Chapter 15.30
RESIDENTIAL CODE
Sections:
15.30.040 Amendments, additions, or exceptions.
15.30.202 IRC Section 202 amended – Definitions.
15.30.301.2 IRC Table R301.2.(1) amended – Climatic and geographic design criteria.
15.30.327 IRC Section R327.1 amended – Swimming pools, spas, and hot tubs.
15.30.405.1 IRC Section R405.1 amended – Foundation drainage.
15.30.AWV107.1 IRC Appendix Section AWV107.1 amended – Fire sprinklers.
15.30.010 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 Residential Code (IRC). The 2021 Edition of the IRC and Standards published by the International Code Council, as amended by the Washington State Building Code Council and published in Chapter 51-51 WAC, provided:
1. Chapter 15.10 EMC shall be used in place of IRC Chapter 1, Administration;
2. IRC Chapters 11 and 25 through 43 are specifically not adopted;
3. IRC Appendix AF, Radon Control Methods, is adopted by reference;
4. IRC Appendix AQ, Tiny Homes, is adopted by reference;
5. IRC Appendix AWU, Dwelling Unit Fire Sprinklers, is adopted by reference; and
6. IRC Appendix AWV, Fire Sprinklers, is adopted by reference.
B. 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 Chapter 51-11R WAC, including:
1. WSEC-R Appendix RA, Optional Energy Efficiency Measures – One Step, is adopted by reference;
2. WSEC-R Appendix RB, Optional Energy Efficiency Measures – Two Step, is adopted by reference; and
3. WSEC-R Appendix RC, Exterior Design Conditions, is adopted by reference.
C. 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. (Ord. 24-660 § 1 (Exh. A)).
15.30.020 Applicability.*
A. The provisions of this chapter and EMC 15.30.010(A) and (D) shall apply to the construction, alteration, movement, enlargement, replacement, repair, equipment, use and occupancy, location, maintenance, removal, and demolition of:
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.
3. Live/work units located in townhouses, when the requirements of IBC Section 508.5 are met and where equipped with an automatic fire sprinkler system in accordance with Appendix AWU.
4. Owner-occupied lodging houses with one or two guest rooms.
5. Owner-occupied lodging homes with three to five guest rooms where equipped with an automatic fire sprinkler system in accordance with Appendix AWU.
6. A care facility with five or fewer persons receiving custodial care or medical care within a dwelling unit where equipped with an automatic fire sprinkler system in accordance with Appendix AWU.
B. The provisions of this chapter and EMC 15.30.010(B) 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.
C. The provisions of this chapter and EMC 15.30.010(C) shall apply to the construction, alteration, movement, repair, maintenance and use of any building, structure, or premises within the wildland-urban interface areas in the city of Edgewood. (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).
15.30.030 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 building 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 15.30.010(A):
a. Other than storm shelters, 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 (3048 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. Decks not exceeding 200 square feet (18.58 m2) in area, that are not more than 30 inches (762 mm) above grade at any point, are not attached to a dwelling and do not serve the exit door required by IRC Section R311.4;
c. Decking replacement on decks without changing or adding any other structural members or removing guardrails;
d. 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;
e. Finish work, such as painting, papering, tiling, carpeting, cabinets, counter tops and similar;
f. Flag and light poles less than or equal to 20 feet in height above adjacent grade, excluding any associated electrical work;
g. 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. Retaining walls shall not obstruct the clear line of vision of vehicular traffic approaching the location from any street or driveway;
h. 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;
i. 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 building or structure regulated under Chapter 64.55 RCW;
j. 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;
k. Temporary growing structures as exempted by WAC 51-51-007, Exceptions;
l. 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;
m. Temporary worker housing, as exempted by WAC 51-51-007, Exceptions;
n. 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;
o. Window awnings 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; or
p. 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.
3. The following work otherwise governed by EMC 15.30.010(B):
a. Group R-2 and R-3 buildings three stories or less in height above grade plane.
4. The following work otherwise governed by EMC 15.30.010(C):
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)(d) of this section. (Ord. 24-660 § 1 (Exh. A)).
15.30.040 Amendments, additions, or exceptions.
Pursuant to RCW 19.27.060, the following contain amendments, additions, or exceptions to the codes adopted under EMC 15.30.010 applicable and enforceable within the city of Edgewood. (Ord. 24-660 § 1 (Exh. A)).
15.30.202 IRC Section 202 amended – Definitions.
Section R202 of the IRC 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)).
15.30.301.2 IRC Table R301.2.(1) amended – Climatic and geographic design criteria.
Table R301.2.(1) of the IRC is hereby amended to read as follows:
|
Ground Snow Load: |
25 psf |
|
Wind Design: |
|
|
Wind Speed: |
85 mph @ 3 second gust |
|
|
Exposure-B |
|
Topographic Effects: |
NO |
|
Special Wind Region: |
NO |
|
Wind-Borne Debris Zone: |
NO |
|
Seismic Design Category: |
D1 |
|
Subject to Damage From: |
|
|
Weathering: |
Moderate |
|
Frost Line Depth: |
12 inches |
|
Termite: |
Slight to Moderate |
|
Winter Design Temperature: |
24° F |
|
Ice Barrier Underlayment: |
Not Required |
|
Flood Hazards: |
Chapter 14.80 EMC |
|
Air Freezing Index: |
1500 |
|
Summer Design Temperature: |
83° F |
(Ord. 24-660 § 1 (Exh. A)).
15.30.327 IRC Section R327.1 amended – Swimming pools, spas, and hot tubs.
Section 320 of the 2021 International Swimming Pool and Spa Code (ISPSC), as adopted by Section R327.1 of the IRC, is hereby amended to read as follows:
320.1 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.
320.1.1 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.
320.1.2 Except as provided herein, when a public sewer or storm drain of adequate capacity is available for use, wastewater shall be discharged thereunto 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.
320.1.3 No wastewater from any swimming pool, spa or hot tub shall discharge into a private sewage disposal system.
(Ord. 24-660 § 1 (Exh. A)).
15.30.405.1 IRC Section R405.1 amended – Foundation drainage.
Section R405.1 of the IRC is hereby amended to read as follows:
R405.1 Foundation Drainage. Provisions shall be made for the control and drainage of surface or standing water around buildings in accordance with the requirements of EMC Title 13, Surface Water Management and Site Development, and in accordance with the provisions of 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 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 storm water requirements.
(Ord. 24-660 § 1 (Exh. A)).
15.30.AWV107.1 IRC Appendix Section AWV107.1 amended – Fire sprinklers.
Section AWV107.1 of Appendix AWU of the IRC is hereby amended to read as follows:
AWV107.1 Fire sprinklers. An approved automatic fire sprinkler system shall be installed in accordance with IRC Appendix AWU when:
1. Construction of a new detached one- or two-family dwelling or adult family home that contains 5,000 square feet of gross floor area or more; or
2. For multiple single-family dwellings (townhouses), where any single detached unit contains 5,000 square feet of gross floor area or more or any combination of attached units results in a total gross floor area of 5,000 square feet or more.
Exception: Detached one- and two-family dwellings, adult family homes, and multiple single-family dwellings (townhouses) with less than 5,000 square feet of gross floor area; provided, any new addition to an existing residential structure shall only be required to sprinkler the new floor area when:
1. The addition will result in a total gross floor area of 5,000 square feet or more (existing plus new); and
2. The valuation of the addition is 50 percent (50%) or more of the assessed building valuation, based off current information from the Pierce County Assessor’s office, at the time of application.
(Ord. 24-660 § 1 (Exh. A)).