Chapter 19.05
RESIDENTIAL BUILDING CODE
Sections:
19.05.000 International Residential Code adopted.
19.05.005 Section amendments.
19.05.010 Work exempt from permit.
19.05.015 Fully complete application.
19.05.020 Concurrent review.
19.05.025 Manufactured home installation standards.
19.05.000 International Residential Code adopted.
Under the statutory authority of RCW 19.27.031 and 19.27.074, the 2006 Edition of the International Residential Code (IRC) as published by the International Code Council (ICC), including the state amendments set forth in Chapter 34.05 RCW and Chapter 51-51 WAC, including the following appendices: A (Sizing and Capacities of Gas Piping), B (Sizing of Venting Systems Serving Appliances Equipped with Draft Hoods, Category 1 Appliances, and Appliances Listed for Use and Type B Vents), C (Exit Terminals of Mechanical Draft and Direct-Vent Venting Systems), and K (Sound Transmission Control) is hereby adopted by reference as if fully set forth as the residential building code of the city of Edmonds. The provisions of this code shall regulate the erection, construction, enlargement, alteration, equipment, use, area, and maintenance of residential buildings and structures in the city, and provide for the issuance of permits and the collection of permit fees. [Ord. 3651 § 1, 2007].
19.05.005 Section amendments.
The following sections of the IRC have been added, amended, deleted or replaced as follows:
A. Chapter 1, Administration.
1. Section R104.3 Notices and orders. 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.
2. Section R105.2 Work exempt from permit. Replaced by ECDC 19.05.010.
3. Section R105.3.2 Time limitation of permit application. Replaced by ECDC 19.00.005(A)(5).
4. Section R105.5 Permit expiration and extension. Every permit issued shall expire by limitation 360 days after issuance except as provided in ECDC 19.00.005(A)(6)(b) and 19.10.010(A) (4)(a).
5. Section R105.5.1 Recommence work on an expired permit. Replaced by ECDC 19.00.005(A)(7).
6. R106.3.1 Approval of construction documents. When the building official issues a permit, the construction documents shall be approved, in writing or by a stamp which states “APPROVED PLANS.” One set of approved construction documents shall be retained by the building official. One set of approved construction documents shall be returned to the applicant and shall be made available on site to the building official or duly authorized agent of the city.
7. Section R106.3.3 Phased approval. Replaced by ECDC 19.00.005(A)(8).
8. Section R107 Temporary structures and uses. Deleted.
9. Section R108 Fees. Replaced by Chapter 19.70 ECDC.
10. Section R109.1.3 Floodplain inspections. For construction in areas prone to flooding as established by Table R301.2(1), upon placement of the lowest floor, including basement, and prior to further vertical construction, the building official shall require submission of documentation, prepared and sealed by a State licensed land surveyor, of the elevation of the lowest floor, including basement required in Section R324. 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.
11. Section R109.1.5.1.2 Lath or gypsum board inspection. To be made after all lathing and gypsum board, interior and exterior, is in place, but before any plastering is applied or before gypsum board joints and fasteners are taped and finished.
12. Section R112 Appeals. Replaced by Chapter 19.80 ECDC.
B. Chapter 2, Definitions.
1. Section R202 Accessory structure. Deleted.
C. Chapter 3, Building Planning.
1. Table R301.2(1) Climatic and geographic design criteria.
a. Ground Snow load = 25 PSF
b. Wind Speed(e)(mph) = 85
c. Seismic Design Category(g) = D2
d. Weathering(a) = moderate
e. Frost Line Depth(b) = 18''
f. Termite(c) = Yes
g. Winter Design Temp(f) = 27 degrees
h. Flood Hazards(h) NFIP date of adoption 3-26-74 Effective FIRM Maps 11-8-99
i. Ice Shield Underlayment required(i) = No
j. Air Freezing Index(j) = 0-1000
k. Mean Annual Temp(k) = 50 degrees
Refer to Table R301.2(1) for applicable footnotes.
2. Section R325 Automatic fire sprinkler system. An automatic fire sprinkler system is required for buildings containing five (5) or more attached dwelling units. Refer to ECDC 19.25.040.
[Ord. 3715 § 2, 2008; Ord. 3651 § 1, 2007].
19.05.010 Work exempt from permit.
IRC Section R105.2 is replaced with the following:
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 property owner’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 limited or prohibited by the provisions of Chapter 19.10 ECDC or ECDC Title 23. In addition to the permit exemptions of ECDC 19.00.010, the following single family dwelling exemptions shall apply:
A. One (1) story detached accessory structures used as tool and storage sheds, playhouses and similar uses; provided the floor area (measured to 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 included except as set forth in ECDC 19.05.010(J) for canopies.
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 do not apply.
C. Sport courts less than 2,000 square feet.
D. Dock repair of individual decking members. ECDC Title 23 provisions do not apply.
E. Replacement or repair of existing exterior siding. ECDC Title 23 provisions do not apply.
F. Replacement or repair of existing window or doors with no change in size or framing. ECDC Title 23 provisions do not apply.
G. Replacement or repair of individual decking, joists, stair treads, or intermediate rails. ECDC Title 23 provisions do not apply.
H. 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.
I. Uncovered platforms, decks, patios, not more than thirty (30) inches above grade and not over any basement or story below and are not part of an accessible route.
J. Canopies, as defined in ECDC 17.70.035, accessory to a single family dwelling, with a floor area measured to the exterior wall or post not to exceed 200 square feet, for covered storage, carport or similar use.
[Ord. 3743 § 1, 2009; Ord. 3651 § 1, 2007].
19.05.015 Fully complete application.
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 pursuant to ECDC 19.00.015. [Ord. 3651 § 1, 2007].
19.05.020 Concurrent review.
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 pursuant to ECDC 19.00.020. [Ord. 3651 § 1, 2007].
19.05.025 Manufactured home installation standards.
A. Permit Regulations.
1. Chapter 296-150M WAC, as currently promulgated together with any future amendments thereof, or future additions thereto, is hereby adopted by reference and incorporated into the ECDC as if set forth herein in full. The building official is authorized to issue building permits and collect permit fees for the installation of all manufactured homes that meet the requirements of this chapter, to inspect the installation of manufactured homes, and enforce all violations of this chapter.
2. All references to “installation permits” in Chapter 296-150M WAC, as herein adopted by reference, shall refer to building permits issued for the installation of manufactured homes.
3. Fees for the installation of a manufactured home shall be set forth in Chapter 19.70 ECDC. All other applicable development fees shall also be imposed as with any other single-family residence.
4. Mobile homes are permitted only within designated mobile home parks.
5. Pursuant to added RCW 35.21.897, 35A.21.310, 36.01.220, and amended RCW 35.63.160 and 1998 c 239 s 1, homes built to 42 USC Section 5401 through 5403 standards (as amended in 2000) shall be regulated for the purposes of siting, in the same manner as site-built homes, factory-built homes, or homes built to any other approved state construction.
6. Manufactured homes to be placed within the city shall not be older than three calendar years from the date of complete permit application submittal. The applicant is required to provide the vehicle identification number (VIN) information.
7. All spaces measured from the underside of the home to finished grade shall be enclosed with a decorative skirting.
8. Manufactured homes shall be thermally equivalent to the current State Energy Code.
9. The minimum manufactured home size shall be at least two fully enclosed parallel sections each not less than 12 feet wide by 36 feet long.
10. Coated metal, tin, or vinyl roofing material is not permitted.
11. Manufactured homes shall comply with all other development standards of this code. [Ord. 3651 § 1, 2007].