Chapter 15.20
BUILDING CODE
Sections:
15.20.040 Amendments, additions, or exceptions.
15.20.202 IBC Section 202 amended – Definitions.
15.20.090 Chapter 9 IBC amended – Fire protection and life safety systems.
15.20.100 Chapter 10 IBC amended – Means of egress.
15.20.170.4.1 IBC Section 1704.1 amended – General.
15.20.180.5.4.2 IBC Section 1805.4.2 amended – Foundation drain.
15.20.180.5.4.3 IBC Section 1805.4.3 amended – Drainage discharge.
15.20.310.7.1 IBC Section 3107.1 amended – General.
15.20.310.9.2 IBC Section 3109.2 added – Swimming pool, spa, or hot tub wastewater disposal.
15.20.010 Adoption.
The following codes, as amended, added to or excepted in this chapter, are adopted by reference thereto and by this reference fully incorporated herein, and shall be applicable within the city of Edgewood:
A. International Building Code (IBC). The 2021 Edition of the IBC and Standards published by the International Code Council, as amended by the Washington State Building Code Council and published in Chapter 51-50 WAC, provided:
1. Chapter 15.10 EMC shall be used in place of IBC Chapter 1, Administration;
2. IBC Appendix C, Group U – Agricultural Buildings, is adopted by reference;
3. IBC Appendix E, Supplementary Accessibility Requirements, is adopted by reference; and
4. IBC Appendix J, Grading, is replaced with Chapter 13.05 EMC.
B. International Existing Building Code (IEBC). The 2021 Edition of the IEBC and Standards published by the International Code Council, as amended by the Washington State Building Code Council and published in Chapter 51-50 WAC, provided:
1. Chapter 15.10 EMC shall be used in place of IEBC Chapter 1, Administration; and
2. IEBC Appendix A, Guidelines for the Seismic Retrofit of Existing Buildings, is adopted by reference.
C. Washington State Energy Code (WSEC). The 2021 Edition of the International Energy Conservation Code, as adopted and amended by the Washington State Building Code Council and as published in:
1. Chapter 51-11C WAC, including:
a. WSEC-C Appendix A, Default Heat Loss Coefficients, is adopted by reference;
b. WSEC-C Appendix B, Default Internal Load Values and Schedules, is adopted by reference;
c. WSEC-C Appendix C, Exterior Design Conditions, is adopted by reference; and
d. WSEC-C Appendix D, Calculation of HVAC Total System Performance Ratio, is adopted by reference.
2. Chapter 51-11R WAC, including:
a. WSEC-R Appendix RA, Optional Energy Efficiency Measures – One Step, is adopted by reference;
b. WSEC-R Appendix RB, Optional Energy Efficiency Measures – Two Step, is adopted by reference; and
c. WSEC-R Appendix RC, Exterior Design Conditions, is adopted by reference.
D. Wildland-Urban Interface Code (WUIC). The 2021 Edition of the WUIC published by the International Code Council, as amended by the Washington State Building Code Council and published in Chapter 51-55 WAC.
E. The standards for making buildings and facilities accessible to and usable by individuals with disabilities or elderly persons as provided in:
1. RCW 70.92.100 through 70.92.160;
2. RCW 19.27.550; and
3. ANSI/ICC A117.1-2017. (Ord. 24-660 § 1 (Exh. A)).
15.20.020 Applicability.*
Unless specifically exempt in EMC 15.20.030:
A. The provisions of this chapter and EMC 15.20.010(A) shall apply to the construction, alteration, movement, enlargement, replacement, repair, equipment, use and occupancy, location, maintenance, removal, and demolition of every building or structure or any appurtenances connected or attached to such buildings or structures. The following structures may comply with this chapter or Chapter 15.30 EMC:
1. Detached one- and two-family dwellings, adult family homes, and multiple single-family dwellings (townhouses) three stories or less in height above grade plane with a separate means of egress; and
2. Accessory structures associated with buildings or structures described in subsection (A)(1) of this section not more than three stories above grade plane in height.
B. The provisions of this chapter and EMC 15.20.010(B) shall apply to matters governing the repair, alteration, change of occupancy, addition to and relocation of existing buildings.
C. The provisions of this chapter and EMC 15.20.010(C) shall apply to any work regulated by subsection (A) of this section for all matters governing the design and construction of buildings for energy efficiency.
D. The provisions of this chapter and EMC 15.20.010(D) shall apply to the following located on properties or portions thereof containing mapped wildland-urban interface areas in the city of Edgewood:
1. The erection, construction, alteration, repair, movement, removal, conversion, demolition, or change in use or occupancy of any building, structure, or premises; and
2. The following specific activities, operations, practices, or functions within a wildland-urban interface area, to the extent permitted in the applicable zoning district pursuant to Chapter 18.70 EMC:
a. Automobile wrecking yard;
b. Candles and open flames in assembly areas;
c. Explosives or blasting agents;
d. Fireworks;
e. Flammable or combustible liquids;
f. Hazardous materials;
g. Liquefied petroleum gases;
h. Lumberyards;
i. Motor vehicle fuel-dispensing stations;
j. Open burning;
k. Pyrotechnical special effects material;
l. Tents, canopies, and temporary membrane structures;
m. Tire storage; or
n. Welding and cutting operations.
E. The provisions of this chapter and EMC 15.20.010(E) shall apply to buildings, structures, or portions thereof used primarily for Groups A-1 through U-1 occupancies which are constructed, substantially remodeled, or substantially rehabilitated after July 1, 1976. (Ord. 24-660 § 1 (Exh. A)).
* Code reviser’s note: Consistent with Washington State Engrossed Senate Bill 6120 (Chapter 133, Laws of 2024), the Wildland-Urban Interface Code shall not apply until the completion of a statewide wildfire hazard and base-level wildfire risk map pursuant to RCW 19.27.560(1) or until the city of Edgewood adopts its own wildfire hazard and base-level wildfire risk map pursuant to RCW 19.27.560(4).
15.20.030 Exemptions.
A. Certain work is exempt from the building permit requirements of this chapter and the technical codes; provided, that:
1. Exemption from permit requirements shall not be deemed to exempt the development or its use from other applicable requirements nor grant authorization for any work to be done in any manner in violation of the provisions of this title, the technical codes, or any other applicable federal, state, and local regulations; and
2. Exemption from the building permit requirements of one technical code does not exempt work from the building permit requirements of other technical codes.
B. The exemptions listed herein shall not apply when the proposed work is located in any of the critical areas regulated by:
1. Chapter 14.40 EMC, Wetlands;
2. Chapter 14.50 EMC, Critical Fish and Wildlife Habitat Areas;
3. Chapter 14.70 EMC, Volcanic Hazard Areas;
4. Chapter 14.80 EMC, Flood Hazard Areas;
5. Chapter 14.90 EMC, Landslide Hazard Areas;
6. Chapter 14.100 EMC, Seismic (Earthquake) Hazard Areas; or
7. Chapter 14.110 EMC, Erosion Hazard Areas.
C. To be exempt from the requirement for a permit, the proposed scope of the work, activity, operation, practice, or function to be covered by the building permit must be equal to or smaller than the exemption listed. Building permits shall not be required for the following:
1. Repairs. Application or notice to the code official is not required for ordinary repairs to structures. Such repairs shall not include work affecting public health or general safety, including but not limited to:
a. The cutting away of any wall, partition, or portion thereof;
b. The removal or cutting of any structural beam or load-bearing support;
c. The removal or change of any required means of egress or rearrangement of parts of a structure affecting the egress requirements;
d. Addition to, alteration of, replacement or relocation of any standpipe, water supply, sewer, drainage, drain leader, gas, soil, waste, vent or similar piping, electric wiring or mechanical or other similar work.
2. The following work otherwise governed by EMC 15.20.010(A) and (B):
a. Accessory detached structures used as tool and storage sheds, one-story tree-supported play structures, playhouses, and similar uses accessory to one- and two-family dwellings, provided:
i. The floor area does not exceed 200 square feet (18.58 m2) except, on lots that are less than one-half acre, accessory structures shall not exceed 120 square feet (11.15 m2);
ii. The structure is a maximum of 10 feet (3,048 mm) in height;
iii. The structure complies with the applicable setbacks in Chapter 18.90 EMC;
iv. The structure is located to not obstruct the clear line of vision of vehicular traffic approaching the location from any street or driveway;
v. The play structure or playhouse is located on the individual lot associated with the one- or two-family dwelling and is not associated with improvements proposed or required for any subdivision application; and
vi. For any proposed building or structure located on properties or portions thereof containing mapped wildland-urban interface area, the building or structure is located more than 50 feet (15,240 mm) from the nearest adjacent structure;
b. Decking replacement on decks without changing or adding any other structural members or removing guardrails;
c. Fences that comply with the standards in EMC 18.90.060 and are less than or equal to six feet (1,829 mm) in height. Fences shall not obstruct the clear line of vision of vehicular traffic approaching the location from any street or driveway;
d. Finish work, such as painting, papering, tiling, carpeting, cabinets, counter tops and similar;
e. Flag and light poles less than or equal to 20 feet in height above adjacent grade, excluding any associated electrical work;
f. Nonfixed and movable fixtures, cases, racks, counters, and partitions not over five feet nine inches (1,753 mm) in height;
g. Oil derricks;
h. Retaining walls that comply with the standards in EMC 18.90.060 and do not exceed four feet (1,219 mm) in height measured from the bottom of the footing to the top of the wall, unless supporting a surcharge or impounding Class I, II or IIIA liquids. Retaining walls shall not obstruct the clear line of vision of vehicular traffic approaching the location from any street or driveway;
i. Roads, bridges, sidewalks, drainage structures, retaining walls, street lighting poles, traffic signal poles, and similar structures regulated, approved, and inspected by the city’s public works department;
j. Shade cloth structures constructed for nursery or agricultural purposes, not including service systems;
k. Sidewalks, walkways, and driveways not more than 30 inches (762 mm) above adjacent grade, and not over any basement or story below and are not part of an accessible route;
l. Siding replacement for a detached one- or two-family dwelling or townhouse not more than three stories above grade or an associated detached accessory structure, where the replacement siding is not:
i. Structural;
ii. Exterior finish and insulation systems (EFIS) greater than four feet above grade plane, stucco, brick, or stone veneer; and
iii. Associated with a multi-unit residential building regulated under Chapter 64.55 RCW;
m. Temporary growing structures as exempted by WAC 51-50-007, Exceptions;
n. Temporary job shacks that comply with the provisions of EMC 18.50.070, Temporary use permits, and are placed on a permitted job site during construction. Job shacks shall be removed upon final approval of construction or may be required to be removed if the building permit expires or is suspended or cancelled. A construction job shack is a portable structure no more than one story in height for which the primary purpose is to house equipment and supplies, and which may serve as a temporary office during construction for the purposes of the construction activity;
o. Temporary motion picture, television, and theater stage sets and scenery;
p. Prefabricated swimming pools accessory to a Group R-3 occupancy that are less than 24 inches (610 mm) deep, are not greater than 5,000 gallons (18,925 L) and are installed entirely above ground;
q. Temporary worker housing, as exempted by WAC 51-50-007, Exceptions;
r. Towers and poles owned by public utilities, including associated public and private equipment attached to such towers and poles. Note: Communication towers owned by private companies, and any equipment associated with such towers, are not exempt;
s. Satellite earth station antennas three and one-quarter feet or less in diameter accessory to detached one- and two-family dwellings or six and one-half feet or less in diameter or diagonal accessory to any other building or structure;
t. Water tanks supported directly on grade if the capacity is not greater than 5,000 gallons (18,925 L) and the ratio of height to diameter or width is not greater than 2:1;
u. Window awnings in Group R-3 and U occupancies, supported by an exterior wall, that do not project more than 54 inches (1,372 mm) from the exterior wall and do not require additional support;
v. Window replacement that is in-kind (same size) for structures where no alteration of structural members is required, safety glazing is provided where required, window fall protection is provided where required, emergency egress requirements are provided and when the window U-values meet the current prescriptive requirements of the energy code; or
w. Video programming service antennas three and one-quarter feet or less in diameter or diagonal dimension.
4. The following work otherwise governed by EMC 15.20.010(C):
a. Group R-2 and R-3 buildings three stories or less in height above grade plane;
b. Accessory structures associated with buildings or structures described in subsection (C)(4)(a) of this section; or
c. Buildings or structures which are neither heated, cooled, nor supplied with artificially illuminated floor space.
5. The following work otherwise governed by EMC 15.20.010(D):
a. Accessory detached structures that comply with the standards in subsection (C)(2)(a) of this section.
b. Fences that comply with the standards in subsection (C)(2)(c) of this section.
6. The following work otherwise governed by EMC 15.20.010(E):
a. Buildings, structures, or portions thereof for which construction contracts have been awarded prior to July 1, 1976;
b. Any building, structure, or portion thereof in respect to which the administrative authority deems, after considering all circumstances applying thereto, that full compliance is impracticable. Any such determination shall be prior to issuance of the building permit and may be appealed pursuant to Chapter 15.90 EMC;
c. One- and two-family dwellings;
d. Any Group R-3 occupancies; or
e. Multifamily structures with 10 or fewer units. (Ord. 24-660 § 1 (Exh. A)).
15.20.040 Amendments, additions, or exceptions.
Pursuant to RCW 19.27.060, the following contain amendments, additions, or exceptions to the codes adopted under EMC 15.20.010 applicable and enforceable within the city of Edgewood. (Ord. 24-660 § 1 (Exh. A)).
15.20.202 IBC Section 202 amended – Definitions.
Section 202 of the IBC is hereby amended to include the added definition:
Bedroom. A room, other than a bathroom or a kitchen, within a dwelling with at least 80 square feet, a window, a door, and a closet. This presumption shall not apply to the first family room in a residence or to both one family room and one den in a residence with more than three bedrooms.
(Ord. 24-660 § 1 (Exh. A)).
15.20.090 Chapter 9 IBC amended – Fire protection and life safety systems.
Chapter 9 of the IBC is amended to incorporate International Fire Code (IFC) Chapter 9 as set forth in Chapter 15.70 EMC, Fire Code. (Ord. 24-660 § 1 (Exh. A)).
15.20.100 Chapter 10 IBC amended – Means of egress.
Chapter 10 of the IBC is amended to incorporate International Fire Code (IFC) Chapter 10 as set forth in Chapter 15.70 EMC, Fire Code. (Ord. 24-660 § 1 (Exh. A)).
15.20.170.4.1 IBC Section 1704.1 amended – General.
Section 1704.1 of the IBC is hereby amended to read as follows:
1704.1 General. Where application is made for construction as described in this section, the owner or the registered design professional in responsible charge acting as the owner’s agent shall employ one or more special inspectors to provide inspections during construction on the types of work listed under Section 1704. The special inspector shall be certified by the Washington Association of Building Officials (WABO) or shall be a qualified person who shall demonstrate competency to the satisfaction of the building code official, for inspection of the particular type of construction or operation requiring special inspection. These inspections are in addition to the inspections specified in Section 110.
(Ord. 24-660 § 1 (Exh. A)).
15.20.180.5.4.2 IBC Section 1805.4.2 amended – Foundation drain.
Section 1805.4.2 of the IBC is hereby amended to read as follows:
1805.4.2 Foundation drain. Provisions shall be made for the control and drainage of surface or standing water around buildings in the manner prescribed in the City’s currently adopted stormwater regulations (see also Section 1808.7.4), and in accordance with provisions of the Uniform Plumbing Code chapter 11 Storm Drainage.
Adequate provisions shall be made to ensure that under-floor spaces remain free of running or standing water by the installation of drains. At a minimum, such drains shall be installed around the perimeter of the building at the footings. Additional drains may be required in the under-floor space. The drainpipes shall be of sufficient size to adequately convey water to an approved location and shall be a minimum size of four (4) inches. Provisions shall be made to prevent the drainage system from becoming blocked with soil. The building code official may waive the provisions of this section when soils appear to adequately drain the site and no water will stand or run under the building and the project is in compliance with adopted stormwater requirements.
(Ord. 24-660 § 1 (Exh. A)).
15.20.180.5.4.3 IBC Section 1805.4.3 amended – Drainage discharge.
Section 1805.4.3 of the IBC is hereby amended to read as follows:
1805.4.3 Drainage discharge. The floor base and foundation perimeter drain shall discharge by gravity into an approved drainage system that complies with the requirements of EMC Title 13, Surface Water Management.
(Ord. 24-660 § 1 (Exh. A)).
15.20.310.7.1 IBC Section 3107.1 amended – General.
Section 3107.1 of the IBC is hereby amended to read as follows:
3107.1 General. Signs shall be designed, constructed, and maintained in compliance with Chapter 18.97 EMC. All structural elements shall comply with the IBC in its entirety.
(Ord. 24-660 § 1 (Exh. A)).
15.20.310.9.2 IBC Section 3109.2 added – Swimming pool, spa, or hot tub wastewater disposal.
Section 3109 of the IBC is hereby amended to add a new subsection 3109.2 to read as follows:
3109.2 Swimming pool, spa, or hot tub wastewater disposal. Wastewater shall be disposed of as set forth in EMC Chapter 13.25 and the Pierce County Stormwater Management and Site Development Manual (PCM), as adopted in EMC 13.05.160.
3109.2.1 No direct connection shall be made between any storm drain, sewer, drainage system, sub-soil drainage line, and any line connected to a swimming pool, spa, or hot tub.
3109.2.2 Except as provided herein, when a public sewer or storm drain of adequate capacity is available for use, wastewater may be discharged there into in accordance with Title 11 EMC and/or Chapter 13.25 EMC and approval shall be obtained in writing from the proper authority. A copy of such approval stating maximum size of the waste line between the receptor and the sewer, and other specific requirements and approved plans, shall accompany the applications for a permit.
3109.2.3 No wastewater from any swimming pool, spa or hot tub shall discharge into a private sewage disposal system.
(Ord. 24-660 § 1 (Exh. A)).