City of Edgewood, WA Chapter 13.05 SITE DEVELOPMENT AND STORMWATER REGULATIONS [1]

[1] Prior legislation: Ords. 05-259, 16-482, 22-629

§ 13.05.001 Purpose.

This chapter is based on the premise that development should not impact adjacent and/or downstream waterbodies and property owners or the environment in a detrimental manner compared to the pre-development condition.

This chapter is intended to assist, but not to substitute, competent work by professional engineers. It is expected that professional engineers will bring to each project the best of their skills and abilities to see that the project is thoroughly analyzed and designed correctly, accurately, and in compliance with generally accepted engineering practices. This chapter is not intended to address all situations or unreasonably limit any innovative or creative effort in design and construction which could result in better quality, reduced environmental impacts, cost savings, or improved performance of a project's storm drainage system.

The engineer shall show by calculations, plans, and engineering data that the proposed project meets the requirements of this chapter.

It is not the intent of this chapter to make city of Edgewood a guarantor or protector of public or private property with respect to development.

(Ord. 26-0708, 5/12/2026)

§ 13.05.005 Applicability.

This chapter establishes criteria for review and analysis of all development including, but not limited to, grading, subdivision (full or short), commercial building, binding site plans, residential construction, or other projects when required by the city of Edgewood hearing examiner or city council. All proposals for development, whether public or private, which are submitted to the city for review, must conform to this chapter and to the city's adopted public works standards, which are to be used as the basis for review, design, and construction. The requirements of this chapter apply to all areas within the city of Edgewood. Where requirements in this chapter are also covered in any other law, ordinance, resolution, rule, or regulation of any kind, the more restrictive shall govern.

(Ord. 26-0708, 5/12/2026)

§ 13.05.010 Exemptions.

This section describes the type(s) of work that may be exempt from this chapter. A project may combine different types of exempt activities, and the whole project is only exempt if all of these activities are exempt as listed below. If the exempt activity is part of, directly related to, or caused by a new development or redevelopment project, then it is not considered exempt for the purposes of this chapter. However, if an activity is still considered exempt and requires compliance with federal Americans with Disabilities (ADA) requirements, then any surfaces disturbed for the ADA work are considered part of the exempt activity. The following work is exempt from the requirements of this chapter:

A. Complete site development applications submitted prior to the effective date of this chapter, or any amendments thereto, for city review and approval. In such event, the provisions of this chapter that were in effect as of the time a complete site development application was submitted shall control.

B. Emergency projects which if not performed immediately would substantially endanger life or property. Upon resolution of the emergency, the property owner must either restore the site to its original condition or comply with the requirements of this title within 60 days. The city may extend the 60-day time limit when the property owner can show reasonable cause for the delay.

C. Pavement maintenance practices limited to pothole and square cut patching, overlaying (with no intentional base course exposure) existing asphalt or concrete pavement with asphalt or concrete without expanding the area of coverage, shoulder grading, reshaping/regrading drainage systems, crack sealing, resurfacing with in-kind material without expanding the road prism, pavement preservation activities that do not expand the road prism, and vegetation maintenance.

D. Agricultural activities for commercial use; provided, that the requirements of EMC Title 14, Critical Areas, are met.

E. Washington State Department of Transportation (WSDOT) projects in which stormwater management standards, specifications, and practices are conducted in accordance with "WSDOT's Highway Runoff Manual" as approved by the Department of Ecology.

F. Projects that are covered under the State of Washington Model Toxics Control Act (MTCA) or the Federal Comprehensive Environmental Response, Compensation and Liability Act of 1980 (CERCLA).

G. The removal, deposit, stockpiling, broadcasting or displacement of not more than a total of 50 cubic yards of material throughout the life of a development from its existing, permitted condition. Said materials shall include, but not be limited to, topsoil, gravel, earth, peat, sawdust, mulch bark, chips or solid nutrients.

H. The creation, addition, or replacement of not more than 200 square feet of impervious surface area throughout the life of a development from its existing permitted condition.

I. Additional activities listed under EMC § 13.05.030(C) subject to the additional criteria listed therein.

(Ord. 05-259 § 1; Ord. 16-482 § 2 (Exh. B); Ord. 22-629 § 2 (Exh. A); Ord. 26-0708, 5/12/2026)

§ 13.05.020 Definitions.

A. Unless otherwise defined in subsection (B), of this section this chapter relies on definitions contained in the following references, in order:

1. The manual and standards adopted by reference under EMC § 13.05.160 and modified by EMC § 13.05.170;

2. The standards adopted by reference under EMC § 12.02.030;

3. Chapter 18.20, EMC, Definitions;

4. WAC 197-11-700 through 197-11-799, as now or hereafter amended; and

5. The latest edition of Webster's Dictionary.

B. For the purposes of regulating this chapter, the following definitions shall apply:

1. "Director" shall mean the director of public works or designee as necessary to ensure compliance with this chapter, unless explicitly referenced otherwise.

2. "Logging" means the harvesting or removal of timber. Logging does not include the removal of stumps or under story vegetation.

3. "Manual" means the Pierce County Stormwater Management and Site Development Manual (PCM), adopted by reference under EMC § 13.05.160 and modified by EMC § 13.05.170.

4. "Principal" means an individual, person, or entity primarily liable for an obligation. In the case of a limited liability corporation (LLC), it means the individual or person that has the authority to make financial commitments and/or obligations for the LLC.

5. "Regulations" means this chapter and all other applicable provisions of the EMC.

6. "Technical equivalency" or "technical deviation" means an alternative design option requested by an applicant or the applicant's engineer which deviates from the stipulated technical design standards or criteria found in the Manual.

(Ord. 05-259 § 1; Ord. 15-447 § 1 (Exh. A); Ord. 16-482 § 2 (Exh. B); Ord. 26-0708, 5/12/2026)

§ 13.05.030 Site development permits.

A. General.

1. Issuance of a site development permit by the city does not, in any way, imply or signify that the proposal complies with the requirements of or is allowed by other city ordinances, regulations, or requirements, or state or federal laws.

2. The applicant is in no way relieved of responsibility and liability for compliance with all state, federal, and local rules, requirements, laws, ordinances, and regulations. Design errors which are undetected by the city do not relieve the engineer from ultimate responsibility. Where these errors are discovered, the plans are subject to revisions by the engineer and review and approval by the city.

3. Should errors, omissions, or inaccurate data related to the site development permit come to the City's attention, the applicant or engineer, as applicable, shall correct all deficiencies and be responsible for all damages resulting from the defective work.

B. Site Development Permit Required.

1. Unless fully exempt from this chapter, no person, party, firm, corporation, or entity shall perform any: grading, clearing, ditching, storm drainage system construction or alteration, drainage course alteration, hard surface creation, or any development or redevelopment activity unless the work is in accordance with a valid site development permit from the city issued pursuant to the provisions of this chapter.

2. Applications for site development permits shall be prepared pursuant to this chapter and the Manual, then submitted and processed pursuant to the procedures contained under EMC Title 18.

3. Each site must have a separate site development permit. The permit issuance, payment of fees, and plan review must be completed prior to final subdivision approval or issuance of building permits.

C. Site Development Permit Not Required. The following activities are allowed without obtaining a site development permit if other criteria as listed are met:

1. Minor Development or Redevelopment Activity. Certain minor development or redevelopment activity as listed below may be performed by a property owner or project proponent without first obtaining a site development permit when all the criteria listed below are met. The burden of proving that the project falls within this section will be on the property owner and/or project proponent. The following criteria must be met:

a. In accordance with the Manual, Minimum Requirement #2, the property owner and/or project proponent must consider the 13 elements of pollution prevention for the construction site, and controls must be developed and implemented for all the elements that pertain to the site. Minimum Requirement #4 protecting natural drainage systems is met.

b. The work cannot include the removal, deposit, or displacement of material: within a special flood hazard area as defined by Chapter 14.80 EMC; within 25 feet of a drainage course, or drainage channel; and on existing slopes that are steeper than 33% and 10 feet or more in height.

c. The work cannot create slopes that are steeper than 33% and 10 feet or more in height.

d. The work cannot include the removal, deposit, or displacement of material within the following critical areas and their associated buffers as defined by EMC Title 14: wetlands, critical fish and wildlife habitat areas, flood hazard areas, landslide hazard areas, and erosion hazard areas.

e. The work does not include the installation of a new storm drainage system.

f. The work must not be located within city right-of-way.

g. Public and private utility line work located outside city right-of-way that creates less than 200 square feet of new or replaced impervious/hard surface.

h. Allowed Minor Development or Redevelopment Activities. The following are the allowed cumulative totals on a parcel of land:

i. Land disturbing activity that does not exceed 7,000 square feet.

ii. The creation of less than 200 square feet of new or replaced impervious/hard surface.

iii. The conversion of less than 0.75 acres of native vegetation to lawn.

iv. The conversion of less than 2.5 acres of native vegetation to pasture.

v. Projects that cause a 0.15 cubic feet per second (cfs) increase in the 100-year discharge flow.

vi. Grading of less than 50 cubic yards.

2. Development or Redevelopment Activity Performed by the City. When the applicant or proponent of a development or redevelopment is the city, a site development permit is not required when the city, as determined by the Director:

a. Complies with the requirements of this chapter and the Manual; and

b. Uses qualified staff and has established procedures and programs to:

i. Review each project's stormwater plans and specifications to ensure compliance with this chapter and the Manual; and

ii. Produce plans and documents in accordance with the Manual; and

iii. Inspect all projects prior to clearing and construction that have a high potential for sediment transport; and

iv. Inspect projects during construction to verify proper installation and maintenance of required erosion and sediment controls; and

v. Inspect projects during and upon the completion of construction and prior to final approval or occupancy to ensure proper installation of permanent stormwater facilities; and

vi. Verify that a maintenance plan is completed and responsibility for maintenance for stormwater treatment and flow control best management practices/facilities is assigned; and

vii. Keep records of inspections and enforcement actions by staff, including inspection reports, warning letters, notices of violations, and other enforcement records.

3. Public and Private Utility Line Work. Public and private utility line work (new construction, maintenance and repair) does not require a site development permit when:

a. The utility line work is located within city right-of-way; and

b. The utility line work is not part of, directly related to, or caused by a new development or redevelopment project; and

c. The ground surface is replaced with in-kind materials with similar runoff characteristics; and

d. A Construction Stormwater Pollution Prevention Plan is implemented that meets Minimum Requirement #2 of the Manual; and

e. The work is performed in accordance with Chapter 12.02 EMC.

4. Maintenance and Repair Activities for Public Roads and Public Storm Drainage Systems. Maintenance and repair activities performed by the Public Works Department that meet all of the following criteria do not require a site development permit:

a. In accordance with the Manual, Minimum Requirement #2, the 13 elements of pollution prevention for the maintenance or repair activity must be considered, and controls must be developed and implemented for all the elements that pertain to the activity.

b. In accordance with the Manual, Minimum Requirement #4 protecting natural drainage systems is met.

c. The activities include only targeted area repairs or maintenance without expanding the area of coverage or changing of the characteristics of roads/drainage systems (see the Manual, Exemptions).

d. The following are not pavement maintenance activities and require a site development permit:

i. Removing and replacing a pavement to base course or lower, or repairing the pavement base (except for pothole or square cut patching);

ii. Extending the pavement edge, or paving graveled shoulders; and

iii. Upgrading from dirt to gravel, a bituminous surface treatment ("chip seal"), asphalt, concrete, or permeable pavement; upgrading from gravel to chip seal, asphalt, concrete, or permeable pavement; or upgrading from chip seal to asphalt, concrete, or permeable pavement.

5. Maintenance or Repair Activities for Private Roads, Shared Accesses, Alleyways and Private Storm Drainage Systems. The maintenance activities listed below may be performed by a property owner or project proponent without first obtaining a site development permit when all of the criteria below are met. The burden of proving that the project falls within this permit exemption will be on the property owner and/or project proponent. The following criteria must be met:

a. In accordance with the Manual, Minimum Requirement #2, the property owner and/or project proponent must consider the 13 elements of pollution prevention for the maintenance or repair activity, and controls must be developed and implemented for all the elements that pertain to the activity. Minimum Requirement #4 protecting natural drainage systems is met.

b. The repair of a storm drainage system cannot exceed 250 cubic yards of grading.

c. Maintenance or repair activities cannot expand the roadway prism or cause an expansion of impervious or hard surface.

d. Maintenance or repair activities cannot change the original approved design of a private road, shared access, or storm drainage system.

e. Allowed Minor Maintenance or Repair Activities.

i. Pavement maintenance and repair activities such as asphalt overlay, pothole repair, square cut patching, chip seal or other asphalt maintenance coating.

ii. Sidewalk or pedestrian pathway repair or replacement.

iii. Curb repair or replacement.

iv. Driveway approach repair and maintenance.

v. Gravel road maintenance and repair.

vi. Gravel shoulder maintenance and repair.

vii. Storm drainage system maintenance and repair.

viii. Vegetation maintenance within a private road, shared access, or other vehicular access easement.

D. Site Development Permit Review.

1. Process. The city shall conduct a review of the permit application in accordance with the provisions outlined in EMC Title 18.

2. Criteria. The city shall review the submitted information to determine if it complies with the provisions of this chapter.

3. Burden of Proof. The applicant or engineer shall show by calculations, plans, and data that the proposed project meets the requirements of this chapter.

4. Director's Authority. The Director shall have the authority to increase requirements to protect the health, safety, and welfare of the public on the basis of information regarding threatened water quality, erosion problems, habitat destruction, historic flooding, protection of uninterruptable services, endangerment to property, or increases in requirements imposed by state or federal agencies or other pertinent factors.

E. Site Development Permit Denial. The Director shall deny a site development permit if the proposal does not meet or cannot be modified to meet the requirements set forth in this chapter.

F. Site Development Permit Approval and Issuance. The site development permit will be approved and issued when the following items have been addressed:

1. Plan is Approved. City staff find that the site development drawings, reports, maintenance covenant, and other project documentation comply with this chapter and the Manual.

2. Hearing Examiner Approval and Environmental Determination Completed. Issuance/approval of a site development permit will not occur until necessary land use permit or environmental approvals are obtained in accordance with Title 18 EMC.

3. Payment of Fees. All fees for the site development permit must be paid.

4. Financial Guarantees. Any necessary financial guarantees must be received and be in a form that is approved by the city.

5. Easements and Deeds Completed. Any easements or deeds that have been identified through the review process as being necessary to start construction must be reviewed, approved, executed, and recorded.

(Ord. 05-259 § 1; Ord. 16-482 § 2 (Exh. B); Ord. 26-0708, 5/12/2026)

§ 13.05.040 Construction.

This section addresses the construction phase of the site development permit process including, but not limited to, construction material requirements, start of construction, inspections, minor changes, and permit extensions.

A. Construction Materials. All materials used in construction of private and public drainage facilities shall meet the city's current Public Works Standards.

B. Prior to Starting Construction. Construction shall not start until:

1. The site development permit has been issued.

2. Construction Stormwater Pollution Prevention Plan Measures. All initial construction stormwater pollution prevention plan measures must be installed (such as but not limited to construction entrance, silt fence, construction limit fencing).

3. Pre-Construction Meeting. When required by the city as a condition of permit issuance, a pre-construction meeting must be held with the city inspector, the contractor(s) and the engineer.

4. Right-of-Way Permit Must Be Obtained. Any project that intends to perform construction or improvements within existing city right-of-way shall obtain a right-of-way permit prior to beginning any construction.

C. Inspections, Right of Entry, Access.

1. The Director is authorized to make such inspections and take such actions as may be required to enforce the provisions of this chapter.

2. Whenever necessary to make an inspection to enforce any of the provisions of this chapter, or whenever the Director has reasonable cause to believe that violations of this chapter are present or operating on a subject property or portion thereof, the Director or designee may enter such premises at all reasonable times to inspect the same or perform any duty imposed upon the Director by this chapter; provided, that if such premises or portion thereof is occupied, the Director shall first make a reasonable effort to locate the owner or other person having charge or control of the premises or portion thereof and demand entry.

3. Proper ingress and egress shall be provided to the Director to inspect or perform any duty imposed upon the Director by this chapter. The Director shall notify the responsible party in writing of a failure to provide access. If the responsible party fails to respond within seven days from the receipt of notification, the Director may order the work required completed or otherwise address the cause of improper access. The obligation for the payment of all cost that may be incurred or expended by the city in causing such work to be done shall be imposed on the person holding title to the subject property.

4. Depending on the complexity of the project and as determined by the Director, the applicant may be responsible for retaining an engineer licensed in Washington to conduct inspections and testing during construction. When required, the number, type, and frequency of inspections and testing will need to be of such an extent and nature that the applicant's engineer will be able to certify the construction activity is complaint with the approved construction documents.

D. Permit (Construction) Time Limit. In order to meet the intents and purposes of this chapter and to minimize construction impacts, site development work must be completed as soon as reasonably possible. A site development permit is therefore valid for one year from the date of issuance.

1. Extensions.

a. Second Year. For site development work that is incomplete but actively under construction, the site development permit will be extended for an additional year upon payment of additional inspection fees, provided that the request for the extension is made prior to permit expiration.

b. Additional Time Extensions. For site development work that is incomplete but actively under construction, the Director or designee may grant additional one-year time extensions when:

i. An applicant can demonstrate that impacts to neighboring properties, downstream receiving waters, and critical areas are not occurring or have been corrected, or will be corrected; and

ii. Construction that has already been completed has been performed in a manner that substantially conforms with the approved plans and the applicable inspection fees have been paid.

c. Expired Site Development Permits. When a site development permit has expired, the Director or designee may revive an expired permit and grant additional one-year time extensions when a project has not commenced site development work, or when a project's site development work is incomplete, only when the following conditions are shown:

i. An applicant can demonstrate that impacts to neighboring properties, downstream receiving waters, and critical areas are not occurring or have been corrected, or will be corrected; and

ii. A project has not lost its vesting rights (i.e., the stormwater standards have not changed since the date the original permit was granted); and

iii. Construction that has already been completed has been performed in a manner that substantially conforms with the approved plans and the applicable inspection fees have been paid.

d. Expiration of Vesting Rights. When a site development permit has expired and a project has lost its vesting rights and upgrading of the project to the current version of this chapter will require significant changes to the approved plans, the site development permit will not be revived until:

i. The plans have been revised to meet the current regulations; and

ii. The appropriate review and inspection fees have been paid; and

iii. An applicant can demonstrate that impacts to neighboring properties, downstream receiving waters, and critical areas are not occurring, have been corrected, or will be corrected.

2. Permits issued for resolution of a site development violation shall be valid for six months unless specified otherwise by the Director. If deemed appropriate by the Director, a single 90-day permit extension may be granted as long as the extension does not conflict with the expiration dates outlined under subsection (D)(3) of this section.

3. Notwithstanding any other provisions in this chapter, all permits issued pursuant to the stormwater regulations with an effective date between January 1, 2017, and July 1, 2022, shall expire on July 1, 2027, unless approved construction has begun on site before this date. For purposes of this section:

a. "Construction has begun" means the site work associated with and directly related to the approved project has begun. For example, mass grading, or the installation of utilities, have commenced and are actively progressing. Simply clearing the project site does not constitute the start of construction.

b. "Actively progressing" means that construction crews are on site on a daily or weekly basis and significant and visible progress is being made toward the completion of the project. As some elements of a project must be constructed during the drier part of the year or when groundwater levels are low, it is understood that minimal progress may be made during the wet season from October 1st through April 30th. However, to be considered "actively progressing," permitted projects must immediately resume construction activity at the levels described above upon completion of the wet season.

E. Changes to Approved Plans.

1. Minor Change. When the city's inspector or review engineer determines that a contractor- or applicant-initiated plan changes or field revisions are minor, the changes can be approved using a minor change process. The project engineer must coordinate directly with the city's inspector and/or review engineer before any minor change is implemented.

2. Revision to Approved Plans. When the city's inspector or review engineer determines that a contractor- or applicant-initiated plan changes or field revisions are major, the changes must follow a formal plan revision process. Major changes will require that the project engineer revise the approved site development drawings and obtain a new approval of each affected sheet(s). A review fee is charged for revision to approved plans.

3. Record Drawing. Any minor changes or revisions to the approved plans must be included in the project record drawings.

F. Construction Completion. Prior to final acceptance of site development work the following items must be completed:

1. City Inspector's Final Punchlist. All items identified on the city inspector's final punchlist must be completed.

2. Engineer's Certification. When required pursuant to subsection (c)(4) of this section, the applicant's engineer must provide certification of the required work to the Director as agreed.

3. Record Drawings. Record drawings must be prepared by the engineer and submitted to the city for review and approval.

4. Maintenance Guarantee. A maintenance guarantee for all public improvements must be submitted to and accepted by the city - see EMC 13.05.150(D).

5. Performance Monitoring Permit. An application for this permit must be submitted to the city.

6. Permanent stabilization of the site soils must be achieved.

7. For private stormwater drainage systems, a stormwater maintenance agreement must be approved by the city, executed and recorded with the Pierce County Auditor.

8. All necessary easements and deeds must be approved by the city, executed, and recorded.

G. Record Drawing Requirements. Refer to Appendix A of the city's Public Works Standards, adopted by reference under EMC § 12.02.030.

H. Acceptance of Public Drainage Facilities. Unless otherwise approved by the Director, the city will not accept a dedication of a tract or an easement until such time that the storm drainage facilities have been constructed and received final acceptance as detailed in the city's Public Works Standards, including the posting of any required maintenance guarantee.

I. Maintenance of Private Drainage Facilities. If a project's drainage facilities are not dedicated to and accepted by the city, a maintenance covenant with maintenance source control materials must be prepared by the applicant, reviewed and approved by the city, and recorded against all real property served by said facilities with the Pierce County Auditor.

1. If the project is a subdivision established pursuant to EMC Title 16 the applicant shall form a property owners' association. The document creating the property owners' association shall at a minimum make provision for all of the following:

a. Members of the property owners' association shall be responsible for maintenance of storm drainage facilities;

b. Inclusion by reference of the operation and maintenance manual prepared by the project engineer in accordance with the Manual;

c. Power to assess fees to maintain storm drainage facilities; and

d. Responsibility for payment of financial sanctions/repayments should the city have to conduct repairs/activities due to hazardous conditions.

2. If the project is other than a subdivision, the applicant will describe the organization or persons that will own and maintain the facility and show how maintenance activities will be financed (refer to the Manual).

J. Performance Monitoring Permit. During this phase of the development process, the city performs periodic monitoring of completed projects. The intent of this monitoring is to look for defects in the constructed infrastructure (such as improper infiltration or settling pavement) that may not have been obvious during construction or that may not have appeared until after final acceptance. The duration of the performance monitoring period is for 24 months from final acceptance, or until financial guarantee requirements are met.

K. Completion of the Site Development Process. The site development permit process is complete when the city has released any associated financial guarantees and the monitoring phase has been completed.

(Ord. 26-0708, 5/12/2026)

§ 13.05.050 Coordination with other permits.

A. Issuance of Related Permits. When a project requires a site development permit, the city will not issue building permits or other permits that authorize construction or earth disturbing activities until the site development permit has been issued.

B. Issuance of Residential Building Permits in Subdivisions. The city will not issue residential building permits in any subdivisions until all necessary drainage improvements, roads, and/or shared accesses are completed, with the exception that minor items that may be damaged during homebuilding (such as sidewalks, street trees, or street illumination) may be financially guaranteed.

C. Final Building Inspections for Structures. Final occupancy and/or final inspection approval of residential, commercial, and industrial structures will not be granted until such time that final site development construction approval for all improvements, including minor items, is achieved in accordance with EMC § 13.05.040(F).

(Ord. 26-0708, 5/12/2026)

§ 13.05.060 Technical equivalency.

A. The Director or designee may make determinations of technical equivalency regarding the requirements contained in this chapter; provided, that all of the following are met:

1. The determination of technical equivalency will not otherwise result in noncompliance with minimum requirements set forth in the Manual;

2. The determination of technical equivalency will not violate the development conditions imposed upon the project;

3. The determination of technical equivalency will produce a compensating or comparable result which is in the public interest;

4. The determination of technical equivalency will meet the objectives of safety, function, appearance, environmental protection and maintainability based on sound engineering judgment.

B. The Director or designee shall make written findings supporting the determination of technical equivalency.

(Ord. 05-259 § 1; Ord. 16-482 § 2 (Exh. B); Ord. 26-0708, 5/12/2026)

§ 13.05.070 Hazards.

A. Whenever the Director determines that any existing construction site, erosion/sedimentation problem and/or drainage facility poses a hazard to life and limb, endangers any property, and/or adversely affects the condition or capacity of other drainage facilities, the safety and operation of city right-of-way, utilities, and/or other property owned or maintained by the city, the applicant/person to whom a permit was issued, the owner of the property, the applicant/person responsible for maintenance, and/or other person or agent in control of said property, upon receipt of notice in writing from the Director, shall within the period specified therein repair or otherwise address the cause of the hazardous situation in conformance with the requirements of this chapter.

B. Should the Director have reasonable cause to believe that the situation is so adverse as to preclude written notice, they may take the measures necessary to eliminate the hazardous situation; provided, that they shall first make a reasonable effort to locate the owner before acting. In such instances the applicant of whom a drainage plan was required, owner of the property and/or person responsible for the maintenance of the facility, shall be obligated for payment of all costs incurred. If costs are incurred and a financial guarantee pursuant to this chapter or other city requirement has been posted, the Director shall have the authority to collect against the financial guarantee to cover costs incurred.

(Ord. 05-259 § 1; Ord. 16-482 § 2 (Exh. B); Ord. 26-0708, 5/12/2026)

§ 13.05.080 Variances.

A. Purpose. The purpose of this section is to provide a means of altering the requirements of this chapter in specific instances where the strict application of those requirements would deprive a property of privileges enjoyed by other properties because of special features or constraints unique to the property involved.

B. Granting of Variances. The Director shall have the authority to grant a variance from the provisions of this chapter, when, in the opinion of the Director, the conditions as set forth in subsection (C) of this section have been met. In such cases, a variance may be granted which is in harmony with the general purpose and intent of this chapter so that the spirit of this chapter shall be observed, public safety and welfare secured, and substantial justice done.

C. Required Showings (Findings) for a Variance. Before any variance may be granted, it shall be shown:

1. Said requirements impose a severe and unexpected economic hardship on the project applicant which hardship is not the fault of the applicant or a predecessor in interest, and further, the following has been considered and documented with written findings:

a. The current (pre-project) use of the site; and

b. How the application of the minimum requirement(s) restricts the proposed use of the site compared to the restrictions that existed prior to the adoption of the minimum requirements; and

c. The possible remaining uses of the site if the exception were not granted; and

d. The uses of the site that would have been allowed prior to the adoption of the minimum requirements; and

e. A comparison of the estimated amount and percentage of value loss as a result of the minimum requirements versus the estimated amount and percentage of value loss as a result of requirements that existed prior to adoption of the minimum requirements; and

f. The feasibility for the owner to alter the project to apply the minimum requirements.

2. The exception will not increase risk to the public health and welfare, nor injurious to other properties in the vicinity and/or downstream, and to quality of waters of the State; and

3. The exception is the least possible exception that could be granted to comply with the intent of the minimum requirements.

D. Conditions on Variances. When granting a variance, the Director shall determine that the circumstances do exist as required by subsection (C) of this section, and attach specific conditions to the variance which will serve to accomplish the standards, criteria, and policies established by this chapter.

E. Process. Variances under this chapter shall be processed as a Process II application, consistent with the procedures in EMC § 18.40.090.

(Ord. 05-259 § 1; Ord. 16-482 § 2 (Exh. B); Ord. 26-0708, 5/12/2026)

§ 13.05.090 Appeals.

Any person or agency aggrieved by a final act or decision of the city under this Chapter may appeal to the city hearing examiner pursuant to the provisions of Chapters 2.40 and 18.40 EMC, as now enacted or hereafter amended. Administration, including staff report preparation and public hearing notification, shall be prepared by the city.

(Ord. 05-259 § 1; Ord. 16-482 § 2 (Exh. B); Ord. 26-0708, 5/12/2026)

§ 13.05.100 Penalties and enforcement.

The regulations for compliance with the provisions of this chapter are set forth in EMC Title 7, Code Enforcement.

(Ord. 05-259 § 1; Ord. 16-482 § 2 (Exh. B); Ord. 20-572 § 5 (Exh. E); Ord. 23-652 §§ 33, 34 (Exh. A); Ord. 23-658 § 8 (Exh. A); Ord. 26-0708, 5/12/2026)

§ 13.05.110 Grading.

A. General Requirements.

1. Slopes shall be constructed in a manner such that a factor of safety of at least 1.5 is achieved for static conditions and at least 1.2 for seismic dynamic conditions. Analysis of dynamic (seismic) conditions shall be based on a minimum horizontal acceleration as established by the most current version of the Building Code as adopted by EMC Title 15.

2. The proposed slopes shall not create the need for landslide hazard buffers or setbacks on neighboring properties unless approved through a notarized written agreement with the property owner.

3. Interior slopes for surface mining projects which are part of an active mining operation are exempt from the maximum cut and fill slope angle requirements listed below, as long as access to the mine is controlled via fencing or other security measures to discourage entrance by unauthorized persons. Interior slopes are those slopes that do not impact the theoretical slope face that is created by applying the applicable maximum angle and the required setbacks to the property line.

B. Excavation Standards.

1. Cut slopes shall be no steeper than is safe for the intended use and shall not be steeper than two horizontal to one vertical, or as recommended by a soils engineer.

2. The catch point of the top of the slope shall be set back from the site boundary line in accordance with the following table, unless a retaining wall is designed by the engineer and constructed for the project:

Cut Depth	Setback Distance
Less than 5 Feet	2 Feet
5 to 20 Feet	Half of the Depth
More than 20 Feet	10 Feet

3. Cut slopes along the mine's property boundaries are allowed to be steeper than 2:1 if the applicant can show through the submittal of a stability study that there will not be a negative impact to neighboring properties in the form of stability impacts, increased setback requirements or increased buffer distances.

4. Refer to the Manual for additional excavation techniques.

C. Fill Standards.

1. Fills which are intended for building sites shall be constructed in conformance with the requirements of the latest edition of the IBC, as adopted by the city, and an assignment of allowable soil-bearing pressures will be under the jurisdiction of the Building Official in accordance with the IBC.

2. Slopes shall be no steeper than is safe for the intended use and shall not be steeper than one and one half horizontal to one vertical, or as recommended by a soils engineer. Fill sites must be approved by the engineer as suitable locations for the proposed fill.

3. The ground surface for fills over five feet in height shall be prepared by removing vegetation, noncomplying fill, topsoil, and other unsuitable materials; scarifying to provide a bond with the new fill; and, where existing slopes are steeper than five horizontal to one vertical, by benching into competent material as determined by the engineer. The bench under the toe of a fill on a slope steeper than five horizontal to one vertical shall be at least 10 feet wide or as recommended by a soils engineer.

4. Except as permitted by the city, no material other than earth material shall be buried or placed in fills. Placement of other than earth material is regulated by State statutes or Federal laws, and additional permits may be required.

5. Fills shall be constructed using earth materials, compaction methods, and construction techniques so that stable fills are created.

6. The toe or catch point of fill slopes shall be set back from the site boundary line in accordance with the following table unless a retaining wall is designed by the Engineer and constructed for the project:

Fill Depth	Setback Distance
Less than 5 Feet	2 Feet
5 to 40 Feet	Half of the Depth
More than 40 Feet	20 Feet

D. Soil Engineering — Stability.

1. When an applicant proposes to clear, grade, cut, or fill on existing slopes steeper than 33% and 10 feet or more in height, or when an applicant proposes to construct slopes steeper than 50% and 10 or more feet in height, or is otherwise directed by the Manual, the city may require any of the following:

a. The applicant to retain a geotechnical professional to submit design and construction recommendations.

b. The applicant to retain a geotechnical professional and/or testing company to perform special inspections of the proposed clearing, grading, and filling.

c. The applicant to retain a geotechnical professional to prepare a stability report.

d. The geotechnical professional's recommendations to be incorporated into the construction plans, construction specifications, and if applicable, the subdivision documents.

e. The applicant to retain a geotechnical professional to review construction plans and specifications or subdivision documents for conformance with the geotechnical professional's recommendations and requirements.

f. The applicant to retain a Washington-licensed professional engineer to prepare a plan in accordance with the Manual.

2. At a minimum, a stability report shall include the following:

a. The first page of the document shall clearly identify the submittal as a "stability report."

b. The date when the stability report was prepared.

c. The parcel number(s) of the site.

d. Site address if one has been assigned by the city.

e. A detailed description of the project and a description of the project area.

f. A description of the surface and subsurface geology, hydrology, soils, and vegetation of the site.

g. An accurate site plan drawn at a scale of 1" = 20', 1" = 30', 1" = 50' (or other scale deemed appropriate by the Department) is required. The Department may require that the site plan information listed below be based on a field survey by a licensed surveyor. The site plan shall include:

(i) The location of any existing and proposed structures, utilities, on-site septic systems, wells, and stormwater management facilities.

(ii) The full geographical limits of the proposed project area.

(iii) Extent of cross-section(s) used in the evaluation of slope stability.

(iv) Existing topography on the site presented in two-foot contours.

(v) Property lines for the site.

(vi) North arrow and plan scale.

(vii) Location and unique identifier of geotechnical borings, CPT soundings, or other surveys or explorations used to characterize subsurface conditions.

(viii) Extent of cross-section(s) used to evaluate the three-dimensional subsurface geologic and groundwater conditions at the site.

h. Subsurface characterization data must be provided. The data shall be based on both existing and new information that may include soil borings (SPT or other appropriate driven sample collection methods), test pits, geophysical surveys, or other appropriate subsurface exploration methods, development of site-specific soil and/or rock stratigraphy, and measurement of groundwater levels including variability resulting from seasonal changes, alterations to the site, etc.

(i) Conventional geotechnical boring data shall be reported as a graphic log utilizing the following standards:

(1) The vertical scale of the graphic log shall be such that five feet of drilled depth is scaled to range of 1" to 2" (1:60- or 1:30-scale), and shall include vertical columns that record depth in one foot increments, SPT value or equivalent value, and incremental blow counts, a graphic pattern representation of the soil type encountered during drilling, and sample descriptions and other comments regarding drilling.

(2) The graphic log shall have a header on the first page that includes a unique identifier for the boring, the times and dates of the start and completion of drilling, the manufacturer and model of the drilling rig, the company name of the drilling contractor, the name(s) of the site geologist(s) or engineer(s) overseeing the drilling activities, the details of the method used to advance the borehole (e.g., 4" i.d. hollow-stem auger), the type of drilling fluid used to stabilize the borehole, indication that the SPT was completed in accordance with applicable ASTM standards or other appropriate driven sample collection methods are specified including a description of the sampler, hammer weight, drop height, the type of hammer used to drive the sampler, number of turns of rope if a cathead is used to raise the hammer, condition of rope (i.e., new, used, frayed, oily, etc.), and the depth of static groundwater measured immediately prior to abandonment of the boring and the time and date of this measurement.

(3) All subsequent pages of the graphic log shall have the unique identifier for the boring, the times and dates of the start and completion of drilling, and the number of the page and the total number of pages comprising the log.

(4) Each SPT value or equivalent value will be reported in the appropriate column showing the blow counts recorded at each six-inch interval, and the sum of the blow counts between penetration distances of six inches to eighteen inches," unless refusal conditions (50 or more blows with less than six inches of sampler penetration) are met anywhere in this interval. At refusal, the blow count shall be recorded as the number of blows with the corresponding sampler penetration, in inches.

(5) SPT tests shall be performed every five feet during drilling, at a minimum.

(6) The soil sample descriptions will include the total length of the recovered sample, the soil color, odor, the density or consistency (loose to very dense, very soft to very stiff), degree of water saturation (dry, moist, wet, saturated), and dilatancy. For granular (sand and gravel) soils, the description shall include a physical description of the soil sample, including size distribution (poorly or well graded), angularity, composition, amount and plasticity of the fines fraction. For fine soils (silt and clay), the description shall include a qualitative estimate of the proportion of the silt and clay size particles (e.g., silty clay, clay with some silt, etc.), plasticity, and amount and type of organic material. The sample description shall include a description of any bedding, laminations, slickensides, or other textural or deposition features, including contact between dissimilar soil types. The sample description shall also include a field classification of the soil sample using the Unified Soil Classification System where the classification is expressed in lower case letters (e.g., sp, ml, etc.). The sample classification shall be expressed in upper case letters (e.g., SP, ML, etc.) where subsequent laboratory testing has been performed. This column of the graphic log will also include any other information relevant to the subsurface investigation, such as loss of drilling fluid, heaving, churning of the drill in gravelly soils, etc.

(ii) CPT sounding data shall be reported as a graphic log utilizing the following standards:

(1) The vertical scale of the graphic log shall be such that five feet of penetrated depth is scaled to range of 1" to 2" (1:60- or 1:30-scale), and shall include vertical columns that record depth in one foot increments.

(2) The graphic log shall have a header on the first page that includes a unique identifier for the boring, the times and dates of the start and completion of the CPT sounding, the manufacturer and model of the CPT system, the company name of the CPT service contractor, the name(s) of the site geologist(s) or engineer(s) overseeing the CPT sounding, and any comments regarding the conduct of the testing, reaction of the CPT system during sounding, etc.

(3) All subsequent pages of the graphic log shall have the unique identifier for the boring, the times and dates of the start and completion of drilling, and the number of the page and the total number of pages comprising the log.

(4) The graphic log shall display, at a minimum, a continuous depth plot of the uncorrected tip resistance, the friction (sleeve) resistance, the friction ratio, and the measured pore pressure with an overlay of the calculated hydrostatic pore pressure. These curves shall be plotted so as to show the full variation of the measured quantities within the depth range of the sounding, and each curve shall have a visible scale with the minimum and maximum ranges labeled.

(5) All of the CPT data recorded for each sounding shall also be provided in either electronic or hardcopy format. Electronic data will be presented in an ASCII text file format.

(iii) Geotechnical borings or CPT soundings will be advanced to a depth sufficient to characterize geologic conditions within and below the existing or potential landslide mass.

(iv) Other methods used for subsurface characterization shall be assigned a unique identifier, and the basic data presented in appropriate graphical and/or tabular format.

(v) The three-dimensional subsurface conditions at the site shall be presented using one or more cross-sections showing location and depth penetration of geotechnical borings, CPT soundings, or other subsurface characterization methods, interpretation of the geometry of major soil units, and projected location of the static groundwater surface determined from the subsurface exploration. The cross-sections shall be presented at a scale of 1" = 20', 1" = 30', 1" = 50' (or other scale deemed appropriate by the Department). Each cross-section shall have a legend with a description of the various major soil units.

i. Soil strength and index properties (i.e., unit weight, cohesion, etc.) shall be provided for each soil unit interpreted from the subsurface characterization of the site, and shall be presented in tabular format. Justification for the presented values of these soil parameters shall be based on one or more of the following approaches:

(i) Back analysis based on pre-landslide stability conditions.

(ii) Laboratory measurement of strength or other index properties made on soil samples.

(iii) Correlation of soil strength index properties to other geotechnical indices (e.g., SPT blow counts, etc.), where the correlation relations are documented (e.g., published literatures, in-house empirical data set, etc.).

(iv) Soil strength and indices based on generic values must provide a clear justification for their use.

j. Assessments and conclusions regarding slope stability for the developed conditions shall be presented and documented. These assessments and conclusions shall include:

(i) Determination of the potential types of landslide failure mechanisms (e.g., debris flow, rotational slump, translational slip, etc.) that may affect the site.

(ii) Quantitative stability evaluation of slope conditions of the various failure mechanisms using state-of-the-practice modeling techniques. Limiting equilibrium methods of analysis shall state the stability conditions as a factor of safety. The most unstable failure geometry(ies) shall be presented in the form of a cross-section(s), with the least stable failure geometry for each failure mechanism clearly indicated. The stability evaluation shall also consider dynamic (earthquake) loading, and shall use a minimum horizontal acceleration as established by the current version of the Building Code as adopted by EMC. Title 15.

(iii) Static and dynamic factors of safety for the developed conditions.

(iv) Potential landslide hazard buffer and setback impacts to neighboring properties.

k. Mitigation recommendations using engineered measures to protect any proposed structure(s) and any adjacent structures, infrastructure, downstream receiving waters, adjacent wetlands, or critical fish and wildlife habitat from damage or destruction as a result of proposed construction activities. The recommendations shall contain:

(i) Requirements pertaining to the handling of surface and subsurface runoff in the developed condition.

(ii) Identification of necessary geotechnical inspections to assure conformance with the report mitigation and recommendations.

(iii) Proposed angles of cut and fill slopes, site grading requirements, final site topography (shown as two foot contours), and the location of any proposed structures, on-site septic systems, wells, and stormwater management features or facilities associated with the development detailed within the body of the report and shown on a site map at the same scale as that required in subsection (D)(2)(g).

(iv) Soil compaction criteria and compaction inspection requirements.

(v) Structural foundation requirements and estimated foundation settlements if structures are proposed.

(vi) Lateral earth pressures.

(vii) Suitability of onsite soil for use as fill.

(viii) Erosion protection measures.

(ix) Permanent stabilization measures.

3. The stability report must be prepared under the responsible charge of a geotechnical professional.

4. The geotechnical professional(s) who prepared the stability report shall stamp the report with his or her license stamp/seal.

5. The Department may request a geotechnical professional to provide additional information in the stability report based upon existing conditions, changed conditions, or unique circumstances occurring on a case by case basis.

6. Stability reports shall be in conformance with a format that is pre-approved by the Department.

E. Creation of Building Pads Within Subdivisions. A grading plan with existing and proposed contours must be provided for all subdivisions, that clearly identifies the earthwork required for the construction of the subdivision. The storm drainage runoff patterns that will result from the proposed grading plan must be consistent with the stormwater design contained within the project's drainage report. Grading per the approved plans must be completed and accepted for the entire subdivision prior to issuance of building permits on individual lots except where the subdivision was approved to be constructed in phases. The grading plan must include grading of individual lots when it is necessary to ensure consistency with the storm drainage runoff patterns contained within the project's drainage report. Approved grading plans may or may not include grading of building pads at the discretion of the developer.

(Ord. 26-0708, 5/12/2026)

§ 13.05.120 Stormwater drainage.

A. Off-Site Mitigation. The city recognizes that application of the design standards set forth in the Manual does not always fully prevent any impacts downstream and in these extreme cases, the applicant may be required to provide off-site mitigation as determined by the city.

B. Regional Stormwater Facilities. Due to the nature of regional stormwater facilities to control surface water runoff from larger areas, it is recognized that it may not be feasible, both fiscally and physically, to control runoff as stipulated in the Manual for new or retrofit facilities. The city shall make every effort reasonable to control runoff to the discharge, storage, and quality criteria established in the Manual. Where determined impractical by the Director, the city will be allowed to modify the criteria for regional facilities and design for maximization of the available land space for control of stormwater. In this case, the city shall design the facility for the primary function of stormwater control and any other multi-use functions shall be considered only after maximizing the stormwater aspects of the facility. Facilities that do not meet the Manual's Volume I minimum requirements will not accept excess discharge flows from new or re-developments.

1. Stormwater facilities constructed by private development to mitigate for the impacts of new development or re-development will not be viewed as regional stormwater facilities and shall meet all provisions of this chapter.

2. If development is relying on a regional facility to meet their stormwater requirements, that regional facility must be fully constructed and functional before construction on the development proceeds.

3. The capacity of any regional facility will be recalculated based on current stormwater standards for each new project requesting to connect to that facility to meet their stormwater requirements.

C. Discharge to Privately Owned Property. If the project site discharges to a privately owned closed depression, the applicant must obtain written permission/easements from the owner(s) of record for both the closed depression and potential overflow routes receiving the runoff. The applicant shall record the information with the Pierce County Auditor. This information shall be recorded with all affected property titles including those for the depression, overflow route, and the applicant's property. If easements cannot be obtained:

1. Any overflow must tie in to the municipal stormwater system where available; or

2. Discharge to the pothole may be allowed on a case by case basis to match the predeveloped rates, increase the pond size and meet additional protective criteria described in the Manual.

D. Discharge to Publicly Owned Regional Retention and/or Detention (R/D) Facilities. As determined by the city on a site-by-site basis, the developer shall have the option of paying to the city the anticipated costs for designing and constructing an on-site stormwater retention/detention facility including land costs as required above in-lieu-of constructing such a facility. The Manual describes the standards and conditions of this option.

E. Privately Constructed Regional Retention and/or Detention (R/D) Facilities. In lieu of individual systems, applicants may design and build regional facilities in accordance with the design requirements set forth in the Manual, as applicable and with excess capacity which, when completed, may be dedicated to the city. Such a facility may be on-site or off-site. Upon city approval of the facility, the city may:

1. Accept the dedicated facility; and

2. If funds are available as determined by the Director and the facility is constructed in a location within a basin studied by the City and is currently budgeted for in the approved six-year capital facilities plan, reimburse the developer for the excess capacity provided by the facility at a rate mutually agreed upon; or

3. Enter into a latecomers agreement with the developer for reimbursement as other properties are developed which opt to discharge to the regional facility.

(Ord. 26-0708, 5/12/2026)

§ 13.05.130 Preexisting stormwater facilities.

The applicant/person required to construct a stormwater facility pursuant to older or replaced site development or stormwater regulations, which is covered by a maintenance or defect financial guarantee or which has been released from all required financial guarantees prior to May 20, 2026, and all persons holding title to the property for which a facility was required shall be responsible for the continual operation and maintenance of the facility in accordance with standards and requirements that were the basis of approval of the site development permit and for any liability as a result of breach of these duties.

(Ord. 05-259 § 1; Ord. 16-482 § 2 (Exh. B); Ord. 26-0708, 5/12/2026)

§ 13.05.140 Acceptance of preexisting stormwater facilities.

A. Upon petition by the more than 50% of the person(s) holding title to the properties served by the subject stormwater facilities, the Director may consider acceptance of preexisting facilities for maintenance and operation responsibility by the city only after determining the ongoing maintenance of the facility using city resources will contribute to protecting or improving the health, safety, and welfare of the community based upon review of the following factors:

1. Existence of or potential for flooding;

2. Existence of or potential for downstream erosion;

3. Existence of or potential for property damage due to improper function of the facility;

4. Existence of or potential for safety hazard associated with the facility;

5. Existence of or potential for degradation of surface or ground water quality or in-stream resources;

6. Existence of or potential for degradation to the general welfare of the community;

7. Improvements in residential plats have been completed on at least 80% of the lots;

8. An inspection by the Director has determined that the stormwater facilities are functioning as designed;

9. The stormwater facilities have had at least two years of satisfactory operation and maintenance, unless otherwise waived by the Director;

10. All easements and/or dedicated tracts required under this chapter, entitling the city to properly operate and maintain the subject stormwater facilities, have been conveyed to city and have been recorded with the Pierce County auditor; and

11. The person or persons holding title to the properties served by the stormwater facilities show proof of the correction of any defects in the drainage facilities, as required by the Director.

B. The Director shall declare their determination pursuant to subsection (A) of this section in writing regarding acceptance of maintenance responsibility by the city. Copies of this document will be kept on file with the City Clerk. Prior to assuming any responsibility, all necessary easements and/or dedications entitling the city to properly access, operate, and maintain the stormwater facilities, prepared using city-approved forms, must be conveyed to the city and recorded with the Pierce County Auditor.

C. If the Director does not assume responsibility for a stormwater facility pursuant to subsection (A) of this section, it shall remain the responsibility of the applicant/person required to construct the facility and persons holding title to the property for which the facility was required. The decision of the Director is final and not appealable.

(Ord. 05-259 § 1; Ord. 16-482 § 2 (Exh. B); Ord. 26-0708, 5/12/2026)

§ 13.05.150 Guarantees, deeds and easements.

A. Financial Guarantees. All financial guarantees shall be on an approved city form, run continuously until released by the city, and shall not be subject to expirations or cancellations. In the event that a property is sold, the principal is responsible for transferring the financial guarantee liability by having the new owner(s) replace any existing financial guarantees that the city is holding.

B. Reclamation Guarantees.

1. The purpose of this guarantee is to ensure that adequate erosion control measures are employed during the course of construction and that permanent stabilization is achieved at the conclusion of significant activity. The guarantee may be utilized to reduce drainage impacts and permanently stabilize the site in the event that the city determines a site has been abandoned after construction begins. The city will consider a site to be abandoned based on a lack of response by the principal to correct noted deficiencies or non-completion of improvements prior to permit expiration. Permanent stabilization includes reclamation of the site if a project is abandoned after construction begins.

2. The guarantee amount shall be based on the total land area to be disturbed, as established in the city's Fee Schedule.

3. The reclamation guarantee must be accepted by the city prior to approval of a site development permit and will be released after the conclusion of significant activity on the project site and upon the recommendation of the city's inspector. The city inspector will recommend release of the reclamation guarantee when they determine that little potential for erosion, sedimentation, or stormwater impacts remains.

4. Upon identification by the city of deficiencies relating to erosion control, site stabilization, or project abandonment, the city will provide written notification to the principal identifying the deficiencies. The principal will have 10 calendar days to respond. The city will begin collection proceedings after the 10-calendar-day period if the deficiencies are not satisfactorily addressed or satisfactory response detailing how the deficiencies will be addressed in a timely fashion has not been received.

C. Construction Guarantees.

1. The purpose of this guarantee is to ensure the completion of proposed improvements as required by this manual, other ordinances, hearing examiner conditions, SEPA mitigation, etc. The construction guarantee will also ensure completion of an improvement in city right-of-way or on city property in the event that a project is abandoned after construction has begun.

2. The construction guarantee amount can be determined by submitting a scope of work to be accomplished and an engineer's estimate for the cost thereof. The estimate shall be based on current construction cost data. The city will review the estimate and, if acceptable, establish the financial guarantee at 130% of the estimate (EMC § 16.04.100) to allow for inflation and administrative expenses should the city have to complete the work. Alternatively, the amount can be determined by using the same percentage of an executed construction contract for all of the work to be guaranteed.

3. When work is proposed in the city right-of-way, a construction guarantee must be accepted by the city prior to approval of the site development and right-of-way permits for the project. The financial guarantee may be in lieu of construction of required improvements within public rights-of-way except in situations where the work involves a safety or public welfare issue. A construction guarantee for work on private property is required when the project principal desires to obtain final approval of the development project (subdivision, commercial site, etc.) prior to construction of some or all of the necessary improvements.

4. The following conditions must be met prior to release of the construction guarantee:

a. Completion of the necessary improvements;

b. When required, submittal to and acceptance by the Director of the Engineer's Certification per EMC § 13.05.040(F)(2);

c. Acceptance by the city of the completed construction; and

d. Submittal to and acceptance by the city of the maintenance guarantee.

5. All improvements covered under a construction financial guarantee must be completed prior to the expiration of the site development permit. The city may begin collection proceedings after the expiration of the site development permit.

D. Maintenance Guarantees.

1. For all road, access, and storm drainage facilities, the purpose of this guarantee is to ensure that until such time that the maintenance guarantee is released:

a. The principal will correct any defects in design, construction, or storm drainage facility performance.

b. Problems caused by or related to inadequate storm drainage facility performance will be corrected by the principal.

c. The principal will correct any violations of city regulations and standards.

d. The principal demonstrates that the storm drainage facilities function properly in the final built-out condition of the project.

e. The principal will thoroughly clean the storm drainage facilities at the conclusion of the maintenance guarantee time period.

f. The public is not responsible for correcting problems caused by or related to defects in design, construction, or storm drainage facility performance.

2. In addition, for road, access, and storm drainage facilities that will be privately owned, maintained, and operated, the purpose of this guarantee is to also ensure that until such time that the maintenance guarantee is released:

a. Problems caused by or related to improper maintenance, improper operation, vandalism, damage from vehicle accidents, or damage from felled trees will be corrected by the principal.

b. The principal performs all necessary maintenance, operation and associated O&M recordkeeping as specified in the project's approved maintenance manual.

3. The guarantee amount shall be for 20% of the total cost of the road, access, and storm drainage system construction (EMC § 18.30.120(B)). The total cost can be based on an estimate by the project engineer, or an executed construction contract. The minimum amount of the guarantee is $5,000.

4. The maintenance guarantee must be submitted to and accepted by the city prior to final acceptance.

5. For all road, access, and storm drainage facilities, the defect and maintenance guarantee time period will be 24 months (two years) unless modified by the city. The maintenance guarantee time period will begin upon final acceptance, as described in the city's Public Works Standards.

6. The city may extend the 24-month time period in the following situations:

a. Defects in design, faulty construction, insufficient storm drainage facility performance, or violations of city regulations and standards are discovered.

b. The principal is unable to demonstrate that the storm drainage facilities function properly in the final built-out condition of the project.

c. The principal has not performed the required maintenance or is unable to provide adequate documentation of their maintenance and operation activities.

7. The time period will only be extended if it is necessary to ensure adequate performance and/or compliance with city requirements. The length of any time extension will be determined by the city.

8. The principal may request in writing a reduction in the 24-month time period for projects that have met all the criteria listed below. The intent is to give the principal a method to reduce the standard 24-month time period on projects that can be built and stabilized quickly. This option does not change the terms for releasing the financial guarantee. In no event shall the time period be less than 18 months.

a. All site construction has been completed (including but not limited to houses on lots, paving, sidewalks, buildings, impervious surfaces, pervious surfaces, grading, clearing, vegetation removal, and landscaping). The city must accept that permanent erosion control measures have been fully established prior to the beginning of the wet season.

b. All storm drainage facilities must have gone through one full wet season (October 1 to April 30) after permanent erosion control establishment has been accepted.

c. The project is not being phased.

9. The city will perform regular monitoring inspections during the maintenance guarantee time period.

10. At the end of the maintenance guarantee time period, it is the principal's responsibility to request a financial guarantee release inspection by the city. This request shall be submitted to the city in writing.

11. For road, access, and storm drainage facilities that will be privately owned, maintained, and operated, the request to release the financial guarantee must include copies of all maintenance logs and documentation that show compliance with the approved maintenance manual.

12. Projects will be inspected on a first-come, first-served basis. If no deficiencies are noted, the city will release the financial guarantee. If deficiencies are noted, the principal will be notified of the specific deficiencies to be corrected. The principal will have 30 days to respond. The city may begin collection proceedings after the 30-day period if the deficiencies are not satisfactorily addressed. The guarantee will not be released until the city finds that the deficiencies have been corrected.

E. Temporary Driveway Approach Guarantee.

1. The purpose of this guarantee is to ensure the removal of the temporary driveway approach and restoration of the city right-of-way. Removal of the temporary driveway approach means to permanently close the approach by blocking, berming, fencing, or other method suitable to the city. Restoration of the city right-of-way means to restore the city road, shoulder, and storm drainage system to its condition prior to construction of the temporary driveway approach.

2. The amount for each temporary driveway approach to a city road shall be as established in the City's Fee Schedule. The temporary driveway approach guarantee must be accepted by the city prior to approval of the site development permit for the temporary driveway approach.

3. Upon removal of the temporary driveway approach and restoration of the city right-of-way, the principal will contact the city inspector and request inspection. The inspection will be completed on a first-come, first-serve basis. If the removal and restoration work is found to be acceptable, the financial guarantee will be released. If the work is not found to be acceptable, the principal will be notified of the deficiencies to be corrected, the guarantee will not be released until the work is found to be acceptable.

4. The city will provide written notice to the principal of deficiencies in the removed or constructed temporary driveway approach or the need to remove the temporary driveway approach. The principal will have 30 days to respond. The city will begin collection proceedings after the 30-day period if the deficiencies are not satisfactorily addressed and/or the temporary driveway approach is not properly removed.

F. Deeds and Easements. The following deeds and easements should be used to convey property or rights to the city:

1. Statutory Warranty Deed (individual, partnership, or corporate). This document is used to convey real property to the city.

2. Storm Sewer Easement. This document conveys to the city the right to have and maintain a storm sewer system across a specific parcel of property.

3. Slope and Utility Easement. This document conveys the right to have fill material or a cut slope and utilities on private property.

4. Quit Claim Deed. This document is used to release ownership interest when ownership is uncertain and a statutory warranty deed cannot be provided.

(Ord. 26-0708, 5/12/2026)

§ 13.05.160 July 2021 Edition, Pierce County Stormwater Management and Site Development Manual adopted.

The city adopts by reference the July 2021 Edition, Pierce County Stormwater Management and Site Development Manual ("Manual") as modified under EMC § 13.05.170.

(Ord. 05-259 § 1; Ord. 16-482 § 2 (Exh. B); Ord. 22-629 § 2 (Exh. A); Ord. 26-0708, 5/12/2026)

§ 13.05.170 Modifications to the Manual.

The city hereby amends the Manual as follows:

Replace any reference to "County" or "Pierce County" in the Manual with "City" or "City of Edgewood", unless it pertains to document recording or other services only provided by Pierce County. Replace any reference to "Planning and Public Works (PPW)" in the Manual with "Community Development and Public Works Departments". Replace any reference to "PCC Title 18E", "PCC Title 18E.70", "PCC Title 18E.80", or "Critical Areas Ordinance" with "EMC Title 14". Replace any reference to "PCC Title 18A" or "PCC Title 18J" with "EMC Title 18". Any other references to "Pierce County Code" shall remain unchanged, unless otherwise noted herein.

Volume 1 Section 1.3 How to Use this Volume - Replace Item 3 with the following:

Chapter 3 to determine what submittal requirements apply. Submittal forms can be obtained from the City of Edgewood's website: www.edgewoodwa.gov.

Volume 1 Section 1.4.2 Protection and Establishment of Natural Buffer Areas - Replace the first paragraph with the following:

Natural buffer areas may be required to protect drainage courses from erosion and pollutants. Natural buffer areas are required adjacent to all wetlands, per the city's requirements, as documented in the Edgewood critical areas maps and required by the Critical Areas Ordinance, EMC Title 14. Where development is proposed near buffer zones that have been established by the city or near an environmentally sensitive area, obtain the city's regulations regarding buffer zones.

Volume 1 Section 1.7 Relationship of this Manual to Federal, State, and Local Regulatory Requirements - Replace the second and third paragraphs with the following:

The City of Edgewood website has information on the city's permitting process, including online permit information: www.cityofedgewood.org.

Permit information can also be obtained by calling the general information line at [phone], or visiting City Hall at 10440 Dom Calata Way E, Edgewood, WA 98372.

Volume 1 Section 1.7.1 The Manual's Role as Technical Guidance and Requirements -

Replace "PCC Title 17A" under "Penalties and Enforcement" with "EMC 13.05.100".

Replace "PCC Title 17A" under "Appeals" with EMC 13.05.090.

Volume 1 Section 1.7.2 More Stringent Measures - Delete the second paragraph.

Volume 1 Section 1.7.3 Presumptive Versus Demonstrative Approaches to Protecting Water Quality - Replace the phone number at the end of the section with [phone].

Volume 1 Section 1.7.4 - Replace this section with the following:

Phase II - NPDES and State Waste Discharge Stormwater Permits for Municipalities

Certain municipalities and other entities are subject to permitting under the U.S. Environmental Protection Agency (U.S. EPA) Phase II Stormwater Regulations (40 CFR Parts 122, 123). In western Washington, Ecology has issued joint NPDES and state waste discharge permits to regulate the discharges of stormwater from the municipal separate storm sewer systems operated by small cities, including Edgewood.

The Phase II NPDES Municipal Stormwater Permit was reissued on July 1, 2024 and is available on the Ecology website: https://ecology.wa.gov/Regulations-Permits/Permits- certifications/Stormwater-general-permits/Municipal-stormwater-general-permits/Western-Washington-Phase-II-Municipal-Stormwater.

Volume 1 Section 2.2 Exemptions - Replace "PCC Title 17A" with "EMC 13.05.010".

Volume 1 Section 2.3.1 New Development - Replace the first, bold sentence with the following:

All new development shall be required to comply with Minimum Requirements #2, #4 and #5, regardless of size and even if exempt from permit application submittal.

Volume 1 Section 2.4.2

Minimum Requirement #2: Construction Stormwater Pollution Prevention

On page 2-8, add the following paragraph under the third paragraph of Section 2.4.2:

Per EMC 14.90.040(B)(5), the removal and disturbance of vegetation, clearing or grading in Landslide Hazard Management Areas shall be limited to the area of the approved development and shall not be allowed during the wet season (November 1st through May 1st), unless adequate provisions for wet season erosion have been addressed in the geotechnical report and approved by the department.

Volume 1 Section 2.4.5

Minimum Requirement #5 On-site Stormwater Management

On page 2-10, add the following paragraph under the first paragraph of Section 2.4.5:

To verify whether or not downstream drainage courses and facilities are adequate (Minimum Requirement #4), all project sites proposing 2,000 square feet or more of new and/or replaced impervious surface area with any discharge (including overflow) must perform a downstream analysis consistent with Section 3.3.4 (page 3-22, "Drainage Report Section 9", beginning at the second paragraph), from the project site to the applicable receiving water body (pothole, lake, or stream) as depicted in the city's Surface Water Management Plan.

The engineer must field inspect all existing stormwater drainage systems and determine if the capacity is adequate to handle existing flows, flows generated by the proposed project, and any overflows. Project sites tributary to a pothole will also require a zero-rise analysis of said pothole, meeting the requirements of EMC 14.80.050(E). Adequacy will be evaluated based on conveyance capacity during the 100-year peak flow, known flooding problems, erosion damage or potential, amount of freeboard in channels and pipes, and storage potential within the system. If the conveyance is deemed inadequate, the engineer must either improve the system or restrict flows leaving the project to compensate.

In lieu of this downstream analysis, the engineer may either:

1.	Demonstrate the undetained/unmitigated 100-year peak flow rate under developed conditions (i.e. overflow) will not be greater than the modeled 100-year peak flow rate under existing conditions, or
2.	Retain 100% of stormwater runoff within the project site (following the methods prescribed in the Manual), applying a 20% safety factor to the modeled stormwater retention volume(s), and no surface water will be allowed to leave the site (including overflow).

On page 2-10, replace the second paragraph of Section 2.4.5 with the following:

In addition, projects subject to the city's Development and Design Standards (per EMC 18.90 and 18.95) should review Volume VI in conjunction with Minimum Requirements #5, #6, and #7. Some of the requirements of EMC 18.90 and 18.95 may partially or fully achieve the requirements of Minimum Requirements #5, #6, and #7. Projects using infiltration for stormwater management may be subject to groundwater flow testing and flow pattern identification as part of the mitigation requirements where infiltration may cause new or exacerbate existing down-gradient flooding, erosion or landslide problems.

On page 2-12, replace the text from the top of the page to the heading "Low Impact Development Performance Standard", including Table 2.1, with the following: Projects triggering Minimum Requirements #1 through #10 shall either:

a.	Use onsite stormwater management BMPs from List #2 for all surfaces within each type of surface in List #2; or
b.	Demonstrate compliance with the LID Performance Standard and implement the soil preservation and amendment BMP described in Volume III, Section 3.1. Projects selecting this option cannot use rain gardens. They may choose to use bioretention areas as described in Volume III, Section 3.4 to achieve the LID Performance Standard.

On page 2-11, replace Figure 2.3 with the following:

Figure 2.3 Flow Chart for Determining Minimum Requirement #5 Requirements.

On page 2-15, replace the second bullet under "Competing Needs" with:

Where an LID requirement has been found to be in conflict with special design criteria found in EMC Title 18, the existing codes may supersede or reduce the LID requirement.

Volume 1 Section 2.4.6

Minimum Requirement #6 Runoff Treatment

On page 2-17, add the following before the first paragraph under "Supplemental Guidelines":

For new agricultural activities allowed under EMC 14.60.040(D) in aquifer recharge and wellhead protection areas, Integrated Pest Management (IPM) practices and fertilizer use Best Management Practices (BMPs) shall be used as described by the Washington State University Extension Service. See Appendix IV-B for an example IPM program.

Volume 1 Section 2.4.7

Minimum Requirement #7 Flow Control

There are no flow control-exempt receiving waters in the City of Edgewood. Delete the following:

• On page 2-18, first paragraph under the section heading, last sentence, delete everything after "into a fresh waterbody". Also delete the bullet points after the first paragraph, the second paragraph, and the bullet points following the second paragraph.

On page 2-19, replace the second paragraph under "Thresholds" with the following:

If any of the following conditions are met/exceeded, the standard flow control requirement for western Washington must be achieved:

On page 2-19, amend the first bulleted paragraph under Thresholds to read:

• Projects in which the total of effective impervious surfaces is 5,000 square feet or more in a threshold discharge area.

On page 2-19, replace the first paragraph under "Discharge Requirements" with the following:

It is the City's policy that stormwater be infiltrated whenever possible. Infiltration facilities shall be designed in accordance with summary standards provided for the applicant's convenience by the City, or in accordance with the Manual and associated reference documents. Projects using infiltration for stormwater management may be subject to groundwater flow testing and flow pattern identification as part of the mitigation requirements where infiltration may cause new or exacerbate existing down-gradient flooding, erosion or landslide problems.

The allowable release rates from a project are dependent upon the ultimate destination for the stormwater. All projects not directly attributable to one of the four categories defined below shall use Category A for determining the allowable discharge rates.

On page 2-19, replace first sentence under "Category A" with: "Any naturally occurring waterbody not defined as a closed depression, publicly owned regional retention and/or detention facility, or privately constructed regional retention and/or detention facility." Under "Requirements", delete the last word in the first paragraph, "unless", and the following two bullet points (which continue onto page 2-20).

In summary, all project sites shall consider forested conditions for the predeveloped scenario.

On page 2-20, under "Category B", "Requirements", first bullet point, replace both instances of the phrase "(existing)" after "predeveloped" with "(forested)". Also, after the phrase "must also be added to the final design storage volume", add the following:

without increasing the depth of the proposed facility. A zero-rise analysis shall also be performed on the closed depression, meeting the requirements of EMC 14.80.050(E). WWHM, MGSFlood, or other DOE-approved continuous runoff model shall be used in lieu of HEC-RAS for the zero-rise analysis.

On page 2-22, under "Category D", "Requirements", second bullet point, replace "Director of Pierce County Planning and Public Works" with "City of Edgewood Public Works Department", and replace "Pierce County Surface Water Management" with "the City of Edgewood Surface Water Program".

Volume 1 Section 3.2.6 Abbreviated Plan - Site Development Drawings

On page 3-7, under "Advanced Plan Requirements", replace "PCC Title 17A, Soil Engineering - Stability" in the last paragraph with "EMC 13.05.110".

Volume 1 Section 3.2.9 Abbreviated Plan - Establishment of Maintenance Covenant

On page 3-8, replace the first sentence of the second paragraph of Section 3.2.9 with the following:

The recorded maintenance covenant must be created on a city-approved form, obtainable from the City of Edgewood Surface Water Program.

Volume 1 Section 3.3.4 Drainage Control Plan - Drainage Report

On page 3-18, replace "Drainage Report Section 7 - Floodplain Analysis" with the following:

If the project is within a potential flood hazard area as defined in EMC Title 14 and indicated on the City of Edgewood's Critical Areas Map, show the 100-year flood hazard area on the plans. If the flood hazard area has not been established (or the city determines that it is in error), the city may require the applicant to establish and map the 100-year flood hazard area for the proposed project per EMC 14.80, to be submitted with the Drainage Report. For closed depressions, the analysis will be for the 100-year flood considering existing land cover conditions. For streams and other water bodies with surface outlets, the analysis will be for the 100-year flood for build out at maximum density allowed by current zoning. If the project is determined to be in the flood hazard area, additional studies per EMC 14.80 may be required. WWHM, MGSFlood, or another DOE-approved continuous runoff model shall be used in lieu of HEC-RAS for the zero-rise analysis.

On page 3-19, replace the last sentence of the first bullet under "Drainage Report Section 9 - Facility Sizing and Offsite Analysis" with the following:

The study area shall extend downstream of the proposed project discharge location to the applicable receiving water body (pothole, lake, or stream) as depicted in the city's Surface Water Management Plan.

On page 3-19, under "Drainage Report Section 9 - Facility Sizing and Offsite Analysis", between the first and second bullet, insert a new bullet reading as follows:

Project sites tributary to a closed depression/pothole will also require a zero-rise analysis meeting the requirements of EMC 14.80.050(E). WWHM, MGSFlood, or another DOE- approved continuous runoff model shall be used in lieu of HEC-RAS for the zero-rise analysis.

On page 3-21, add the following to the end of the second-to-last paragraph of "Drainage Report Section 9 - Facility Sizing and Offsite Analysis":

The engineer must determine if there is adequate capacity in the offsite conveyance system to handle existing flows, flows generated by the proposed project, and any overflows. Adequacy will be evaluated based on conveyance capacity during the 100-year peak flow, known flooding problems, erosion damage or potential, amount of freeboard in channels and pipes, and storage potential within the system.

On page 3-22, Table 3.2, replace "Pierce County Planning & Public Works (PPW)" with "City of Edgewood", remove the "Shoreline Permit" row, and replace "Wetlands Permit or Fish and Wildlife Permit" with "Critical Areas Permit".

Volume 1 Section 3.3.7 Drainage Control Plan - Establishment of Maintenance Covenant

On page 3-25, replace the first paragraph of the section with the following:

A maintenance covenant is required for each site/lot that contains stormwater management BMPs that will be maintained by a private entity such as an individual, corporation, or homeowner's association. The maintenance covenant must be created on a city-approved form (obtainable from the Edgewood Community Development Department), and any attachments shall meet the recording requirements of the Pierce County Auditor. The covenant shall be recorded at the Pierce County Auditor's office at the expense of the applicant, and shall be tied to the parcel numbers that the project is built on. All covenants must be recorded prior to final acceptance of the proposed project.

Volume 1 Appendix I-B

See EMC Chapter 14.40 for wetland protection, buffer and mitigation requirements. The requirements of EMC 14.40 shall take precedence over Appendix I-B.

Volume 1 Glossary

Areas of Special Flood Hazard: Replace with "See EMC 14.80."

County, the: Replace title with "City, the" and definition as follows:

The jurisdictional boundaries of the City of Edgewood, and the Mayor or authorized representative.

Deep and/or Fast-Flowing Water: Replace with "See EMC 14.80."

Large Lot: Deleted/Not Applicable

Large Lot Divisions: Deleted/Not Applicable

Short Plat or Short Subdivision: Replace with "As defined in EMC Title 16."

Standard Plans and Standard Specifications: Replace with "See EMC 12.02.030."

Subdivision: Replace with "As defined in EMC Title 16."

Variance: Replace "PCC Title 17A" with "EMC 13.05.080".

Volume 2 Section 2.2.1 Narrative

On page 2-4, delete the second paragraph under "Certified Erosion Control Lead".

On page 2-5, under "Financial/Ownership Responsibilities", replace "PCC Title 17A.20" with "EMC 13.05.150".

Volume 2 Section 2.3.1 Step 1 — Data Collection

On page 2-8, under the "Evaluate Zoning" bullet, replace with the following:

Determine if the site zoning per EMC Title 18 requires a full/comprehensive LID development or if the applicant chooses to apply a full/comprehensive LID development. If pursuing comprehensive LID, see Volume VI for additional requirements and guidelines.

Volume 2 Section 2.3.3 Step 3 — Construction SWPPP Development and Implementation

On page 2-17, under the Fifth bullet under Element #9, replace "County Industrial Pretreatment Program at [phone]" with "applicable purveyor

contact the City of Edgewood for more information."

On page 2-19, under the fourth sub-bullet to the fourth bullet under Element #10, replace "County Industrial Pretreatment Program at [phone]" with "applicable purveyor

contact the City of Edgewood for more information."

On page 2-19, under the last bullet under Element #10 before "Suggested BMPs", replace "County Industrial Pretreatment Program at [phone]" with "applicable purveyor

contact the City of Edgewood for more information."

Volume 2 Section 3.1 Source Control BMPs

On page 3-9, under "BMP C106: Wheel Wash", "Conditions of Use", third bullet, replace "County Industrial Pretreatment Program at [phone]" with "applicable purveyor

contact the City of Edgewood for more information."

Volume 3 Chapter 2 Hydrologic Analysis and Design Standards

On page 2-1, fourth paragraph, replace the last sentence with: Additional information on general LID site design and requirements of the city's Development and Design Standards (per EMC 18.90 and 18.95) are provided in Volume VI.

Volume 3 Section 2.5.2 Infiltration Facilities for Flow Control — Procedures

On page 2-13, under "Construct the Facility and Conduct Performance Testing:", replace with the following:

To demonstrate that the facility performs as designed, the constructed facility must be tested and monitored per the Verification of Performance requirements in Section 2.5.3, and documented as part of the facility's as-built records.

Volume 3 Section 2.5.3 General Criteria for Infiltration Basins and Trenches

On page 2-15, under "100-year Overflow Conveyance", add the following:

To verify the capacity of the overflow conveyance, a downstream analysis shall be prepared per Volume I, Chapter 2.4.5 of this manual (as modified herein). In lieu of this downstream analysis, the engineer may demonstrate 100% retention of stormwater runoff within the project site (following the methods prescribed in the Manual), apply a 20% safety factor to the modeled stormwater retention volume(s), and no surface water will be allowed to leave the site (including bypass and overflow).

Volume 3 Section 3.2.1 General Dispersion Facility Design Criteria

On page 3-7, replace the second bullet point under "General Design Criteria" with the following:

Runoff from dispersion facilities shall not be allowed for stormwater discharges up-slope from Landslide or Erosion Hazard Areas. If the natural discharge location of the site is toward a Landslide or Erosion Hazard Area, stormwater shall be conveyed down the slope in a pipe as required by Chapters 14.90 and 14.110 EMC. If the natural discharge location of the site is away from the Landslide or Erosion Hazard Area, a piped storm system shall be used to convey stormwater away from the hazard area. Stormwater management facilities for the site shall be implemented in accordance with the requirements of EMC Chapter 13.05 and the Manual as supplemented herein.

On page 3-7, add the following to the end of Section 3.2.1:

To preserve the vegetative flowpath area on the project site from alteration, the dispersion system and flowpath length shall be documented on a site plan, to be recorded on the property title. The site plan shall include the following requirements:

1.	Maintenance of vegetation in the flowpath area shall be in accordance with BMP T5.13 (or otherwise approved design).
2.	Splashblocks or gravel-filled trenches shall not be covered or removed but shall be maintained in accordance with the approved design.
3.	If the flowpath area, splashblocks, or gravel-filled trenches are disturbed, additional stormwater management facilities shall be designed and constructed in accordance with the Manual.

Volume 3 Section 3.10.2 Vegetated Roofs —Applications and Limitations

On page 3-80, replace "PCC Title 17C

Construction and Infrastructure Regulations

Building and Fire Codes" with "EMC Title 15" in the fourth bullet point of this section.

Volume 3 Section 3.12.1 Detention Ponds

On page 3-92, under "Signage" replace paragraph with the following:

Detention ponds, infiltration basins, wet ponds, and combined ponds shall have a sign placed for maximum visibility from adjacent streets, sidewalks, and paths. An example of sign specifications for a permanent surface water control pond is illustrated below.

Sample Specifications:
Size:	48 inches by 24 inches
Material:	0.125-gauge aluminum
Face:	Non-reflective vinyl or 3 coats outdoor enamel (sprayed).
Lettering:	Silk screen enamel where possible, or vinyl letters.
Colors:	White background, Black letters.
Type face:	Arial. Title: 3 inch; Sub-Title: 1 1/2 inch; Text: 1 inch; Outer Border:; 1/8 inch; Border Distance from Edge: 1/4 inch; all text 1 1/2 inch from border.
Posts:	Pressure treated, beveled tops, 1 1/2 inch higher than sign.
Installation:	Secure to chain link fence if available. Otherwise install on two 4" x 4" posts, pressure treated, mounted atop gravel bed, installed in 30-inch concrete filled post holes (8-inch minimum diameter). Top of sign no higher than 42 inches from ground surface.
Placement:	Face sign in direction of primary visual or physical access. Do not block any access road. Do not place within 6 feet of structural facilities (e.g. manholes, spillways, pipe inlets).

Volume 4 Section 1.3 What Type of Pollutants. . .

On page 1-2, first paragraph, replace "Pierce County Code (PCC) Title 11" with "EMC 13.25".

Volume 4 Section 1.4.1 Source Control Best Management Practices

On page 1-4, under item 2, third bullet, replace "County Industrial Pretreatment Program at [phone]" with "applicable purveyor

contact the City of Edgewood for more information."

Volume 4 Section 1.7 How Do I Get Started?

On page 1-6, replace the third paragraph with the following:

If you have questions, please contact the City of Edgewood Surface Water Program at [phone]. They can provide assistance over the phone and also at your business site.

Volume 4 Section 1.8 Some Important Requirements to Note

On page 1-6, replace "PCC Title 11 Illicit Stormwater Discharges" with "Chapter 13.25 EMC", replace "Pierce County Surface Water Management at [phone]" with "the City of Edgewood Surface Water Program at [phone]", and replace "Pierce County Planning and Public Works (PPW) at [phone]" with "City of Edgewood at [phone]" In the second and third paragraphs.

Volume 4 Chapter 2 Worksheet for Commercial and Industrial Activities

On page 2-1, replace "County Industrial Pretreatment Program at [phone]" with "applicable purveyor

contact the City of Edgewood for more information", and replace "Pierce County Surface Water Management at [phone]" with "the City of Edgewood Surface Water Program at [phone]" in the second and third paragraphs.

(Ord. 05-259 § 1; Ord. 16-482 § 2 (Exh. B); Ord. 20-589 § 3; Ord. 22-629 § 2 (Exh. A); Ord. 24-660 § 10 (Exh. B); Ord. 26-0708, 5/12/2026)

§ 13.05.180 Copy to be available.

One copy of the Manual, as adopted, shall be available at Edgewood City Hall for use and examination by the public.

(Ord. 05-259 § 1; Ord. 16-482 § 2 (Exh. B); Ord. 26-0708, 5/12/2026)

§ 13.05.190 Conflict of provisions.

In the event that this chapter conflicts with any provision of any other existing ordinance, the terms of this chapter shall prevail.

(Ord. 05-259 § 1; Ord. 16-482 § 2 (Exh. B))

§ 13.05.200 Severability.

Repealed by Ord. 26-0708.

(Ord. 05-259 § 1; Ord. 16-482 § 2 (Exh. B))

§ 13.05.210 Effective date.

Repealed by Ord. 26-0708.

(Ord. 05-259 § 1; Ord. 16-482 § 2 (Exh. B))