board Member Rubenkonig commented that having representatives keep apprised of what is happening with other
citizen boards and commissions would have no impact on the Board's ability to complete its priority projects. She felt
these assignments should continue. She also felt that the Board's ideas for increasing public engagement in Planning
Board topics should continue as outlined in the 2020 Work Program.
• Summary
Chair Robles summarized that, as discussed, the Board's top priorities are as follows: code updates to implement the
Urban Forest Management Plan (including updates to the tree regulations), code updates reflecting climate code goals
(electric vehicle charging infrastructures), low -impact subdivision code updates, code updates related to sidewalk
requirements for new development, and review and provide recommendations on requests related to economic
development during the pandemic. In addition to this work, the Board's agenda for the remainder of the year could
include a few updates as needed or appropriate. The remaining items on the work program would most likely be
postponed until 2021.
Board Member Crank cautioned that the City Council will most likely have some opposing viewpoints on what the
Board's priorities should be.
Board Member Rubenkonig commented that putting in place temporary situations that the City Council might be
comfortable with in accommodating businesses during the pandemic isn't going to be a permanent development code
update. Therefore, it shouldn't be included on the Board's list of priorities. Instead, she felt it would be more
appropriate for the Board to request an opportunity to meet jointly with the Economic Development Commission to
discuss these matters and provide input to the City Council.
Chair Robles cautioned that the work program should be simple, recognizing that the Board's activities will depend on
the work of the Planning Department staff. Mr. Chave said the simplest approach would be to use the same list, adding
an asterisk to indicate the highest priority items under "Development Code Updates" as discussed by the Board. The rest
of the list could remain intact.
Vice Chair Robles reminded the Board of Director Hope's comments, indicating what appears to be most important to
the City Council. In addition, the Board should recognize that it is the City Council's prerogative to adjust the agenda as
it sees fit. The Board agreed to utilize Mr. Chave's approach and present the document to the City Council with one
additional priority (sidewalks requirements for new development) and asterisks to indicate the Board's top priorities.
At the joint meeting with the City Council, Vice Chair Rosen suggested that the Board present the 2020 Work Program
as quickly and simply as possible. This will give each City Council Member an opportunity to weigh in and for the
Board Members to respond. Mr. Chave agreed that is good advice. He suggested the Board provide an introduction to
the City Council, hitting on the highest priorities and letting the rest of it speak for itself.
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Chair Robles as if there is a work statement for each of the items on the priority list. Without this information, he voiced
concern that the Board Members may not be able to respond articulately to questions from City Council Members. Mr.
Chave said staff would be present at the joint meeting to provide added explanations. Board Member Rubenkonig added
that the February 26t' meeting minutes provide a good introduction for each of the items on the priority list. Chair
Robles encouraged the Board Members to review the information prior to the joint meeting. Mr. Chave said the minutes
would also be included in the City Council's packet for the joint meeting.
Chair Robles agreed to reach out to the City Council President to discuss the format for the joint meeting. Director Hope
advised that the joint meeting is scheduled for July 28d' at 7:00 p.m., and it will be a virtual meeting via Zoom. At this
time, she doesn't know what the order of the agenda will be. She said she would send each of the Board Members a link
to the Zoom meeting.
REVIEW OF EXTENDED AGENDA
Chair Robles announced that the July 22nd meeting agenda will include an update from the Parks, Recreation and Cultural
Services Department. A joint meeting with the City Council is scheduled for July 28r''. The August 12' meeting agenda will
include a discussion on development code work (electric vehicle charging infrastructure, tree regulations, etc.) It will also
include an update on the permanent Flood Damage Prevention Ordinance. Two public hearings are scheduled for August
26r' on proposed changes to the Comprehensive Plan and Zoning Maps. One would change the designation of 21 properties
from Single Family Resource to Single Family Urban 1. The other would change the designation for 1.04 acres from
Neighborhood Commercial to Multifamily Medium Density. Lastly, Chair Robles said the September 91 agenda will include
a public hearing on the permanent Flood Damage Prevention Ordinance and discussions on potential code changes (tree
regulations and electric vehicle charging infrastructure). The remaining extended agenda will be formulated based on the
results of the joint meeting with the City Council.
Board Member Pence asked if the Board would receive briefings prior to the two public hearings on August 26t1i. Mr. Chave
responded that the Board can't have separate briefings because everything has to be part of the public record for the hearings.
While there are some legislative aspects, the two applications are primarily quasi-judicial in nature and appearance of fairness
is very important. The Board can't have a separate discussion without the applicants being part of the it. Typically, the
entire process takes place in one public hearing: staff introduction/briefing, applicant presentation, public comments, Board
deliberation, and Board recommendation. The Board Members will receive information prior to the meeting to help them
study and develop questions, but they can't have a separate briefing on the issues.
Mr. Chave advised that staff will present a development activity report to the City Council at the end of July, and Director
Hope will make a similar presentation to the Planning Board, as well.
Board Member Rubenkonig referred to Board Member Pence's earlier comments related to the August 28' meeting agenda
and reminded the Board that the burden is on the applicants to show that their proposed changes meet the criteria outlined in
the Development Code and Comprehensive Plan. Mr. Chave advised that the staff report will review each of the criteria.
PLANNING BOARD CHAIR COMMENTS
Chair Robles thanked Vice Chair Rosen for leading the last two meetings. He did a great job.
PLANNING BOARD MEMBER COMMENTS
Vice Chair Rosen announced that $100,000 stands between the City retaining or losing its Chamber of Commerce by the end
of the year. Without the Chamber, there would be no 4t1i of July parade or fireworks, no Halloween event, no car show, no
Taste of Edmonds, and a variety of other activities. A fundraising campaign is currently in progress to raise the money by the
end of the year to help preserve these events.
Board Member Crank announced that the Economic Alliance of Snohomish County and the Everett Herald will present the
Emerging Heroes Awards at a virtual event on July 9t''. She will be the keynote speaker at the event, and it is important to
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note that 2 of the 12 honorees are from Edmonds. One of the honorees is Courtney Whooten, who is well known as a
community organizer. One of her most recent projects was the very successful Black History Month event that was held at
the Edmonds Center for the Arts. Another honoree is Craig Olsen, who is the Vice President of Sales and part owner of
Washington Energy Services. She encouraged the Board Members to read about the honorees in the Everett Business
Journal.
Board Member Crank recalled a discussion the Board had in 2019 regarding the use of social media. She commented that the
City has recently stepped up its social media game and now has a pretty active Facebook page, as well as a Twitter account.
It is good to see the City communicating events and other information, especially around the pandemic. She reported that a
culturally -insensitive post was made today on Facebook but has since been deleted. Her hope is that the person running the
City's social media sites will get some sensitivity training. She cautioned all Board Members to be careful of how they
communicate on social media.
Board Member Crank pointed out that the Governor has mandated that everyone wear masks in situations where social
distancing is not possible. She has subtly reached out to the City staff and leadership, asking them to consider having a
diversity of masks. The ones she has been advocating for are called the smile masks, which are the clear mouth kind. There
are members of the community who are deaf or hard of hearing, and this is something her work place has been pushing as
they work with people with disabilities. She shared an example of the type of mask she is advocating for and agreed to share
information with the Board Members and staff about where to purchase them. She encouraged the City to provide similar
masks to staff members who interact with the community.
ADJOURNMENT
The Board meeting was adjourned at 8:14 p.m.
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Vice Chair Rosen shared an example of a system he has seen used for water conservation which could apply. The objective
was how to keep water -usage levels the same for a very large metropolitan area despite 10 years of growth. The best and
cheapest approach was to reduce consumption by educating the public, offering rebates and encouraging people to modify
their behavior. For example, a toilet has a dollar value based on the average number of times it is flushed and the amount of
water that is used for each flush, and the same would be true for a frontload washing machine. Another approach was to
encourage people to change their shower heads and take shorter showers. They were able to identify a formula that made it
very easy to prioritize and throw dollars at because they could calculate a return on investment. Because a dollar value was
identified, people were able to receive rebates when switching to more energy efficient alternatives. Within one year, the
public responded so well that the program was discontinued because there wasn't enough money coming in to populate the
utility. The system worked well to both visualize and track. It seems the City has been struggling with a way to calculate
and track the benefits associated with each of the strategies. Chair Robles added that the City's program is also missing
incentives that entice people to change behaviors.
Board Member Rubenkonig said it seems odd that the City doesn't have more quantifiable ways to measure success. Vice
Chair Rosen commented that the science already exists for any of the strategies and metrics in the plan that are aimed at
reducing GHG.
Mr. Lien advised that the Board would be kept in the loop as the Climate Action Plan is updated.
PLANNING BOARD 2020 WORK PROGRAM
Chair Robles reviewed that the Board has had discussions over the past few months regarding their goals and priorities for
2020. The discussion has included what the Board wants to get done this year and what the staff can support. He and Vice
Chair Rosen also met with Mayor Nelson and received feedback on his priorities. The goal is to deliver the list of priorities
to the City Council for feedback at a joint meeting on March 24". He referred to the draft 2020 Planning Board Work
Program and briefly summarized the Board's previous discussions as follows:
• Development Code Updates: The Development Code amendments will require a lot of work on behalf of staff. The
list of code updates includes Urban Forest Management Plan implementation, multifamily design standards, tree
regulations, climate goal implementation, subdivision code updates, further Highway 99 implementation, and
buildable lands process.
• Neighborhood Center Plans and Implementation. The Board is interested in pursuing the development and
implementation of neighborhood plans, such as the Five Corners Subarea Plan. They discussed the design review
process with a preferred role for the Architectural Design Board. The Board would also like to pursue housing
policies and implementation, as directed by the Housing Commission, and electrical vehicle infrastructure and bicycle
storage requirements.
• Updates to the Planning Board. The Board will receive periodic updates from the Parks, Recreation and Cultural
Services Manager and Housing Commission. Staff will also provide progress reports on the Puget Sound Regional
Council's Vision 2050 process, the Stormwater Manual update, capital projects, and Comprehensive Plan
amendments.
• Outreach. The Board discussed the need to improve public outreach, which can be a topic of discussion at the joint
meeting with the City Council on March 24th
• Joint Meetings. The Board will meet jointly with the City Council on March 24'. The Board also expressed a desire
to meet jointly with the Architectural Design Board during the 2°d quarter of 2020. In addition, the Board may meet
jointly with the Tree Board and Economic Development Commission, as applicable.
• Other Citizen Boards (Liaison). The Board indicated a desire for better communication with other City boards and
commissions, and possibly assigning Planning Board representatives to attend their meetings and report back on
applicable items. As discussed at the last meeting, the representatives would not be formal liaison assignments.
Board Member Pence agreed to represent the Board with the Economic Development Commission and Housing
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Commission, and Chair Robles the Architectural Design Board. They also discussed that Board Member Crank could
serve as the Planning Board's Community Outreach Liaison. In addition, the Chair and/or Vice Chair will present
brief updates to the City Council.
Increase public engagement in Planning Board Topics. The goal is to have at least three citizens attend and
comment at each meeting. The Board expressed a desire to use social media to inform the public about upcoming
Planning Board topics. The City Attorney indicated this would be fine, as long as none of the Board Members share
comments that give the impression they are speaking on behalf of the Board. Mayor Nelson agreed it was a good idea,
and the City is hiring a part-time Public Information Officer/Communications Strategist. Chair Robles suggested that
Board Member Crank work directly with this new employee on Planning Board community outreach. The Board also
discussed how to increase public engagement in Planning Board topics, and one specific idea was to add an agenda
item to identify and contact audiences who could have interest in the next meeting agenda.
Denise Miller, Edmonds, said she represents the Edmonds Neighborhood Action Coalition and the Sierra Club, and
she attends most City meetings. She is part of the Housing Commission, as well as the Mayor's Conservation
Advisory Board. She attends meetings of the Tree Board and the Edmonds Port Commission. She commented that
some boards and commissions form citizen subcommittees to review and provide feedback on a particular issue. This
results in more buy -in and a group that can tell you what you are doing right and wrong. Transparency is one of the
biggest complaints she hears, and usually it is because the information is hard to find. The City is working to improve
its website, which should help. She suggested that the Board reach out to some of the community activists to hear
thoughts on what the Board could do to encourage public engagement at their meetings.
• Planning Board General Expectations. The Board agreed that each agenda should generally consume 90 minutes,
but meetings could run longer as needed. The first half of the meeting would include public comments and
presentations from the various boards and commissions, and the second half would be dedicated to deep -diving into
code review, updates and revisions. The Chair and Vice Chair would support a brisk and productive pace. There is a
concern about potential staff shortages. Staff s ability to support a denser Planning Board schedule might require the
Board to cancel a few meetings so staff can catch up and prepare Staff Reports.
Chair Robles summarized that the Board has met with staff and discussed the proposed work plan at their retreat. The Chair
and Vice Chair have validated the ideas with Mayor Nelson, and they are working with staff to populate the Planning Board's
calendar. They are scheduled to meet with Mayor Nelson quarterly, and a joint meeting with the City Council is scheduled
for March 241.
VICE CHAIR ROSEN MOVED THAT THE BOARD ACCEPT THE PROPOSED 2020 WORK PROGRAM, AS
FOLLOWS:
A. PLANNING BOARD PRIORITIES
Development Code Updates
• Code updates implementing the Urban Forest Management Plan (UFMP)
• Code updates reflecting Climate Code Goals
• Low -impact subdivision code updates
• Further Highway 99 Subarea Plan Implementation
• Buildable Lands
• Neighborhood Center Plans and Implementation
• Architectural Design Board (ADB) design review process
• Housing policies and implementation
• Electric vehicle charging infrastructure and bicycle storage requirements
B. UPDATES TO THE PLANNING BOARD
• Parks and Recreation (quarterly)
• Housing Commission activities
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8.C.a
• Low-impact/stormwater review and updates
• Puget Sound Regional Council's Vision 2050 Process
• Capital Projects
• Comprehensive Plan
C. JOINT MEETINGS
• City Council — let Quarter (Tentative March 24t'')
• Architectural Design Board — 2°a Quarter
• Economic Development Commission — As applicable
• Tree Board — As applicable
D. OTHER CITIZEN BOARDS
• Economic Development Commission — Board Member Pence
• City Council meetings, 3-minute updates
• Architectural Design Board — Chair Robles
• Housing Commission — Board Member Pence
• Planning Board Community Outreach Coordinator — Board Member Crank
E. INCREASE PUBLIC ENGAGEMENT IN PLANNING BOARD TOPICS
• Goal is to have three citizens attend/step to the lectern each meeting
• Add agenda item to identify and contact audiences who would have an interest in NEXT meeting
agenda items — City outreach content
• Coordinate with new City staff person for Planning Board outreach
• Encourage student member to actively encourage youth participation
• Reach out to the Youth Commission
• Inform the public of topics of interest.
HE FURTHER MOVED THAT THE BOARD FORWARD THE PROPOSED 2020 WORK PLAN TO THE CITY
COUNCIL IN ADVANCE OF THE JOINT MEETING. BOARD MEMBER CHEUNG SECONDED THE
MOTION, WHICH CARRIED UNANIMOUSLY.
NEW BUSINESS
REVIEW OF EXTENDED AGENDA
Chair Robles suggested there are three potential opportunities to cancel Planning Board meetings. The Board is scheduled to
meet jointly with the City Council on March 24t' and they could cancel their March 25t' meeting. The Board's April 8"
meeting falls during the Easter/Passover week, and that might be a good meeting to cancel. The May 27" meeting follows
Memorial Day and could also be cancelled. He agreed to discuss these dates with staff, so the Board can make a decision at
their next meeting. The Board will also review the draft 2020 Work Plan one more time before meeting jointly with the City
Council.
Chair Robles referred to the agenda for the March 11' meeting and asked the Board for feedback on who the target audience
might be. The March 1 I' agenda will include updates on the Housing Commission's Work, the Building Lands process, and
the Puget Sound Regional Council (PSRC) Vision 2050 Process. He suggested that perhaps members of the Architectural
Design Board (ADB) could be invited to attend. Mr. Chave suggested the Board wait to invite the ADB to attend until after
the joint meeting and the Board has received feedback from the City Council. He advised that Ms. Hope would present the
Housing Commission update, and Mr. Lien would present the Buildable Lands update.
Mr. Chave explained that the Buildable Lands Analysis is a work program that is centered on Snohomish County working
with the various cities. It is required by state law and feeds into local jurisdictions as they look at their capacity to handle
growth. It is primarily a technical exercise that provides input into local jurisdiction's Comprehensive Plan processes. No
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Packet Pg. 138
9.A
Planning Board Agenda Item
Meeting Date: 08/12/2020
Review of Extended Agenda
Staff Lead: Rob Chave
Department: Planning Division
Prepared By: Rob Chave
Background/History
The Planning Board extended agenda is reviewed each meeting.
Staff Recommendation
N/A
Narrative
Review the Extended Agenda.
Attachments:
Attachment 1: 08-12-2020 PB Extended Agenda
Packet Pg. 139
ok Fn,
y y O
Items and Dates are subject to change
pLAKIMVW� BOARD
Extended Agenda
g9� August 12, 2020
Meeting Item
ii n v 7n»n
July 1. Parks, Recreation & Cultural Services Update
22
July JOINT MEETING WITH THE CITY COUNCIL (Tuesday meeting)
28
AI M1 ICT 7n7n
August 1. Review/Discussion of Joint Meeting with Council
12 2. Update of Flood Damage Prevention Ordinance,
Chapter 19.07 ECDC
2. Issues / discussion on development code work, including EV
charging infrastructure, tree codes, and other potential
amendments
August 1. Public Hearing on AMD2019-0007 — 530 9th Ave N — Change Comp
26 Plan designation for 21 properties from Single Family Resource to
Single Family Urban 1
2. Public Hearing on AMD2019-0008 — Perrinville property (tax id#
00370800200800) — Change Comp Plan designation for 1.04 acre
parcel from Neighborhood Commercial to Multi Family — Medium
Density
SEPTEMBER, 2020
September 1. Public Hearing on Update of Flood Damage Prevention Ordinance,
9 Chapter 19.07 ECDC
2. Discussion on development code work: update of tree codes
3. Discussion on development code work: EV Charaina Infrastructure
September 1. Climate Goals Planning —Status Update and Discussion
23 2. Joint meeting with Mayor's Conservation Group
OCTOBER, 2020
October 1. Review/discussion on Climate Goals
9 2. Review /discussion on code update work
Packet Pg. 140
9.A.a
Items and Dates are subject to change
Pending 1.
Implementation / code updates implementing the UFMP
2020-21 2.
Implementation / code updates implementing climate goals
3.
Implementation / code updates addressing WA state roadmap
4.
Neighborhood Center Plans & implementation (esp. 5 Corners)
5.
Low impact / stormwater code review and updates
6.
Sustainable development code(s) review and updates
7.
Housing policies and implementation (incl ADU regs)
8.
Nonconforming buildings and redevelopment issues
9.
Subdivision code updates
10.
Community Development Code Amendments / Re -Organization
11.
Further Highway 99 Implementation, including:
✓ Potential for "urban center" or transit -oriented
design/development strategies
✓ Parking standards
Recurring 1. Election of Officers (V meeting in December)
Topics 2. Parks & Recreation Department Quarterly Report (January, April, July,
October)
3. Joint meeting with City Council — March?
4. Development Activity Update
5. Joint meeting with EDC?
Packet Pg. 141