Title 22
BUILDING AND CONSTRUCTION CODES1

This title is intended for those provisions of the Code which relate to the regulation of the construction, maintenance and repair of buildings and their appurtenances. The "Uniform" Codes are contained in this title.Chapters:
Subtitle I Building Code
22.100Adoption of Building Code and Administrative Amendments22-4.1
22.110International Existing Building Code22-4.1
Subtitle IA Residential Code
22.150Adoption of Residential Code and Administrative Amendments22-4.1
Subtitle IB Grading Code
22.170Grading Code22-4.2
Subtitle II Housing Code
22.200Title, Purpose and Scope22-4.19
22.202Administration22-4.20
22.204Definitions22-6
22.206Habitable Buildings22-11
22.208Buildings Unfit for Human Habitation or Other Use22-30.3
22.210Tenant Relocation Assistance22-30.9
22.220Downtown Housing Maintenance22-60.1
Subtitle III Electrical Code
22.300Adoption of Electrical Code22-62.3
Subtitle IV Mechanical Code
22.400Adoption of Mechanical Code and Administrative Amendments22-62.3
Subtitle IVA Fuel Gas Code
22.420Adoption of Fuel Gas Code and Administrative Amendments22-62.4
Subtitle IVB Seattle Boiler and Pressure Vessel Code
22.450Adoption of Seattle Boiler and Pressure Vessel Code22-62.4
Subtitle V Plumbing Code
22.500Administration22-62.4
22.502Adoption of Uniform Plumbing Code22-63
22.504Permits and Inspections22-63
22.506Violations22-65
Subtitle VI Fire Code
22.600Seattle Fire Code22-65
22.602Fire Code Permit and Inspection Fees22-66
Subtitle VII Energy Code
22.700Administration22-76.1
Subtitle VIII Stormwater Code
22.800Title, Purpose, Scope and Authority22-76.2
22.801Definitions22-82
22.802Prohibited and Permissible Discharges22-89
22.803Minimum Requirements for All Discharges and All Real Property22-91
22.805Minimum Requirements for All Projects22-93
22.807Drainage Control Review and Application Requirements22-101
22.808Stormwater Code Enforcement22-104
Subtitle IX Permit Fees
22.900AAdministration and Enforcement22-107
22.900BGeneral Provisions22-109
22.900CFees for Land Use Review22-111
22.900DFees for New and Altered Buildings and Equipment22-114
22.900EFees for Certificates and Registrations22-131
22.900FCompliance and Other Inspections22-134
22.900GFees Collected for Other Departments22-135
Subtitle X Miscellaneous Rules and Regulations
22.902Cooperative Conversion22-137
22.903Condominium Conversion22-150
22.904Mobile Homes and Mobile Home Parks22-154
22.910Maintenance of Healthful Temperatures22-180
22.920Energy Use Benchmarking22-181

Statutory Reference: For statutory provisions on the power of first-class cities to regulate the erection and maintenance of buildings, see RCW 35.22.280; for the State Building Code Act, see RCW Ch. 19.27.

1. Cross-references: For provision on the following subjects, see Title 15 of this Code: Dangerous Buildings Ch. 15.18 Building Cleaning or Painting Ch. 15.20 Building Operations Ch. 15.22 Scaffolds Ch. 15.24 House Moving Ch. 15.25

Subtitle I
Building Code

Chapter 22.100
ADOPTION OF BUILDING CODE AND ADMINISTRATIVE AMENDMENTS

Sections:

Subchapter I Documents Adopted

22.100.010 Adoption of the International Building Code.

Subchapter I
Documents Adopted

22.100.010 Adoption of the International Building Code.

The Seattle Building Code consists of: 1) the following portions of the 2009 edition of the International Building Code published by the International Code Council: Chapters 2 through 28, and 31 through 35; 2) the amendments and additions to the 2009 International Building Code adopted by City Council by ordinance; and 3) Chapters 1, 29, and 30 adopted by City Council by ordinance. One copy of the 2009 International Building Code is filed with the City Clerk in C.F. ________.

(Ord. 123384, § 1, 2010; Ord. 122773, § 1, 2008; Ord. 122528, § 1, 2007; Ord. 121519 § 1, 2004.)

1. Editor's Note: Amendments to the 2009 International Building Code adopted by Section 1 of Ordinance 123384 are set out in Sections 2 through 33 of Ordinance 123384, on file in the City Clerk's Office.

Chapter 22.110
INTERNATIONAL EXISTING BUILDING CODE

Sections

22.110.010 Adoption of International Existing Building Code

22.110.010 Adoption of International Existing Building Code

The Seattle Existing Building Code1 consists of the following portions of the 2009 edition of the International Existing Building Code: Chapters 2 through 10, Chapters 12, 13, 15, and Appendix A, together with Chapter 1 and the amendments and additions adopted by Ordinance. One copy of the 2009 International Existing Building Code is filed with the City Clerk in C.F. 310928.

(Ord. 123379, § 1, 2010; Ord. 122529, § 1, 2007.)

1. Editor's Note: Amendments to the 2009 International Existing Building Code adopted by Section 1 of Ordinance 123379 are set out in Sections 2 through 12 of Ordinance 123379, on file in the City Clerk's Office.

Subtitle IA
Residential Code

Chapter 22.150
ADOPTION OF RESIDENTIAL CODE AND ADMINISTRATIVE AMENDMENTS

Sections:

22.150.010 Adoption of International Residential Code.

22.150.010 Adoption of International Residential Code.

The Seattle Residential Code consists of: 1) the following portions of the 2009 edition of the International Residential Code published by the International Code Council: Chapters 2 through 10, Chapters 12 through 24, Chapter 44, Appendices F and G; 2) the amendments and additions to the 2009 International Residential Code adopted by City Council by ordinance; and 3) a Chapter 1 relating to administration, permitting and enforcement adopted by City Council by ordinance. One copy of the 2009 International Residential Code is filed with the City Clerk in C.F. 310941.

(Ord. No. 123383, § 1, 2010; Ord. 122774, § 1, 2008; Ord. 122533, § 1, 2007; Ord. 121521 § 1, 2004.)

2. Editor's Note: Amendments to the 2009 International Residential Code adopted by Section 1 of Ordinance 123383 are set out in Sections 2 through 24 of Ordinance 123383, on file in the City Clerk's Office.

Subtitle IB.
Grading Code

Chapter 22.170
GRADING CODE

Sections:

22.170.010 Title

22.170.020 Scope

22.170.030 Purpose

22.170.040 Authority

22.170.050 Definitions

22.170.060 Grading Permit Required

22.170.070 Application Requirements for Grading Permits

22.170.075 Code Modifications

22.170.080 Financial Assurance and Covenants

22.170.090 Grading Permit Application Referral and Consultation

22.170.100 Cancellation of Grading Permit Applications

22.170.110 Granting or Denial of Grading Permits

22.170.120 Expiration and Renewal of Grading Permit

22.170.130 Inspection

22.170.140 Completion of Work under Grading Permit

22.170.150 Modifications During Construction

22.170.155 Review By Construction Codes Advisory Board.

22.170.160 Unsafe Premises

22.170.170 Violations and Penalties

22.170.180 Obligations Of Owners; Liability

22.170.190 General Requirements

22.170.200 Protection of Adjoining Property

22.170.210 Grading in Areas of Special Flood Hazard

22.170.220 Erosion Control

22.170.230 Boundary Location

22.170.240 Fencing

22.170.250 Severability

22.170.010 Title

This subtitle shall be known as the "Seattle Grading Code" or "Grading Code" and may be cited as either. It is referred to in this chapter as "this code". References in the Seattle Building Code to the "Stormwater, Grading and Drainage Control Code," shall be construed to include a reference to this code.

(Ord. 123107, § 1, 2009.)

22.170.020 Scope

This code applies to all grading and other land disturbing activity, including addition and replacement of impervious surface, within the City of Seattle; to the maintenance and protection of grades, slopes, and soil stability; and to the correction of hazards related to any of the foregoing.

(Ord. 123107, § 1, 2009.)

22.170.030 Purpose

The purposes of this code are to protect life, property and the environment from loss, injury and damage by pollution, erosion, flooding, landslides, strong ground motion, soil liquefaction, accelerated soil creep, settlement and subsidence, and other potential hazards, whether from natural causes or from human activity; and to provide for and promote the health, safety and welfare of the general public. This code is not intended to create or otherwise establish or designate any particular class or group of persons who will or should be especially protected or benefited by its terms.

(Ord. 123107, § 1, 2009.)

22.170.040 Authority

A. Implementation. The Director has authority to take actions appropriate to implement the provisions and purposes of this code, including, but not limited to promulgating rules and regulations; issuing interpretations; establishing and conducting inspection programs; taking enforcement action; abating nuisances; and reviewing and approving or disapproving required submittals and applications for approvals and permits.

B. Right of entry. With the consent of the owner or occupier of a building or premises, or pursuant to a lawfully issued warrant, or as may be otherwise authorized by law, the Director may enter a building or premises to implement this code.

(Ord. 123107, § 1, 2009.)

22.170.050 Definitions

For the purpose of this code, the words and phrases listed in this Section 22.170.050 in quotations have the meanings stated in this Section 22.170.050 unless the context clearly indicates otherwise. Terms that are not defined in this code and are defined in the Stormwater Code, the Seattle Building Code, Seattle Mechanical Code or Seattle Plumbing Code, unless the context clearly indicates otherwise, shall have the meanings ascribed to them in those codes, and if definitions of a term appear in more than one such other code, the definition shall be chosen based on the order stated in this sentence, so that a definition in the Stormwater Code shall prevail over another definition not contained in this Section 22.170.050. Words used in the singular include the plural, and words used in the plural include the singular.

"Abandoned solid waste disposal site" means a site where solid waste was disposed of, with or without a permit, that is no longer in use as a site for disposal of solid waste.

"Approved" means acceptable to the Director.

"Backfilling" means returning a site to its original or approved contours after earth materials were removed.

"Building permit" means a document issued by the Department of Planning and Development giving permission for construction or other specified activity in accordance with the Seattle Building Code (Chapter 22.100) or the Seattle Residential Code (Chapter 22.150).

"Business day" is a day that is not a Saturday, Sunday, or federal, state or City holiday.

"Civil engineer, licensed" means a person licensed by the State of Washington as a professional civil engineer.

"Clearing" means removal of vegetation, and removal of roots or stumps that includes ground disturbance.

"Compaction" means the densification of earth material or fill.

"Cut" means the changing of a grade by excavation.

"Development" means land disturbing activity or the addition or replacement of impervious surface.

"Director" means the Director of the Department of Planning and Development, and the Director's designees.

"Earth material" means any rock, soil, or combination thereof.

"Engineer of record" means a licensed engineer who has overall responsibility for the grading portion of the application and whose stamp is on the application materials.

"Environmentally critical area" means an area designated in Section 25.09.020.

"Erosion" means the wearing away of the ground surface as a result of mass wasting or of the movement of wind, water, ice or other geological agents, including such processes as gravitational creep.

Erosion also means the detachment and movement of soil or rock fragments by water, wind, ice, or gravity.

"Excavation" means the mechanical removal of fill or earth material.

"Existing grade" means the current surface contour of a site, including minor adjustments to the surface of the site in preparation for construction, or the surface contour that existed immediately prior to grading done without a permit.

"Exploratory excavation" means borings or small pits, hand-dug or excavated by mechanical equipment, for the purpose of determining soil characteristics or location of utilities.

"Fill" means a deposit of material placed by artificial means.

"Filling" means the activity of depositing fill.

"Geologic hazard area" has the meaning set forth in SMC Section 25.09.020, Regulations for Environmentally Critical Areas.

"Geotechnical engineer" means a person licensed by the State of Washington as a professional civil engineer who has expertise in geotechnical engineering.

"Grade" means the ground surface contour (see also "Existing grade").

"Grading" means excavation, filling, in-place ground modification, removal of roots or stumps that includes ground disturbance, stockpiling of earth materials, or any combination thereof, including the establishment of a grade following demolition of a structure.

"Grading permit" means a document issued by the Department of Planning and Development giving permission for land disturbing activity, including approval granted as a component of a building permit.

"Impervious surface" means any surface exposed to rainwater from which most water runs off. Common impervious surfaces include, but are not limited to, roof tops, walkways, patios, driveways, formal planters, parking lots or storage areas, concrete or asphalt paving, permeable paving, gravel surfaces subjected to vehicular traffic, compact gravel, packed earthen materials, and oiled macadam or other surfaces which similarly impede the natural infiltration of stormwater. Open, uncovered retention/detention facilities shall not be considered as impervious surfaces for the purposes of determining whether the thresholds for application of minimum requirements are exceeded. Open, uncovered retention/detention facilities shall be considered impervious surfaces for purposes of stormwater modeling.

"In-place ground modification" means activity occurring at or below the surface that is designed to alter the engineering parameters and physical characteristics of soil, including, but not limited to, in-situ consolidation, solidification, void space reduction and compaction.

"Land disturbing activity" means any activity resulting in a movement of earth, or a change in the existing soil cover, both vegetative and nonvegetative, or the existing topography. Land disturbing activities include, but are not limited to, clearing, grading, filling, excavation, or addition of new or the replacement of impervious surface. Compaction, excluding hot asphalt mix, that is associated with stabilization of structures and road construction shall also be considered a land disturbing activity. Vegetation maintenance practices are not considered land disturbing activities.

"Owner" means any person having title to or responsibility for a property, including a lessee, guardian, receiver or trustee, and the owner's duly authorized agent.

"Person" means an individual, receiver, administrator, executor, assignee, trustee in bankruptcy, trust estate, firm, partnership, joint venture, club, company, joint stock company, business trust, municipal corporation, the State of Washington, political subdivision or agency of the State of Washington, public authority or other public body, corporation, limited liability company, association, society or any group of individuals acting as a unit, whether mutual, cooperative, fraternal, nonprofit or otherwise, and the United States or any instrumentality thereof.

"Potentially hazardous location" includes:

1. All sites on the Hazardous Sites List compiled by the Washington State Department of Ecology pursuant to WAC 173-340-330 or any successor rule, or listed on the National Priorities List by the U.S. Environmental Protection Agency pursuant to the federal Comprehensive Environmental Response, Compensation and Liability Act (CERCLA), commonly known as the Superfund statute. When a site is no longer on either list, or when the owner otherwise establishes contamination does not pose a present or potential threat to human health or the environment, the site will no longer be considered a potentially hazardous location.

2. When designated by the Director, existing and abandoned solid waste disposal sites; and facilities for hazardous waste treatment, storage, or disposal, all as defined by the federal Solid Waste Disposal Act, 42 U.S.C. 6901, et seq.

"Preloading" means the temporary stockpiling of earth material over a site for the purpose of consolidating the existing soils.

"Public place" means streets, avenues, ways, boulevards, drives, alleys, sidewalks, and planting (parking) strips, squares, triangles and right-of-way for public use and the space above or beneath its surface, whether or not opened or improved.

"Replaced impervious surface" or "replacement of impervious surface" means for structures, the removal and replacement of impervious surface down to the foundation. For other impervious surface, the impervious surface that is removed down to earth material and a new impervious surface is installed.

"Site" means the lot or parcel, or portion of street, highway or other right-of-way, or contiguous combination thereof, where a permit for the addition or replacement of impervious surface or the undertaking of land disturbing activity has been issued or where any such work is proposed or performed. For roadway projects, the length of the project site and the right-of-way boundaries define the site.

"Slope" means an inclined ground surface.

"SMC" means Seattle Municipal Code.

"Soil" means a mass of mineral particles, with or without organic constituents, resulting from chemical and mechanical weathering of rock and decomposition of organic matter.

"Solid waste" means solid waste as defined by SMC Section 21.36.016.

"SPU" means Seattle Public Utilities.

"Terrace" means a relatively level step constructed in the face of a graded slope surface for drainage and maintenance purposes.

"Topsoil" means the weathered surface soil, usually including the organic layer, in which plants have most of their roots.

"Watercourse" means the route, constructed or formed by humans or by natural processes, generally consisting of a channel with bed, banks or sides, in which surface waters flow. Watercourse includes small lakes, bogs, streams, creeks, and intermittent artificial components (including ditches and culverts) but does not include designated receiving waters.

(Ord. 123107, § 1, 2009.)

22.170.060 Grading Permit Required

A. Grading Permit Required. Except as otherwise specifically provided in this code, a grading permit shall be obtained from the Director before commencing any activity for which a permit is required as specified in subsection 22.170.060.A. The required grading permit may be a component of a building permit, and, in this case, a separate grading permit is not required. The provisions of this chapter apply to a grading permit that is a component of a building permit except as expressly otherwise stated. Actions exempt from the requirement for a grading permit are specified in subsection 22.170.060.B.

1. General. A grading permit is required prior to any of the actions in subsection 22.170.060.A.1, whether or not the site is subject to any other provision of subsection 22.170.060.A:

a. Changing existing grade at any location more than 4 feet measured vertically, if the combined volume of excavation, filling, and other movement of earth material on a site is more than 50 cubic yards;

b. Changing the existing grade at any location more than 4 feet measured vertically, if the grading will result in a permanent slope steeper than 3 horizontal to 1 vertical;

c. Changing the existing grade at any location more than 4 feet measured vertically, if there will be a temporary slope steeper than 1 horizontal to 1 vertical;

d. Any grading if the combined volume of excavation, filling, and other movement of earth material exceeds 500 cubic yards;

e. One acre or more of land disturbing activity on a site;

f. Two thousand square feet or more of new plus replaced impervious surface.

2. Shoreline District. In the Shoreline District as established in Section 23.60.010 a grading permit is required:

a. If there will be any grading of lands covered by water;

b. If there will be any land disturbing activity within 100 feet of the ordinary high water mark; or

c. If the combined volume of excavation, filling, and other movement of earth material is more than 25 cubic yards in the area between 100 and 200 feet of the ordinary high water mark.

3. Environmentally Critical Areas and Buffers. A grading permit is required for:

a. Any land disturbing activity in riparian corridors, wetlands, wetland buffers, and shoreline buffers;

b. Land disturbing activity in liquefaction-prone areas, abandoned landfills, seismic hazards areas, peat settlement-prone areas, and volcanic hazard areas, if any threshold in subsection 22.170.060.A.1 is met or exceeded;

c. Land disturbing activity in any Environmentally Critical Area not listed in subsections 22.170.060.A.3.a and 22.170.060.A.3.b, if the combined volume of excavation, filling, and other movement of earth material is more than 25 cubic yards or grading reaches any threshold in subsection 22.170.060.A.1.

4. Potentially Hazardous Locations. A grading permit is required for any volume of excavation, filling, or other movement of earth material in potentially hazardous locations as defined in Section 22.170.050.

5. In-Place Ground Modification. A grading permit is required for any in-place ground modification. The Director may waive the requirement for a grading permit if the Director determines the in-place ground modification will be insignificant in amount or type.

6. Temporary Stockpiles. A grading permit is required for temporary stockpiles that meet or exceed any applicable threshold of subsection 22.170.060.A.1 through 22.170.060.A.5 and that are not located on sites for which a valid grading permit has been issued.

7. Grading Near Public Places. A grading permit is required to excavate or fill in excess of 3 feet, measured vertically, on private property within any area between the vertical prolongation of the margin of a public place, and a 100 percent slope line (45 degrees from a horizontal line) from the existing elevation of the margin of a public place to the proposed elevation of the private property. See Sections 15.44.020 and 15.44.030.

B. Exemptions. A grading permit is not required for the activities listed in subsection 22.170.060.B.

1. Activity conducted in the public right of way by a City agency, or under a street use permit that specifically authorizes the activity;

2. Excavation and filling of cemetery graves;

3. Exploratory excavations that comply with the requirements of subsection 22.170.190.N;

4. Operation of sewage treatment plant sludge settling ponds;

5. Operation of surface mines for the extraction of mineral and earth materials subject to the regulations and under a permit of the State of Washington;

6. Stockpiling and handling of earth material when the earth material is consumed or produced in a process that is the principal use of the site and that complies with the requirements of subsection 22.170.190.M;

7. Maintenance or reconstruction of active tracks and yards of a railroad in interstate commerce within its existing right-of-way;

8. Maintenance or reconstruction of the facilities of parks and playgrounds including work required for the protection, repair, replacement or reconstruction of any existing paths, trails, sidewalks, public improvement or public or private utility, and the stockpiling of material for these maintenance and reconstruction activities;

9. Excavation and filling of post holes;

10. Trenching and backfilling for the installation, reconstruction or repair of utilities on property other than a public right-of-way;

11. Grading done as part of a City public works project (see also Section 22.800.070);

12. Public works and other publicly funded activities on property owned by public entities, when all of the following conditions are satisfied:

a. Stormwater discharges from the property do not enter the public drainage control system or the public combined sewer system;

b. The project will not undercut or otherwise endanger adjacent property; and

c. The Director has waived grading permit requirements by interagency agreement.

13. Underground storage tank removal and replacement that is subject to regulation by a state or federal agency, unless any grading is done on a potentially hazardous location. See subsection 22.170.060.A.

14. Development undertaken by the Washington State Department of Transportation in state highway right-of-way that complies with standards established pursuant to Chapter 173-270 Washington Administrative Code, the Puget Sound Highway Runoff Program;

15. On-site work required for construction, repair, repaving, replacement or reconstruction of an existing road, street or utility installation in a public right-of-way.

C. Compliance Required. All grading and other land disturbing activity, whether or not it requires a grading permit, shall comply with the provisions of this code, the Stormwater Code, and all other applicable laws.

(Ord. 123107, § 1, 2009.)

22.170.070 Application Requirements for Grading Permits

A. General. To obtain a grading permit, the owner shall first file an application with the Director. All applications shall contain the information required in Section 22.170.070, and all additional information required by or pursuant to the Stormwater Code.

B. Plans and Information Required.

1. Projects Requiring Plans. The information listed in subsection 22.170.070.B shall be provided on plans submitted with each application for a grading permit.

Exceptions:

a. When the only grading included in an application is for an approved drainage control plan the information required in subsection 22.170.070.B is not required.

b. When the only grading included in an application for a building permit is excavation and replacement of earth material within an area 4 feet or less from the footing lines of a building or structure, plans are not required, except that the applicant shall show the location of temporary stockpiles and the slope of temporary cuts.

2. Requirements for Plans. The following information shall be submitted with applications for grading permits requiring plans.

a. A general vicinity map and legal description of the site;

b. A site plan showing:

1) location of existing buildings and structures, easements, utilities and other surface and above-ground improvements on the site;

2) the approximate location of all buildings, structures, impervious surface and other improvements on adjacent land;

3) the location of existing and planned temporary and permanent drainage control facilities, existing and proposed drainage discharge points, watercourses, drainage patterns, environmentally critical areas, and areas of standing water;

4) the approximate location, type and size of trees and other vegetation on the site;

5) designation of trees and vegetation to be removed, and the minimum distance between tree trunks and the nearest excavation and/or fill; and

6) areas where equipment traffic will be permitted and excluded;

c. A topographic map, including cross-sections of the site and adjacent property, showing the present and proposed contours of the land at not more than 2-foot contour intervals, and the location and amount of all temporary stockpiles and excavations. On steeper sites, the Director may authorize plans to show a contour interval greater than 2 feet but in no case more than a 5-foot interval. The information relating to adjacent properties may be approximated;

d. A drainage control plan as set forth in SMC Chapter 22.807, except when the grading is limited to the area providing for vehicular and pedestrian access to the building or to the temporary stockpiling of excavated material.

3. Number Required. If a grading permit is sought as a component of another permit, the minimum number of plan sets required for the grading permit application shall be the same as the number of plan sets required for the other permit application. If only a grading permit is sought, the applicant shall submit at least 3 sets of plans. Additional sets may be required by the Director.

4. Clarity of Plans. Plans shall be drawn to a clearly indicated and commonly accepted scale upon substantial paper such as blueprint quality or standard drafting paper. Tissue paper, poster board or cardboard will not be accepted. The plans shall be of microfilm quality and limited to a minimum size of 18 inches by 18 inches and a maximum size of 41 inches by 54 inches.

5. Preparation by Civil Engineer. The grading plans shall be prepared by, or under the direction of, a licensed civil engineer for all applications where the total amount of materials graded is more than 2,500 cubic yards. The Director may require that grading plans for lesser quantities be prepared by or under the direction of a licensed civil engineer for sites such as, but not limited to, those in geologic hazard areas and areas with known erosion problems.

6. Stamping by Geotechnical Engineer. When required by the Director in accordance with the provisions of this code, the grading plans shall be reviewed and stamped by the geotechnical engineer who performed the geotechnical investigation to indicate that the plans conform to the conclusions and recommendations of the investigation.

C. Information Required.

1. Information Required with Plans. The following information shall be submitted with grading plans at the time of application:

a. The disposal site for excavated materials to be removed from the site.

1) The disposal site shall be one of the following:

i. A site within the City of Seattle for which a grading permit application has been submitted;

ii. A site within the City of Seattle where a grading permit is not required for deposit of the material; or

iii. A site outside the City of Seattle.

2) The site for disposal of contaminated soils, if any, shall be consistent with all other applicable laws, regulations and ordinances, including without limitation those related to contaminated, toxic or hazardous materials.

3) If the applicant is unable to specify the disposal site at the time of application, the applicant shall request a postponement of the identification of the disposal site. The request shall include a commitment that the applicant will specify a disposal site that complies with subsection 22.170.070.C.1.a prior to any excavation.

b. Where placement of a structural fill is proposed, a description of the composition of fill material and its structural qualities;

c. Where any portion of the grading will encroach on an adjacent property, proof of ownership of the adjacent property or an easement or authorization in accordance with Section 22.170.200;

d. The immediate and long-term intended use of the property;

e. Identification of past industrial or manufacturing uses or hazardous materials treatment, disposal or storage that have occurred on the site;

f. Where a site is located in a potentially hazardous location, a copy of all applicable permit or approval applications, permits and approvals from the appropriate regulatory agencies; and

g. When required by Section 22.807.020, a Construction Stormwater Control Plan.

2. Required after Initial Screening. The Director may require the following information after the initial screening of a grading permit application:

a. Sediment and pollution. A description of methods to be used to minimize sediment or other pollution from leaving the site during and after construction and to protect cleared areas and cut and fill slopes from erosion,

b. Schedule. A time schedule of operations, including, but not limited to, implementation of the applicable requirements of Sections 22.805.010 and 22.807.020, clearing, minimization of grading of unprotected soil surfaces, restoration of topsoil and vegetative cover, and construction of improvements,

c. Survey. A survey of boundaries and topography of the site and the grades of adjacent public rights-of-way prepared by a surveyor licensed by the State of Washington,

d. Geotechnical investigation.

1) When required. A geotechnical investigation may be required when an application for a grading permit is made for property located:

i. In potentially hazardous locations;

ii. In geologic hazard areas;

iii. In areas where grading may result in instability of the site or adjoining property;

iv. In areas where soils may not be suitable for the use intended;

v. In areas where the Director determines pollutants are likely to be present; or

vi. In any area where the Director determines that the information that would be supplied by a geotechnical investigation is necessary for the review of the application.

2) Information required. The geotechnical investigation shall provide information needed to assess potential hazards associated with the site and to determine whether a grading permit should be issued. It shall comply with rules promulgated by the Director.

3) Preparation. The geotechnical investigation shall be prepared by a geotechnical engineer or other equally qualified person approved by the Director. The Director may require that the plans and specifications be stamped and signed by the geotechnical engineer to indicate that the grading and proposed structure comply with the conclusions and recommendations of the investigation.

e. Site Analysis. For properties located in any of the areas identified in subsection 22.170.070.C.2.d, an analysis and report of the following site factors, prepared by a licensed civil engineer or other person approved by the Director:

1) The hydrology of the site and the drainage basin in which the development is located; and

2) The effect of grading upon surrounding properties, watercourses and the drainage basin, including impacts on water quality and fish habitat when a stream, lake or other body of water is affected.

f. Additional information. The Director may require additional information pertaining to the specific site and any other relevant information needed in order to assess potential hazards associated with the site and to determine whether a grading permit should be issued.

3. Fees. A fee for each grading permit and for other activities related to the enforcement of this code shall be paid as set forth in the Fee Subtitle (SMC Chapters 22.900A-22.900G).

(Ord. 123107, § 1, 2009.)

22.170.075 Code Modifications

A. Grading Code modifications. The Director, upon the request of the applicant, may modify the requirements of this code for individual cases if the Director finds: (1) there are unusual practical difficulties involved in complying with the provisions of this code; (2) the modification is appropriate to mitigate the practical difficulties, and (3) the modification is in substantial conformity with the intent and purposes of this code when considered together with the characteristics of the site and other relevant circumstances. The Director may, but is not required to, record the approval of modifications and any relevant information in the files of the Director or on the approved permit plans.

B. Modifications of other codes. Nothing in this Section 22.170.075 or any other provision of this code authorizes modifications of requirements of the Stormwater Code, regulations for Environmentally Critical Areas, or any other codes, ordinances or regulations.

(Ord. 123107, § 1, 2009.)

22.170.080 Financial Assurance and Covenants

As a condition precedent to issuance of any grading permit provided for in this code, the Director may require an applicant to submit financial assurances and a covenant as provided in this Section 22.170.080.

A. Insurance.

1. The Director may require the owner(s) or contractor to carry liability and property damage insurance against bodily injury, death, disability, property damage and/or loss from or related to land disturbing activities or resulting conditions, or operation of equipment on or about the property, naming the City as an additional insured, covering any occurrence prior to determination by the Director that the requirements of the grading permit have been met. The amount and policy terms shall be commensurate with the risks as determined by the Director. The Director may require proof that the insurance is in effect prior to issuance of a grading permit.

2. The Director may also require the owner(s) to maintain a policy of general public liability insurance against personal injury, death, property damage and/or loss from activities conducted pursuant to the grading permit, or conditions caused by grading activities, and naming the City as an additional insured. The policy shall be in an amount and on terms that the Director determines to be commensurate with the risks. It shall cover a period of not more than ten years from the date of issuance of a Certificate of Occupancy or finalization of the grading permit. A certificate evidencing the insurance shall be filed with the Director before issuance of a grading permit.

3. The insurance policy shall provide that the City will be notified of cancellation of the policy at least 30 days prior to cancellation. The notice shall be sent to the Director and shall state the insured's name and the property address. If a property owner's insurance is canceled and not replaced ten days prior to a lapse in coverage, the Director may order that any further work under a grading permit stop, or issue a notice of violation, or the grading permit and any interrelated permit or approval may be revoked, including a Certificate of Occupancy or approval for occupancy.

B. Bonds, Cash Deposits or Instruments of Credit.

1. The Director may require that the owner or contractor deliver to the Director a surety bond, cash deposit or an instrument of credit in a form and amount deemed by the Director to be necessary to ensure that requirements of the grading permit are met. Surety bonds shall be furnished by a surety company licensed to do business in the State of Washington. The bond shall be conditioned that the work will be completed in accordance with the conditions of the grading permit, or, if the work is not completed, that the site will be left in a safe condition and that erosion control measures will be in place. The bond shall also be conditioned that the site and nearby, adjacent and surrounding areas will be restored if damaged or made unsafe by activities conducted pursuant to the grading permit.

2. The bond will be exonerated, or other security released, not more than one year after a determination by the Director that the requirements of the grading permit have been met. For work under a building permit, issuance of a Certificate of Occupancy or approval for occupancy following a final inspection shall be considered to be such a determination. For work under a separate grading permit, the Director's approval after completion of the final grading inspection and submittal of all required reports shall be such a determination.

C. Covenants.

1. The Director may require a covenant between the owner(s) of the property and the City prior to issuance of any permit or approval in a potential landslide area, potentially hazardous location, flood prone zone, or other area of potentially hazardous soils or drainage or erosion conditions. The covenant shall not be required where the permit or approval is for work done by the City. The covenant shall be tailored to the specific types of risks presented, shall be signed by the owner(s) of the property, shall be notarized, shall run with the land and shall include, but need not be limited to, the following:

a. A legal description of the property;

b. A description of the property condition making this subsection 22.170.080.C applicable;

c. As relevant to the property condition, commitment by the owner to maintain features of the site in such condition and such manner as will prevent harm to the public, to residents of the property, to nearby property, to streets, alleys and drainage facilities, from the activities to be done pursuant to the permit and from the related changes to the site, and to indemnify the City and its officers, employees, contractors and agents from any claims arising from the failure of the owner to comply with the commitment;

d. A statement that the owner(s) of the property understands and accepts the responsibility for the risks associated with development on the property given the described condition, and agrees to inform future purchasers and other successors and assignees of the risks;

e. The application date, type, and number of the permit or approval for which the covenant is required; and

f. A waiver and release of any right of the owner(s), the owner's heirs, successors and assigns to assert any claim against the City and its officers, employees, contractors and agents by reason of or arising out of issuance of the permit or approval by the City for the development on the property, or arising out of any inspection, statement, assurance, delay, act or omission by or on behalf of the City related to the permit or approval or the work done thereunder, and agreeing to defend and indemnify the City and its officers, employees, contractors and agents for any liability, claim or demand arising out of any of the foregoing or out of work done or omitted by or for the owner, except in each case only for such losses, claims or demands that directly result from the sole negligence of the City.

2. The covenant shall be recorded by the Director with the King County Recorder's Office, at the expense of the owner, so as to become part of the King County real property records.

D. Bonds for Grading Near Public Places. Security for grading activity covered under Section 15.44.020 shall be in accordance with Section 15.44.030.

(Ord. 123107, § 1, 2009.)

22.170.090 Grading Permit Application Referral and Consultation

The Director may refer applications for grading permits, including plans and other required information and reports, to, and may consult with, other agencies or City departments as may be appropriate. Comments and recommendations received shall be considered by the Director in making a decision regarding the grading application.

(Ord. 123107, § 1, 2009.)

22.170.100 Cancellation of Grading Permit Applications

A. Applicability of codes. Subsections 22.170.100.B through 22.170.100.D apply to applications for grading permits that are not components of building permits. Cancellation of grading permit components of building permit applications shall be done pursuant to the applicable provisions of the Seattle Building Code or the Seattle Residential Code.

B. Grounds for Cancellation. Applications may be cancelled if no permit is issued by the earlier of the following: (1) 12 months following the date of application; or (2) 60 days from the date of written notice that the permit is ready to be issued. After cancellation, plans and other data submitted for review may be returned to the applicant or destroyed by the Director.

C. Notice of Cancellation. The Director will notify the applicant in writing at least 30 days before the application is cancelled. The notice shall specify a date by which a request for extension must be submitted in order to avoid cancellation. The date shall be no more than two weeks prior to the date on which the application will be cancelled.

D. Inspection After Cancellation. If the application is canceled, the site may be inspected to verify that no work has taken place.

(Ord. 123107, § 1, 2009.)

22.170.110 Granting or Denial of Grading Permits

A. Granting.

1. If the Director finds that an application for a grading permit complies with the requirements of this code and rules promulgated hereunder, that the fees specified in the Fee Subtitle have been paid, and that the applicant has satisfied all other conditions precedent imposed by or pursuant to this code, the Stormwater Code, and rules promulgated under those codes, the Director shall issue a permit to the applicant. A permit may be granted with or without conditions. Conditions may include, but are not limited to: restricting grading work to specific seasons, months or weather conditions; limiting vegetation removal; sequencing of work; requiring that recommendations contained in the geotechnical investigation are followed; requiring observation by a licensed civil or geotechnical engineer; requiring special inspection pursuant to Section 22.170.130; requiring structural safeguards; specifying methods of erosion, sedimentation, and drainage control; specifying methods for maintenance of slope stability; retaining existing trees; requiring revegetation and grass seeding and/or long term maintenance activities; requiring compliance with SMC Chapter 25.09, Regulations for Environmentally Critical Areas, and other regulations of the City or other agencies with jurisdiction.

2. The Director may require that plans and specifications be stamped and signed by a licensed civil engineer or geotechnical engineer to indicate that the grading and proposed structure comply with the conclusions and recommendations of any required investigation or report.

B. Denial. The application for grading permit may be denied if the Director determines that the plans or proposed activity do not comply with the requirements of this code and rules promulgated hereunder, or do not accomplish the purposes of this code, or the grading or other land disturbing activity is inconsistent with the proposed development on the site, or the plans or other proposed activity do not comply with other applicable federal, state and local laws and regulations, or that the applicant has failed to satisfy any condition precedent to issuance of the permit imposed by or pursuant to this code, the Stormwater Code or rules promulgated under either code.

C. Limitations. The issuance or granting of a grading permit shall not be construed to be permission for, or an approval of, any violation of any of the provisions of this code or rules promulgated hereunder, or of any other law or regulation. A grading permit does not remove the need to obtain any other permit or approval required under any other law, ordinance or regulation.

(Ord. 123107, § 1, 2009.)

22.170.120 Expiration and Renewal of Grading Permit

A. Applicability of codes. Subsections 22.170.120.B through 22.170.120.D apply to applications for grading permits that are not components of building permits. Expiration and renewal of grading components of building permits shall occur pursuant to the applicable provisions of the Seattle Building Code or the Seattle Residential Code.

B. Expiration. Authority to do the work authorized by a grading permit expires 18 months from the date of issuance unless otherwise stated in the permit. Where advisable to satisfy the requirements or purposes of this code, the Director may issue nonrenewable grading permits that expire less than 18 months from date of issuance. Requirements of this code and conditions included in any permit do not terminate with the expiration of the grading permit unless they are explicitly identified as temporary for the duration of grading operations.

C. Renewal or Extension.

1. Unless otherwise stated in the permit, a grading permit may be renewed once for up to 18 additional months if the following conditions are met:

a. Application for renewal is made within the 30-day period immediately preceding the date of expiration of the permit; and

b. If an application for renewal is made either more than 18 months after the date of mandatory compliance with amendments to this code or the Seattle Building Code or after the effective date of an amendment to applicable provisions of the Environmentally Critical Areas Ordinance (Chapter 25.09 of the Seattle Municipal Code), the permit shall not be renewed unless:

1) The Director determines that the permit complies, or the permit is modified to comply, with the code or codes in effect on the date of application renewal; or

2) The work authorized by the permit is substantially underway and progressing at a rate approved by the Director. "Substantially underway" means that work such as excavation and inspections is being completed on a continuing basis.

2. Where advisable to satisfy the requirements or purposes of this code, the Director may issue grading permits that are not renewable, or are renewable only under specified special conditions.

3. In addition to renewals under subsection 22.170.120.C.1, a permit may be renewed, or the Director may extend a permit to expire more than 18 months from the date of issuance, if commencement or completion of the work authorized by the permit is delayed by litigation, appeals, strikes or other causes related to the work authorized by the permit, beyond the permit holder's control and the applicant submits a request for extension prior to expiration of the permit.

(Ord. 123107, § 1, 2009.)

22.170.130 Inspection

A. General. The Director may conduct or require inspection of sites to determine that work is done according to the grading permit and other applicable requirements. The Director may notify the permittee and owner if the Director determines that work is in violation of this code or the grading permit. The Director may initiate enforcement action for work that is in violation.

B. Special Inspections. The Director may require the property owner to employ a licensed civil engineer, geotechnical engineer or other person with appropriate expertise as a special inspector to conduct periodic or continuous inspection during grading, other land disturbing activity, and construction. Licensed civil and geotechnical engineers or special inspectors shall be designated in accordance with Chapter 17 of the Seattle Building Code. They shall inspect in accordance with the duties specified in Chapter 17 of the Seattle Building Code and rules adopted thereunder. The inspectors shall:

1. Not undertake or engage in other occupations that interfere or create a conflict of interest with the inspection duties during the work on the project;

2. Inspect the clearing, excavating, filling, compaction, grading, preloading, erosion and drainage control measures, and all other soils control aspects of the construction, and observe whether it complies with the approved plans;

3. Inspect soils for evidence of hazardous substances or wastes;

4. Observe whether the approved plans are sufficient to control the soil on the site and prevent off-site transport of sediment;

5. Immediately report all evidence of hazardous substances or wastes, irregularities, insufficiencies, substitutions of material or other changes from approved plans, and violations of this code to the owner's architect, engineer or contractor, and, if the project is not brought immediately into compliance, immediately notify the Director;

6. Immediately notify the Director when any condition threatens public health, safety or welfare, private or public property, or the environment, whether or not the threat is immediate or likely; and

7. Notify the Director of the time schedule for off-site disposal of excavated material and, when within the City limits, of the location of and permit number of the approved disposal site.

C. Other Inspections. Subject to the approval of the Director, a person other than a licensed civil or geotechnical engineer or special inspector may conduct the required inspection if the person is under the supervision of a licensed civil engineer or geotechnical engineer and is qualified to conduct the inspection.

(Ord. 123107, § 1, 2009.)

22.170.140 Completion of Work under Grading Permit

A. Final Inspection. Upon completion of the work, the owner shall notify the Director that the site is ready for final inspection. The Director shall not give final approval until all work, including installation of all drainage control facilities and their protective devices and all erosion control measures, has been completed in accordance with the final approved plans and required reports have been submitted.

B. Final Plans. When grading plans have been modified during construction, the Director may require an as-graded plan including existing grade, location of discharge points, elevations, and location and maintenance requirements of all surface and subsurface drainage control facilities as called out by a drainage control plan.

(Ord. 123107, § 1, 2009.)

22.170.150 Modifications During Construction

The Director may require that grading operations, other land disturbing activity, and project designs be modified during operations if physical conditions are discovered on the site that are inconsistent with the assumptions upon which the permit was based, including, but not limited to, unexpected soil or water conditions, and weather-generated problems, or if undue delays make modifications necessary. The Director may require tests, reports and geotechnical investigations to be performed and prepared by a licensed civil engineer or geotechnical engineer. Requirements may include field density tests, summaries of field and laboratory tests and other substantiating data and comments on any changes made during grading but not shown on the approved plans and their effect on the recommendations of the engineer of record.

If the permit holder makes changes after the permit has been issued, the Director may require that the changes be evaluated by the engineer of record.

(Ord. 123107, § 1, 2009.)

22.170.155 Review By Construction Codes Advisory Board.

A. Request for review. Upon request by the applicant, the Construction Codes Advisory Board as described in the Seattle Building Code (CCAB) may review decisions or actions pertaining to the administration and enforcement of this code other than stop work orders, emergency orders, notices of violations, cancellations of grading applications, and revocations of permits. Requests for CCAB review shall be submitted in writing to the Director prior to final inspection. Requests for CCAB review are not appeals.

B. Conduct of review. The review shall be conducted by a panel of three or more members of the Construction Codes Advisory Board, chosen by the Chair. The Chair shall consider the issue under review when selecting members to conduct the review. The role of the review panel is advisory only. The Director shall make any decision required. A request for review and any review process or recommendation shall not affect or defer any obligation of an applicant to comply with provisions of this code or any permit.

(Ord. 123107, § 1, 2009.)

22.170.160 Unsafe Premises

A. Definition. For the purpose of this Section 22.170.160 unsafe premises include all premises, whether improved or unimproved, and all structures whenever erected or altered, that are structurally unsound or unsafe, or that are otherwise dangerous to human life or constitute a hazard to safety, health, the environment or public welfare, because of any activity regulated by this code or any erosion, flooding, landslides, soil liquefaction, accelerated soil creep, settlement and subsidence, or earth movement.

B. Emergency Orders. Whenever the Director finds that any premises or portion thereof are in such a dangerous and unsafe condition as to constitute an imminent hazard to life or limb, the Director may issue an emergency order directing that the premises, or portion thereof, be restored to a safe condition. The order shall specify the time for compliance. The Director may order that the premises, or portion thereof, be vacated within a reasonable time, to be specified in the order. In the case of extreme danger, the order may specify immediate vacation of the premises, or may authorize disconnection of the utilities or energy source, or both. No person may occupy the premises, or portion thereof after the date on which the premises are required to be vacated until they are restored to a safe condition as required by the order and this code.

C. Hazard Correction Order. Whenever the Director finds that unsafe premises exist the Director may issue a hazard correction order specifying the conditions causing the premises to be unsafe and directing the owner or any other person responsible for the unsafe premises, or both, to correct the condition by a date certain. In lieu of correction, the owner or other person responsible may submit, not later than the date specified in the order, a report or analysis to the Director analyzing the conditions and establishing that the premises are not unsafe premises. The Director may require that the report or analysis be prepared by a licensed civil engineer. If the Director accepts the conclusions of the report or analysis, the Director shall withdraw the hazard correction order. If the Director determines that the report or analysis is not sufficient to establish that the premises are not unsafe premises, the Director shall notify the owner, and the hazard correction order shall remain in effect. The Director may issue a revised hazard correction order with a new date for correction of the condition and any other changes to the terms of the original order that the Director deems appropriate, in which case the owner or other responsible person shall not have the alternative to submit a further report or analysis unless expressly allowed by the new order.

(Ord. 123107, § 1, 2009.)

22.170.170 Violations and Penalties

A. Violations. It is a violation of this code to:

1. Violate or fail to comply with any requirement of this code;

2. Violate or fail to comply with a final order, a stop work order, an emergency order or a hazard correction order issued pursuant to the provisions of this code;

3. Act in a manner prohibited by this code or a permit, approval, rule, or order issued pursuant to this code;

4. Aid, abet, counsel, encourage, incite, induce, hire or otherwise procure another person to violate this code;

5. Remove, mutilate, destroy or conceal any notice or order issued or posted by the Director pursuant to the provisions of this code, or any notice or order issued or posted by the Director in response to a natural disaster or other emergency; or

6. Make or submit any false or misleading statement or information as part of or in connection with any application for any grading permit or any approval under this code.

B. Notice of Violation.

1. Issuance of Notice. If after investigation the Director determines that any standard or requirement of this code has been violated or that any order or requirement has not been complied with, the Director may serve a notice of violation upon the owner and on any other persons responsible for the action or condition. The notice of violation shall state the standards, orders or requirements violated, shall state what corrective action, if any, is necessary to comply with the standards, order or requirements, and shall set a time for compliance.

2. Service of Notice. The notice shall be served by personal service or regular first class mail addressed to the last known address of the person to whom it is directed. If no address is available after reasonable inquiry, the notice may be posted in a conspicuous place on the property. The notice may also be posted even if served by personal service or first class mail. The notice of violation shall be considered a final order of the Director if no request for review by the Director is made within the period allowed by subsection 22.170.170.B.3. Nothing in this Section 22.170.170 limits or precludes any action or proceeding pursuant to Section 22.170.160, and nothing in this Section 22.170.170 shall obligate or require the Director to issue a notice of violation prior to the imposition of civil or criminal penalties.

3. Review by the Director for Notice of Violation

a. Any person affected by a notice of violation issued pursuant to this code may obtain a review of the notice by making a request in writing by the earlier of ten days after service of the notice, or the date compliance is required. When the last day of the period computed is a Saturday, Sunday, federal or City holiday, the period runs until 5:00 p.m. of the next business day.

b. The review shall occur not less than ten nor more than 20 days after the request is received by the Director unless otherwise agreed by the person requesting the review.

c. Any person aggrieved by or interested in the notice of violation may submit additional information to the Director.

d. The review shall be made by a representative of the Director who will review the basis for issuance of the notice of violation and any additional information that is submitted. The reviewer may request clarification of the information received and a site visit.

e. After the review, the Director shall:

1) Sustain the notice; or

2) Withdraw the notice; or

3) Continue the review to a date certain; or

4) Amend the notice.

f. The Director shall issue an order containing the decision within 15 days of the date that the review is completed and shall cause the order to be mailed by regular first class mail to the persons requesting the review and the persons named on the notice of violation, addressed to their last known addresses.

C. Judicial Review. Because civil actions to enforce this Chapter are brought in Seattle Municipal Court pursuant to subsection 22.170.170.D, orders of the Director issued under this code are not subject to judicial review pursuant to Chapter 36.70C RCW.

D. Civil Penalties.

1. Amount of Penalties. Any person violating or failing to comply with the provisions of this code shall be subject to a cumulative civil penalty in an amount not to exceed $500 per day for each violation from the date the violation occurs or begins until compliance is achieved. In cases where the Director has issued a notice of violation, the violation will be deemed to begin, for purposes of determining the number of days of violation, on the date compliance is required by the notice of violation.

2. Municipal Court. Civil actions to enforce this code shall be brought exclusively in Seattle Municipal Court, except as otherwise required by law or court rule. In any civil action for a penalty, the City has the burden of proving by a preponderance of the evidence that a violation exists or existed. The issuance of a notice of violation or of an order following a review by the Director is not itself evidence that a violation exists or existed.

E. Alternative Criminal Penalty. Any person who violates or fails to comply with this code shall, upon conviction thereof, be punished by a fine of not more than $5000 or by imprisonment for not more than 365 days or by both such fine and imprisonment. Each day's violation or failure to comply shall constitute a separate offense.

F. Additional Relief. The Director may request that the City Attorney seek legal or equitable relief, including without limitation orders to enjoin any acts or practices or to abate or remedy any condition, when the Director deems it necessary to achieve compliance or to protect the public or the environment.

G. Notices. The Director may record a copy of any order or notice with the King County Recorder's Office, at the expense of the owner, so as to become part of the King County real property records. The Director may record with the King County Recorder's Office a notification that a grading permit has expired without a final inspection after reasonable efforts have been made to provide a final inspection.

H. Stop Work Orders.

1. Issuance of Stop Work Order. The Director may issue a stop work order whenever any work is being done contrary to the provisions of this code or contrary to the terms of any grading permit, or in the event of dangerous or unsafe conditions related to grading or any other activity regulated by this code or any grading permit, or if required insurance is not maintained or is cancelled. The stop work order shall identify the violation and may prohibit work or other activity on the site, and may require that the site be secured or put into a safe condition.

2. Service of Stop Work Order. The Director may serve the stop work order by posting it in a conspicuous place at the site, if posting is physically practicable. If posting is not physically practicable, then the stop work order may be served in the manner set forth in RCW 4.28.080 for service of a summons or by sending it by first class mail to the last known address of the property owner, the person doing or causing the work to be done, and the holder of a permit if work is being stopped on a permit. For purposes of this Section 22.170.170, service is complete at the time of posting or of personal service, or if mailed, three days after the date of mailing. When the last day of the period so computed is not a business day, the period runs until 5:00 p.m. on the next business day.

3. Effective Date of Stop Work Order. Stop work orders are effective when posted, or if posting is not physically practicable, when one of the persons identified in subsection 22.170.170.H.2 is served.

4. Review by the Director for Stop Work Orders.

a. Any person aggrieved by a stop work order may obtain a review of the order by delivering to the Director a request in writing within two business days of the date of service of the stop work order.

b. The review shall occur within two business days after receipt by the Director of the request for review unless the requestor agrees to a longer time.

c. Any person aggrieved by or interested in the stop work order may submit additional information to the Director for consideration as part of the review at any time prior to the review.

d. The review will be made by a representative of the Director who will review all additional information received and may also request a site visit. After the review, the Director may:

1) Sustain the stop work order;

2) Withdraw the stop work order;

3) Modify the stop work order; or

4) Continue the review to a date certain for receipt of additional information.

e. The Director shall issue an order of the Director containing the decision within two business days after the review and shall cause the order to be sent by first class mail to the person or persons requesting the review, any person on whom the stop work order was served, and any other person who requested a copy before issuance of the order. The City and all parties shall be bound by the order.

I. No Duty to Enforce. Nothing in this chapter shall impose on the City, the Director, or any City officer any duty to investigate, enforce, abate, or give notice of any violation of this code or any hazard or condition of any property.

J. No Duties to Other Parties Created. Nothing in this chapter creates any duty enforceable by any person except The City of Seattle.

(Ord. 123107, § 1, 2009.)

22.170.180 Obligations Of Owners; Liability

A. The owner and any other applicant, relying on their own professional consultants as may be required, have the obligation to determine that all proposed actions and all acts to be performed under any permit issued pursuant to this code or that are otherwise subject to this code, and resulting property conditions, are consistent with applicable laws, ordinances and regulations, and with all duties arising by law, contract or otherwise to others, including without limitation owners and occupiers of property in the vicinity. The owner and any other applicant, and their successors, have the obligations to maintain the property and ensure that the property conforms with applicable laws, ordinances, regulations, and permit conditions, and with all such duties, taking account of changing circumstances; to determine what additional or different measures may be required in order to ensure that the activities permitted and the resulting condition of property are safe; and to obtain such additional permits or modifications and take such additional measures as may be necessary for such purposes. The foregoing notwithstanding, nothing in this chapter shall increase the duties or obligations of the City with respect to any property owned or controlled by the City or any work done by or for the City.

B. The issuance of any permit and any approval of any activity under this code do not constitute or imply any determination either that the grading or other activity or the resulting condition of any property will be consistent with any duty that the owner, applicant, contractor or other person may have by law, contract or otherwise; or that the plans, reports, facts or opinions submitted by or for any applicant are accurate or correct. No owner, applicant, successor or other person shall be entitled to rely on the issuance of any grading permit or any terms or conditions thereof, or any approval of work thereunder, or any statement or omission of any officer, contractor or agent of the City with respect to any grading permit or any activity regulated under this code, as providing any assurance or indication that compliance with such permit or conditions or any such activity will be sufficient to protect against, or that work performed does not cause, any risk, hazard, damages, breach of duty to other parties, or violation of any law, ordinance or regulation.

C. Nothing in this code is intended to be nor shall be construed to create or form the basis for any liability on the part of the City, or its officers, employees, contractors or agents, for any injury or damage resulting from the failure of any premises or activity, whether undertaken by the City or any other person, to conform to the provisions of this code, or by reason or in consequence of any inspection, notice, order, certificate, permit or approval authorized or issued, done or omitted in connection with the implementation or enforcement of this code, or by reason of any action or inaction on the part of the City related in any manner to compliance with or enforcement of this code by its officers, employees or agents.

D. This code and any grading permit shall not be construed to relieve or lessen the responsibility of any person owning, operating, responsible for or controlling any property, building or structure, nor to relieve or lessen the liability of any such person, whether to the City or to any other person, for any death, injury, or damage to persons or property, nor shall the Department of Planning and Development or the City or its officers, employees, contractors or agents be held to have assumed or waived any such responsibility or liability by reason of anything done or omitted under this code.

(Ord. 123107, § 1, 2009.)

22.170.190 General Requirements

A. Earth Movement. Grading or other land disturbing activity shall not create or increase the likelihood of earth movement or the risk of damage due to earth movement, including, but not limited to, landslides, accelerated soil creep, settlement and subsidence, and hazards associated with strong ground motion and soil liquefaction of the site or adjoining properties.

B. Natural Features. Each grading proposal shall contain provisions for the preservation of natural drainage patterns and watercourses; for reasonable preservation of natural land and water features and other indigenous natural features of the site; and, where necessary, replacement of vegetation or other means to control runoff.

C. Watercourses. Grading shall not create or contribute to flooding, erosion, or increased turbidity, siltation or other forms of pollution in a watercourse, and shall comply with the applicable requirements of SMC Chapter 22.805. Watercourses shall not be obstructed.

D. Pollution Control. Grading and other land disturbing activity shall be performed in accordance with, and the completed work shall be in accordance with, all applicable environmental laws, rules and regulations, and with the applicable requirements of SMC Title 22, Subtitle VIII, the Stormwater Code.

E. Conformance with Application. Grading and other land disturbing activity shall be performed in accordance with the permit application approved by the Director except as allowed by Section 22.170.150, Modifications During Construction.

F. Slopes.

1. Final graded slopes shall be no steeper than is safe for the intended use. Final graded slopes shall not be steeper than 2 horizontal to 1 vertical, except that the Director may approve permanent slopes of greater steepness based on a design by the geotechnical engineer of record. If a slope stability analysis is deemed necessary by the geotechnical engineer or the Director, the analysis shall show a factor of safety of at least 1.5 for static conditions and 1.1 for pseudostatic conditions. In areas of known unsuitable soils, the Director may require slopes of lesser steepness.

2. Slopes shall be designed and constructed in a manner that will minimize erosion.

3. For requirements for the slope of temporary stockpiles, see Section 22.170.190 M.

G. Surface Preparation. The ground surface shall be prepared to receive fill by removing vegetation, non-approved materials, topsoil and other unsuitable materials, including, but not limited to, mud, peat, and other materials with insufficient strength to satisfy the design, as determined by the Director.

H. Fills. Fills shall be located so that the base edge of the fill is located more than 12 feet horizontally from the top edge of an existing slope or a planned cut slope. A sloping fill shall not be placed on top of slopes that are steeper than 1 1/2 horizontal to 1 vertical.

I. Requirements For Fill Material. Materials used in fills shall comply with the following requirements:

1. Material used in fills shall be appropriate to the site and the intended use of that portion of the site.

2. Any rock or other similar irreducible material used in a fill shall have no dimension greater than 12 inches and shall compose not more than 20% of the total fill material.

3. Topsoil shall not be used as a fill material except that the upper 12 inches of a fill site may consist of topsoil.

4. No frozen or thawing material shall be used as fill.

5. No solid waste, hazardous waste or hazardous material may be used as fill.

6. No organic material shall be used as fill unless approved by the Director.

7. As necessary, the Director may specify other characteristics of the fill material used, the degree of compaction, moisture content and the method of placement appropriate to the site and the intended use of that portion of the site and the requirements for water retention, drainage control and erosion control.

J. Terraces. The Director may require steps and terraces sufficient to control surface drainage and deposit of debris. Suitable access to the terraces shall be provided to permit proper maintenance.

K. Subsurface Drainage. Cut and fill slopes shall be provided with subsurface drainage when needed to maintain slope stability.

L. Access. When an adjoining site relies on the site to be graded for pedestrian or vehicular access, the Director may require reasonable access to be maintained to the adjoining site.

M. Stockpiling of Earth Materials.

1. General. Stockpiling of any kind shall not adversely affect the lateral support or significantly increase the stresses in or pressure upon any adjacent or contiguous property. Stockpiling shall comply with the applicable erosion control requirements for temporarily exposed soils set forth in SMC Section 22.805.010 and rules promulgated under that section.

2. Temporary Stockpiling During Construction or Grading. Temporary stockpiles of earth materials during construction or grading shall not exceed 10 feet in height. Stockpiles shall have slopes no steeper than one horizontal to one vertical.

3. Stockpiling and Handling of Earth Materials in Processing. Earth materials consumed or produced in a process may be stockpiled and handled on a site if the process is the principal use of the site.

4. Removal. Temporary stockpiles shall be removed prior to final inspection for a grading permit where no building permit is issued on the same site. Where grading is approved as a component of a building permit, temporary stockpiles shall be removed prior to issuance of a Final Certificate of Occupancy or approval for occupancy after a final inspection.

N. Exploratory Excavations. Exploratory excavations shall be performed under the direction of a licensed civil engineer or geotechnical engineer. No stockpiles of materials shall remain after completion of the exploratory activities. The grading shall comply with other requirements that may be established by the Director.

O. Excavations Near Footings or Foundations. Excavations for any purpose shall not remove lateral support from any footing or foundation without first underpinning or protecting the footing or foundation against settlement or lateral translation.

(Ord. 123107, § 1, 2009.)

22.170.200 Protection of Adjoining Property

A. General. The provisions of this Section 22.170.200 apply to permanent and temporary protection of, and encroachment on, adjoining property except as specifically limited. If grading will permanently encroach on adjoining property, a separate permit shall be obtained for the adjoining property according to Section 22.170.060.

B. Maximum Slopes. When the existing grade of a site is altered by filling, excavating, or moving of earth materials, the owner shall protect all adjoining property during grading and construction from encroachment or collapse by sloping the sides of the temporary grading at a slope that is safe and not steeper than 1 horizontal to 1 vertical. In addition, adjoining property shall be protected from encroachment or collapse by sloping the sides of the permanent grading at a slope not steeper than 2 horizontal to 1 vertical. The Director may approve permanent slopes of greater steepness based on a design by the geotechnical engineer of record. If a slope stability analysis is deemed necessary by the geotechnical engineer or the Director, the analysis shall show a factor of safety of at least 1.5 for static conditions and 1.1 for pseudostatic conditions. In areas of known unsuitable soils, the Director is authorized to require slopes of lesser steepness.

C. Encroachments.

1. All grading and other land disturbing activity shall occur entirely within the site unless encroachment on adjoining property is allowed by the Director. Encroachment may be permitted where the applicant provides one of the following:

a. Proof of ownership of the adjoining property by the applicant; or

b. An easement, granted by the fee owner of the encroached-upon property, which authorizes the encroachment on the adjoining property; or

c. A letter or agreement signed by the fee owner of the adjoining property, which authorizes such temporary encroachments during construction on the adjoining property as temporary change of grade, temporary stockpiling or shoring tiebacks.

2. When an application for grading permit includes an easement authorizing permanent encroachment on adjoining property, the easement instrument shall be provided to the Director by the applicant prior to issuance of any grading permit. The instrument shall specify the purpose for granting the encroachment. The instrument shall be recorded with the King County Recorder's Office.

3. Any instrument, letter or agreement authorizing temporary encroachment shall state that it will terminate only after the grading work is completed in accordance with Section 22.170.140.

D. Setbacks. The tops and toes of graded slopes shall be set back from property boundaries and structures as far as is necessary for safety and foundation support and to prevent damage resulting from drainage or other water runoff, erosion or excessive loading.

(Ord. 123107, § 1, 2009.)

22.170.210 Grading in Areas of Special Flood Hazard

A. In addition to requirements for grading permit set forth in this code, all grading in areas of special flood hazard, as identified in the report entitled "Flood Insurance Study for King County, Washington and Incorporated Areas" and the accompanying Flood Insurance Rate Maps that are filed with the City Clerk in C.F. 296948, is subject to additional standards and requirements, including floodplain development approval or a Floodplain Development License, as set forth in SMC Chapter 25.06, the Seattle Floodplain Development Ordinance. Grading in a flood-prone area as defined in SMC 25.09.020 is subject to the requirements of SMC Chapter 25.09, Regulations for Environmentally Critical Areas.

B. Grading and fill shall not be done or permitted in areas of special flood hazard.

Exceptions:

1. Where fill is placed, compacted and sloped to minimize shifting, slumping and erosion during the rise and fall of flood water and, as applicable, wave action;

2. In floodways, where it has been demonstrated through hydrologic and hydraulic analyses performed by a registered design professional in accordance with standard engineering practice that the proposed grading or fill, or both, will not result in any increase in flood levels during the occurrence of the design flood as defined in the Seattle Building Code;

3. In flood hazard areas subject to high-velocity wave action as defined in the Seattle Building Code, where filling is conducted and/or fill is placed to avoid diversion of water and waves toward any building or structure;

4. Where the Federal Emergency Management Agency has specified design flood elevations but has not designated floodways and the applicant demonstrates that the cumulative effect of the proposed flood hazard area encroachment, when combined with all other existing and anticipated flood hazard area encroachment, will not increase the design flood elevation more than 1 foot at any point.

(Ord. 123107, § 1, 2009.)

22.170.220 Erosion Control

A. Methods. Grading and other land disturbing activity shall comply with the applicable requirements set forth in SMC Title 22, Subtitle VIII, the Stormwater Code and rules promulgated thereunder. Devices or procedures for erosion control shall be initiated or installed prior to commencing grading operations when technically feasible, and in any case as soon thereafter as is technically feasible, and shall be maintained or altered to prevent erosion and sediment transport from the site according to the means and methods of construction activity.

B. Exposure. Grading and other land disturbing activity shall be conducted so as to expose the smallest practical area of soil to erosion for the least possible time. Grading and other land disturbing activity shall comply with the applicable requirements for exposed soils, including best management practices, promulgated pursuant to SMC Title 22, Subtitle VIII, the Stormwater Code.

C. Project Completion. Before the completion of the project, all exposed soils that have been disturbed shall be permanently stabilized. Methods such as permanent seeding, planting, and sodding may be specified by rules promulgated by the Director.

(Ord. 123107, § 1, 2009.)

22.170.230 Boundary Location

The Director may require sufficient staking of property lines, top and toe of the fill and all areas where equipment traffic is to be excluded. Stakes shall be at least 2-inch by 2-inch posts or one and 1/2-inch pipes that are readily visible and durable. Stakes shall be maintained and visible during grading operations to enable the Director to determine property lines, the top and toe of the fill and excluded areas. The Director may require a survey prepared by a land surveyor licensed by the State of Washington.

(Ord. 123107, § 1, 2009.)

22.170.240 Fencing

The Director may, during grading operations at a permitted grading site, require fencing and a lockable gate of suitable materials to control access to the grading site until all grading activity is complete, or until a Certificate of Occupancy is issued, whichever occurs last. Failure of the Director to require a fence does not relieve the owner of liability arising out of access to and use of the site.

(Ord. 123107, § 1, 2009.)

22.170.250 Severability

The provisions of this subtitle are declared to be separate and severable and the invalidity of any clause, sentence, paragraph, subdivision, section or portion of this subtitle, or the invalidity of the application thereof to any person or circumstance shall not affect the validity of the remainder of this subtitle or the validity of its application to other persons or circumstances.

(Ord. 123107, § 1, 2009.)

Subtitle II
Housing Code

Severability: The several provisions of this subtitle are declared to be separate and severable and the invalidity of any clause, sentence, paragraph, subdivision, section, or portion of this subtitle, or the invalidity of the application thereof to any person or circumstance shall not affect the validity of the remainder of this subtitle or the validity of its application to other persons or circumstances.

(Ord. 106319 § 6.02, 1977.)

Chapter 22.200
TITLE, PURPOSE AND SCOPE

Sections:

22.200.010 Title.

22.200.020 Declaration of findings and intent.

22.200.030 Scope.

Cases: Violations of the Seattle Housing Code are by reference made violations of the State Landlord/Tenant Act, RCW 59.18.060(1). State v. Schwab, 103 Wn.2d 542, 544, 693 P.2d 108 (1986).

22.200.010 Title.

The ordinance codified in Chapters 22.200 through 22.208 of this subtitle shall be known and may be cited as the "Housing and Building Maintenance Code" and is referred to herein as "this Code."

(Ord. 113545 § 2(part), 1987.)

22.200.020 Declaration of findings and intent.

A. It is found and declared that there exist, within The City of Seattle, buildings together with appurtenant structures and premises that are substandard, deteriorating, in danger of causing or contributing to the creation of slums or otherwise blighted areas, and hazardous to the health safety and general welfare of the public.

B. It is further found and declared that these conditions are the result of, among other causes: inadequate original construction; dilapidation; failure to repair; lack of proper sanitary facilities and maintenance; structural defects; vacant or abandoned buildings or properties; overcrowding; electrical, mechanical and other defects increasing the hazards of fire, accidents or other calamities; uncleanliness; inadequate heating, lighting and ventilation.

C. It is further found that maintenance of the housing stock is critical to the health, safety and welfare of the general public and it is the intent of this Code to assure the preservation of the existing supply of housing in The City of Seattle by establishing minimum standards and an effective means for enforcement and by encouraging the rehabilitation and re-use of existing structurally sound buildings.

D. It is further found and declared that arbitrary eviction of responsible tenants imposes upon such tenants the hardship of locating replacement housing and provides no corresponding benefit to property owners.

E. It is further found and declared that tenants who do not respect the rights of others impose unnecessary hardship.

F. It is the intent of this Code that relocation assistance payments required by Subtitle II of Title 22 shall be in addition to a refund from the property owner of any deposits and of other sums to which a tenant is lawfully entitled under state or federal law.

G. The express purpose of this Code is to provide for and promote the health, safety and welfare of the general public, and not to protect individuals or create or otherwise establish or designate any particular class or group of persons who will or should be especially protected or benefited by the terms of this Code. The obligation of complying with the requirements of this Code and the liability for failing to do so is hereby placed upon the property owner and/or occupant or persons responsible for the condition of the buildings or premises.

(Ord. 121076 § 1, 2003: Ord. 115671 § 1, 1991; Ord. 115671 § 1, 1991; Ord. 113545 § 2(part), 1987.)

22.200.030 Scope.

This Code shall apply to all buildings, appurtenant structures and premises, now in existence or hereafter constructed; provided, that:

A. The minimum standards of the Seattle Building, Mechanical, Fire, Electrical and Plumbing Codes1 in effect when a building, structure or premises was constructed, altered, rehabilitated or repaired shall apply to the construction, alteration, rehabilitation and repair, and shall apply to maintenance except when this Code specifically requires higher standards;

B. The minimum standards set forth in SMC Sections 22.206.010 through 22.206.140 shall be advisory only for all housing units that are owner-occupied and in which no rooms are rented or leased to others, except as provided by Section 22.202.035 for owner-requested inspections; and

C. The minimum standards of this Code shall not apply to any structure constructed and maintained in compliance with standards and procedures of the Seattle Building, Mechanical, Fire, Electrical and Plumbing Codes currently in effect.

(Ord. 120087 § 1, 2000; Ord. 113545 § 2(part), 1987.)

1. Editor's Note: The codes mentioned here are codified in the following subtitles of this Title: Building, Subtitle I; Mechanical, Subtitle IV; Fire, Subtitle VI; Electrical, Subtitle III; Plumbing, Subtitle V.

Chapter 22.202
ADMINISTRATION

Sections:

22.202.010 Enforcement authority– Rules.

22.202.020 Fees.

22.202.030 Right to entry.

22.202.035 Owner-requested inspections.

22.202.040 Liability.

22.202.050 Housing and Abatement Accounting Unit.

22.202.060 Emergency Relocation Assistance Accounting Unit.

22.202.010 Enforcement authority– Rules.

A. Enforcement. The Director is hereby designated the City Official to exercise the powers granted by this Code, except that the Chief of Police is authorized to administer and enforce Sections 22.206.180 and 22.206.190 and shall have equal authority with the Director for enforcement of SMC Sections 22.206.140 and 22.206.160 B3. In enforcing SMC Sections 22.106.180 and 22.206.190, the Chief of Police shall encourage any owner(s) and tenant(s) involved to engage in mediation or binding arbitration pursuant to RCW 59.18.315 through RCW 59.18.350 of the State Residential Landlord Tenant Act to resolve outstanding disputes between them.

B. Rules. The Director is authorized to adopt, in accordance with the Administrative Code1 of The City of Seattle, such rules as are necessary to implement the requirements of this Code and to carry out the duties of the Director hereunder.

(Ord. 120302 § 1, 2001; Ord. 113545 § 3(part), 1987.)

1. Editor's Note: The Administrative Code is codified in Chapter 3.02 of this Code.

22.202.020 Fees.

Fees or charges for advisory inspections, inspections for monitoring vacant buildings, and for requested services shall be as specified in the Permit Fee Ordinance (SMC Chapter 22.900). No fee shall be charged for inspections in response to citizen complaints.

(Ord. 113545 § 3(part), 1987.)

22.202.030 Right to entry.

The Director or the Director's designee may, with the consent of an occupant or owner, or pursuant to a lawfully issued warrant, enter any building, structure or premises in the City to perform any duty imposed by this Code.

(Ord. 113545 § 3(part), 1987.)

22.202.035 Owner-requested inspections.

The Director is authorized to make inspections upon the receipt of a request from an owner and upon receipt of payment in accordance with the Permit Fee Ordinance (SMC Chapter 22.900) for the purpose of determining whether buildings and properties comply with the standards of this Code. Such inspections may include owner-occupied, single-family dwelling units otherwise beyond the scope of this Code. The standards used in the inspection shall include all the standards of this Code, including those items from which single-family dwellings are otherwise exempted. As a result of an owner-requested inspection, the Director shall require compliance with the following provisions of this Code and no others:

A. Section 22.206.140 in housing units other than owner-occupied housing units in which no rooms are rented or leased to others;

B. Section 22.206.130 in structures that are tenant-occupied;

C. Section 22.206.260.

(Ord. 113545 § 3(part), 1987.)

22.202.040 Liability.

Nothing contained in this Code is intended to be nor shall be construed to create or form the basis for any liability on the part of the City, or its officers, employees or agents, for any injury or damage resulting from the failure of an owner of property or land to comply with the provisions of this Code, or by reason or in consequence of any inspection, notice, order, certificate, permission or approval authorized or issued or done in connection with the implementation or enforcement of this Code, or by reason of any action or inaction on the part of the City related in any manner to the enforcement of this Code by its officers, employees or agents.

(Ord. 113545 § 3(part), 1987.)

22.202.050 Housing and Abatement Accounting Unit.

A restricted accounting unit designated as the "Housing and Abatement Account" is established in the Construction and Land Use Fund from which account the Director is hereby authorized to pay the costs and expenses incurred for the repair, alteration, improvement, vacation and closure, removal or demolition of any building, structure or other dangerous condition pursuant to the provisions of this Code, or pursuant to any other ordinance administered and enforced by the Director declaring any building, structure or premises to be a public nuisance and ordering the abatement thereof. Money from the following sources shall be paid into the Housing and Abatement Accounting Unit:

A. Sums recovered by the City as reimbursement for costs incurred by the City for the repair, alteration, stabilization, improvement, vacation and closure, removal or demolition of buildings or structures in accordance with this Code;

B. Sums recovered by the City as reimbursement for costs and expenses of abatement of buildings, structures and premises declared to be public nuisances;

C. The unencumbered balance remaining in the Housing and Abatement Revolving Fund created by Ordinance 106319;

D. Other sums that may by ordinance be appropriated to or designated as revenue of the account;

E. Other sums that may by gift, bequest or grant be deposited in the account; and

F. Fines and penalties collected pursuant to subsections A, B, D, E, F, and G of Section 22.206.280 and Section 22.208.150.

(Ord. 122397, § 1, 2007; Ord. 121076 § 2, 2003: Ord. 120537 § 4, 2001; Ord. 119509 § 1, 1999; Ord. 114815 § 1, 1989: Ord. 113545 § 3(part), 1987.)

22.202.060 Emergency Relocation Assistance Accounting Unit.

A restricted accounting unit designated as the "Emergency Relocation Assistance Account" is established in the Construction and Land Use Fund, from which account the Director is hereby authorized to pay relocation assistance pursuant to SMC Section 22.206.265, when a property owner is required to deposit such assistance pursuant to SMC Section 22.206.260.

A. The total amount of unreimbursed advances from this account shall not exceed Fifty Thousand Dollars ($50,000.00) at any given time.

B. Money from the following sources shall be paid into the Emergency Relocation Assistance Account.

1. Fines and penalties collected pursuant to subsection C of SMC Section 22.206.280;

2. Sums that may by ordinance be appropriated to to or designated as revenue to this account;

3. Other sums that may by gift, bequest or grant be deposited in this account;

4. Reimbursement of monies paid to The City of Seattle as relocation assistance from this account; and

5. Relocation assistance monies deposited by property owners with the Director pursuant to subsection G of SMC Section 22.206.260.

(Ord. 121076 § 3, 2003.)

Chapter 22.204
DEFINITIONS

Sections:

22.204.010 General provisions.

22.204.020 "A."

22.204.030 "B."

22.204.040 "C."

22.204.050 "D."

22.204.060 "E."

22.204.070 "F."

22.204.080 "G."

22.204.090 "H."

22.204.100 "I."

22.204.120 "K."

22.204.130 "L."

22.204.140 "M."

22.204.160 "O."

22.204.170 "P."

22.204.190 "R."

22.204.200 "S."

22.204.210 "T."

22.204.220 "U."

22.204.230 "V."

22.204.240 "W."

22.204.260 "Y."

22.204.010 General provisions.

A. For the purpose of this Code, certain terms, phrases, words and their derivations shall be construed as specified in this chapter. Words used in the singular include the plural, and words used in the plural include the singular. Words used in the masculine gender include the feminine and words used in the feminine gender include the masculine.

B. Whenever the words "apartment house," "building," "dormitory," "dwelling," "dwelling unit," "guest room," "habitable room," "hotel," "housekeeping room," "housing unit," or "structure" are used in this Code, such words shall be construed as if followed by the words "or any portion thereof."

(Ord. 113545 § 4(part), 1987.)

22.204.020 "A."

A. "Advisory inspections" means an owner-requested inspection pursuant to Section 22.202.035.

B. "Apartment house" means any building containing three (3) or more dwelling units and shall include residential condominiums, townhouses and cooperatives.

C. "Approved" means approved by the Director or by the Director of Seattle-King County Public Health, or by the Director of Seattle Public Utilities, or by the Fire Chief, as the result of investigations or tests, or approved by the Director by reason of accepted principles or tests recognized by authorities, or technical or scientific organizations.

(Ord. 118396 § 169, 1996: Ord. 113545 § 4(part), 1987.)

22.204.030 "B."

A. "Basement" means any floor level below the first story in a building. See "Story."

B. "Building" means any structure which is used, designed or intended to be used for human habitation or other use.

C. Building, Closed. See "Building, closed to unauthorized entry."

D. Building, Closed to Entry. See "Building, closed to unauthorized entry."

E. "Building, closed to unauthorized entry" means a building which meets the standards of Section 22.206.200 A4.

F. Building, Historic. "Historic building" means a building or structure which has been nominated or designated for preservation by the Seattle Landmarks Preservation Board pursuant to SMC Sections 25.12.350 through 25.12.440 or The State of Washington; has been listed, or has been determined eligible for listing on the National Register of Historical Places or on the Washington State Register of Historic Places; or is located in a landmark historic district created pursuant to SMC Chapter 25.12 and is subject to landmark controls imposed by a landmark district designating ordinance.

G. "Building service room" means a room available for the joint use of occupants of two (2) or more housing units, other than public hallways and exit passages, e.g. game rooms, laundry rooms, saunas and TV rooms.

H. Building, Vacant. See "Building, vacated."

I. Building, Vacated. "Vacated building" means a building that is unoccupied and is not used as a place of residence or business. At the discretion of the Director, a portion of a vacated building may be occupied if the occupied portion meets the standards for habitable buildings specified in this Code and the vacated and closed portion complies with the standards for vacant buildings in Section 22.206.200.

(Ord. 113545 § 4(part), 1987.)

22.204.040 "C."

A. "Cabinets" means open shelving, curtained shelving or shelving equipped with doors.

B. "Certificate of Compliance" means a certificate issued by the Director, based upon an inspection which certifies that required corrections have been made.

C. Closed. See "Building, closed to unauthorized entry."

D. Closed to Unauthorized Entry. See "Building, closed to unauthorized entry."

E. "Court" means a space, open and unobstructed to the sky, located at or above grade level on a lot and bounded on three (3) or more sides by building walls.

(Ord. 115671 § 2, 1991; Ord. 113545 § 4(part), 1987.)

22.204.050 "D."

A. "Director" means the Director of the Department of Planning and Development for the City of Seattle and/or the Director's designee.

B. "Dormitory" means a guest room containing two (2) or more beds.

C. "Dwelling" means any building containing two (2) or fewer dwelling units.

D. "Dwelling unit" means a building or portion of a building intended to be occupied by one (1) family and containing sleeping, eating, cooking and sanitation facilities required by this Code.

(Ord. 121276 § 18, 2003; Ord. 120087 § 2, 2000: Ord. 115671 § 3, 1991; Ord. 113545 § 4(part), 1987.)

22.204.060 "E."

A. "Existing" means in existence prior to adoption of this Code.1

B. "Exit" means a continuous and unobstructed means of egress from any place in a building, including intervening aisles, doors, doorways, corridors, exterior exit balconies, ramps, stairways, smokeproof enclosures, horizontal exits, exit passageways, exit courts, yards, or any other permitted means of egress to a street, alley or other public way.

C. "Exterior stairs on grade" means any outside stairs that are no more than eighteen inches (18") above finished grade.

(Ord. 115671 § 4, 1991; Ord. 113545 § 4(part), 1987.)

1. Editor's Note: Chapters 22.200 through 22.208 of this Code were adopted by Ordinance 113545, passed by the Council on August 10, 1987.

22.204.070 "F."

A. "Family" means any number of related persons or eight (8) or fewer unrelated persons.

B. "Fire resistance" or "fire-resistive construction" means construction that resists the spread of fire, as specified in the Seattle Building Code.1

(Ord. 113545 § 4(part), 1987.)

1. Editor's Note: The Building Code is codified in Subtitle I of this Title.

22.204.080 "G."

A. "Garage" means a building designed, used or intended to be used for parking or storage of vehicles.

B. "Garbage" means all discarded putrescible waste matter, but not including sewage or human or animal excrement.

C. "Garbage can" means a watertight container not exceeding thirty-two (32) gallons in capacity, weighing not over twenty-six (26) pounds when empty and without cover, fitted with two (2) sturdy handles, one (1) on each side, and a tight cover equipped with a handle, or a "sunken can" or other container, as required by the Director of Seattle Public Utilities. A "sunken can" is any garbage can which is in a sunken covered receptacle specifically designed to contain one (1) or more garbage cans the tops of which are approximately at ground level.

D. "Governmental entity" means the United States Government and its agencies, The State of Washington and its agencies, counties, cities, and other political subdivisions of The State of Washington.

E. "Grade" means the lowest point of elevation of the finished surface of the ground, paving, or sidewalk within the area between the building and the property line, or when the property line is more than five feet (5') from the building, between the building and a line five feet (5') from the building.

F. "Guest" means any person occupying a guest room pursuant to a rental agreement.

G. "Guest room" means a room or rooms used or intended to be used for living and sleeping purposes and which may share common bathrooms and cooking facilities.

(Ord. 118396 § 170, 1996: Ord. 117861 § 1, 1995: Ord. 113545 § 4(part), 1987.)

22.204.090 "H."

A. "Habitable room" means space in a building occupied, used, designed or intended to be used for living, sleeping, eating or cooking. Bathrooms, toilet compartments, closets, halls, laundry rooms, storage or utility space, and similar areas are not habitable rooms.

B. "Hazard" means a condition that exposes any person to the risk of illness, bodily harm, or loss of or damage to possessions.

C. Historic. See "Building, historic."

D. "Hotel" means a building which contains six (6) or more guest rooms and is intended for occupancy by transients.

E. "Housekeeping unit" means a housing unit of one (1) or more rooms, used for living, sleeping and cooking and sharing a common bathroom.

F. "Housing unit" means any dwelling unit, housekeeping unit, guest room, dormitory, or single room occupancy unit.

(Ord. 115671 § 5, 1991; Ord. 113545 § 4(part), 1987.)

22.204.100 "I."

A. "Inaccessible service area" means an area which is not a habitable room, is not located within any housing unit and is not accessible to tenants or their guests but which contains electrical, mechanical or other service facilities, access to which is limited to the owner or maintenance staff. Examples of inaccessible service areas would include boiler rooms, elevator equipment rooms and similar areas.

B. "Infestation" means the presence of insects, rodents, or other pests in or around a building, in such numbers as may be detrimental to the health, safety, or general welfare of the occupants thereof.

(Ord. 115671 § 6, 1991; Ord. 113545 § 4(part), 1987.)

22.204.120 "K."

A. "Kitchen" means a space or room used, designed or intended to be used for the preparation of food.

(Ord. 113545 § 4(part), 1987.)

22.204.130 "L."

A. "Lawfully installed" means installed in accordance with the requirements of approved codes or ordinances of the City.

B. Lease. See "Rental agreement."

(Ord. 113545 § 4(part), 1987.)

22.204.140 "M."

A. "Maintenance room" means a room for the maintenance of mechanical, electrical, heating and other building systems, e.g. boiler rooms, gas and electric meter rooms, elevator control rooms, and workrooms for maintenance employees, but excluding such spaces as janitors' broom closets.

(Ord. 113545 § 4(part), 1987.)

22.204.160 "O."

A. "Occupancy" means the purpose for which a building is used or intended to be used.

B. "Occupant" means a person, over one (1) year of age, occupying or having possession of a building or any portion thereof.

C. "Occupant load" means the total number of persons that may lawfully occupy a building at one (1) time, as determined by the Seattle Building Code.1

D. "Owner" means any person who, alone or with others, has title or interest in any building, with or without accompanying actual possession thereof, and including any person who as agent, or executor, administrator, trustee, or guardian of an estate has charge, care, or control of any building.

(Ord. 113545 § 4(part), 1987.)

1. Editor's Note: The Building Code is codified in Subtitle I of this Title.

22.204.170 "P."

A. "Party affected" means any owner, tenant, or other person having a direct financial interest in a building or adjacent property, or any person whose health or safety is directly affected by the condition of a building.

B. "Person" means any individual, firm, corporation, association, governmental entity, or partnership and its agents or assigns.

C. "Plumbing system" means any potable water distribution piping, and any drainage piping within or below any building, including rainwater leaders and all plumbing fixtures, traps, vents and devices appurtenant to such water distribution or drainage piping and including potable water treating or using equipment, and any lawn-sprinkling system.

D. "Premises" means a plot of ground, whether occupied by a structure or not.

(Ord. 117861 § 2, 1995: Ord. 113545 § 4(part), 1987.)

22.204.190 "R."

A. "Receptacle" means an electrical contact device installed at an outlet for the connection of a single electrical attachment plug.

B. "Receptacle outlet" means an electrical outlet where one (1) or more receptacles are installed.

C. "Rental agreement" means an agreement, oral or written, relating to the use and occupancy of a building, structure or premises.

D. "Rubbish" means all discarded nonputrescible waste matter.

(Ord. 115671 § 7, 1991; Ord. 113545 § 4(part), 1987.)

22.204.200 "S."

A. "Single-family dwelling unit" means a detached structure containing one (1) dwelling unit and having a permanent foundation.

B. "Single room occupancy unit (S.R.O. unit)" means an existing housing unit with one (1) combined sleeping and living room of at least seventy (70) square feet but of not more than one hundred thirty (130) square feet. Such units may include a kitchen and a private bath.

C. "Smoke detector" means an approved device which senses the products of combustion. The device shall be approved by a testing agency having a service for inspection of materials and workmanship at the factory during fabrication and assembly.

D. "Stairway enclosure" means the space enclosing interior stairs, landings between flights, corridors, and passageways used for direct exit to the exterior of a building, and any lobbies or other common areas that open onto such direct exits. Any space in a lobby or common area that is separated from a direct exit by a one (1) hour fire assembly shall not be considered part of a stairway enclosure.

E. "Storage room" means a room for the storage of supplies or personal belongings in a location other than an individual housing unit, but excluding such spaces as personal storage lockers.

F. "Story" means that portion of a building included between the upper surface of any floor and the upper surface of the floor next above; provided, that the top story is that portion of a building included between the upper surface of the topmost floor and the ceiling or roof above. If the finished floor level directly above a basement or unused underfloor space is more than six feet (6') above grade for more than fifty (50) percent of the total perimeter, or is more than twelve feet (12') above grade for more than twenty-five feet (25') at the perimeter, then the basement or unused underfloor space shall be considered a story. Required driveways up to twenty-two feet (22') in width shall not be used in measuring the twenty-five feet (25') unless the driveway is within ten feet (10') of the twenty-five-foot (25') exemption.

G. "Structure" means anything that is built or constructed, an edifice or building of any kind, or any piece of work artificially built up or composed of parts joined together.

H. "Substandard building" means any building which fails to comply with the minimum standards set forth in SMC Chapter 22.206.

I. "Substantial rehabilitation" means extensive structural repair or extensive remodeling which requires a building, electrical, plumbing or mechanical permit, and which cannot be done with the tenant in occupancy.

J. "Supplied" means paid for, furnished by, provided by, or under the control of the owner of a building.

(Ord. 117942 § 1, 1995: Ord. 113545 § 4(part), 1987.)

22.204.210 "T."

A. "Tenant" means a person occupying or holding possession of a building or premises pursuant to a rental agreement.

(Ord. 113545 § 4(part), 1987.)

22.204.220 "U."

A. "Used" means used or designed or intended to be used.

(Ord. 113545 § 4(part), 1987.)

22.204.230 "V."

A. Vacant. See "Building, vacated."

B. Vacated. See "Building, vacated."

C. "Vent shaft" means an open, unobstructed passage or duct used to ventilate a bathroom, toilet compartment, kitchen or utility or other service room.

(Ord. 115671 § 8, 1991; Ord. 113545 § 4(part), 1987.)

22.204.240 "W."

A. "Window" means an exterior glazed opening, including glazed doors, which opens upon a yard, court, street, alley, or recess from a court, and glazed skylights.

(Ord. 113545 § 4(part), 1987.)

22.204.260 "Y."

A. "Yard" means an open unoccupied space other than a court on the lot on which a building is situated, unobstructed from the ground to the sky except as specifically permitted by the Seattle Building Code.1

(Ord. 113545 § 4(part), 1987.)

1. Editor's Note: The Building Code is codified in Subtitle I of this Title.

Chapter 22.206
HABITABLE BUILDINGS

Sections:

Subchapter I Minimum Space and Occupancy Standards

22.206.010 Reserved.

22.206.020 Floor area.

22.206.030 Reserved.

22.206.040 Light and ventilation

22.206.050 Sanitation.

Subchapter II Minimum Structural Standards

22.206.060 General.

22.206.070 Shelter.

22.206.080 Maintenance.

Subchapter III Minimum Mechanical Standards

22.206.090 Heating

22.206.100 Ventilation equipment.

22.206.110 Electrical equipment.

22.206.120 Maintenance.

Subchapter IV Minimum Fire and Safety Standards

22.206.130 Requirements

Subchapter V Minimum Security Standards

22.206.140 Requirements.

Subchapter VI Duties of Owners and Tenants

22.206.150 General.

22.206.160 Duties of owners

22.206.170 Duties of tenants.

22.206.180 Prohibited acts by owners.

22.206.190 Harassing or retaliating against owner.

22.206.200 Minimum standards for vacant buildings

22.206.210 Removing posted notices.

Subchapter VII Alternative Materials and Design, Variances and Enforcement

22.206.215 Alternate materials and design.

22.206.217 Variances.

22.206.220 Notice of violation.

22.206.230 Review by the Director.

22.206.235 Order of the Director.

22.206.240 Extension of compliance date.

22.206.250 Compliance.

22.206.260 Emergency order.

22.206.265 Emergency relocation assistance payments.

22.206.270 Violations.

22.206.280 Civil enforcement proceedings and penalties.

22.206.290 Alternative criminal penalty.

22.206.295 Private right of action.

22.206.305 Tenant's private right of action.

22.206.315 Appeal to Superior Court.

Subchapter I
Minimum Space and Occupancy Standards

22.206.010 Reserved.

(Ord. 113545 § 5(part), 1987.)

22.206.020 Floor area.

A. Every dwelling unit shall have at least one (1) habitable room which shall have not less than one hundred twenty (120) square feet of floor area.

B. No habitable room except a kitchen may be less than seven feet (7') in any floor dimension.

C. Every room used for sleeping purposes, including an SRO unit, shall have not less than seventy (70) square feet of floor area. Every room, except an SRO unit, which is used for both cooking and living or both living and sleeping quarters shall have a floor area of not less than one hundred thirty (130) square feet if used or intended to be used by only one (1) occupant, or of not less than one hundred fifty (150) square feet if used or intended to be used by two (2) occupants. Where more than two (2) persons occupy a room used for sleeping purposes, the required floor area shall be increased at the rate of fifty (50) square feet for each occupant in excess of two (2).

D. In a dormitory, minimum floor area shall be sixty (60) square feet per single or double bunk, and aisles not less than three feet (3') in width shall be provided between the sides of bunks and from every bunk to an exit. The requirements of this subparagraph shall not apply to SRO units.

E. The required floor area square footage of all dwelling units, dormitories, and SRO units shall not include built-in equipment which extends from the floor to thirty inches (30") above the floor, including but not limited to wardrobes, cabinets, and kitchen sinks or appliances.

(Ord. 115671 § 9, 1991; Ord. 113545 § 5(part), 1987.)

22.206.030 Reserved.

(Ord. 113545 § 5(part), 1987.)

22.206.040 Light and ventilation

A. Every habitable room in a housing unit shall have a window or windows with an area of not less than 8 percent of the floor area of the room, but in no event shall such area be less than 10 square feet; provided, that an approved system of artificial light may be used in lieu of the window or windows required in kitchens by this section.

B. Every habitable room in a housing unit and every laundry room shall have natural ventilation from an exterior opening with an area not less than two and one-half percent (2.5%) of the floor area of the room but in no event less than two and one-half (2 1/2) square feet. In lieu of required exterior openings for natural ventilation in all habitable rooms and in laundry rooms, a mechanical ventilating system may be provided. Such system shall comply with the requirements of the Seattle Energy Code1 in effect on the date of installation and applicable requirements of the Mechanical Code.1

C. Every bathroom and water closet compartment shall be provided with natural ventilation by means of exterior openings with an area not less than five percent (5%) of the floor area of the room, but in no event shall such area be less than one and one half (1 1/2) square feet; provided, that in lieu of required exterior openings for natural ventilation, a mechanical ventilating system or vent shafts may be provided. Such system shall comply with the requirements of the Seattle Energy Code in effect on the date of installation and applicable requirements of the Seattle Mechanical Code.1 If a mechanical ventilation system is provided in laundry rooms or similar rooms, it shall be connected to the outside.

D. For the purpose of determining light and ventilation requirements, any room may be considered a portion of an adjoining room if one-half ( 1/2) of the area of the common wall is open and unobstructed and provides an opening of not less than one-tenth (1/10) of the floor area of the interior room or twenty-five (25) square feet, whichever is greater.

E. Required exterior openings for natural light or natural ventilation shall open directly onto a street or public alley, or a yard or court adjacent to the required exterior opening; provided, that required exterior openings may open onto a roofed porch where the porch:

1. Abuts a street, yard or court; and

2. Has a ceiling height of not less than six feet, eight inches (6'8"); and

3. Is at least sixty-five percent (65%) open and unobstructed for its length, or is open at both ends.

F. Every yard, court, street or alley having required windows facing thereon shall be not less than three feet (3') in width and unobstructed to the sky.

(Ord. 123546, § 1, 2011; Ord. 115671 § 10, 1991: Ord. 113545 § 5(part), 1987.)

1. Editor's Note: The Energy Code is codified in Subtitle VII of this Title; The Mechanical Code is codified in Subtitle IV of this Title.

22.206.050 Sanitation.

A. Dwelling Units. Every dwelling unit shall contain a toilet, a lavatory, and a bathtub or shower in a separate room or rooms which shall be accessible from inside the dwelling unit. The only access from a bedroom to the only bathroom shall not be through another bedroom. No toilet shall be located in any room or space used for the preparation of food, nor shall a room containing a toilet open directly into any such room or space unless the toilet room has a tight-fitting door.

B. Hotels. Every hotel that does not provide private toilets, lavatories, bathtubs, or showers shall have on each floor, accessible from a public hallway, at least one (1) toilet, one (1) lavatory, and one (1) bathtub with shower or one (1) separate shower for each ten (10) occupants or portion thereof. For each additional ten (10) occupants, or portion thereof, an additional one (1) toilet, one (1) lavatory and one (1) bathtub with shower or separate shower accessible from a public hallway shall be provided.

C. Other Buildings. Every building, other than a hotel, containing housing units that do not have private toilets, lavatories and bathtubs or showers shall contain at least one (1) toilet, one (1) lavatory and one (1) bathtub or shower, accessible from a public hallway, for each eight (8) occupants or portion thereof. On floors with fewer than eight (8) housing units, the required sanitary facilities may be provided on an adjacent floor if the floor on which facilities are provided is directly and readily accessible to such occupants and if such use does not cause the facilities to be used by a total of more than eight (8) persons.

D. Kitchens. Every dwelling unit shall have a kitchen. Every kitchen shall have an approved kitchen sink, hot and cold running water, counter work-space, and cabinets for storage of cooking utensils and dishes. A kitchen shall also have approved cooking appliances and refrigeration facilities or adequate space and approved gas or electric hookups for their installation. All cooking appliances and refrigeration facilities shall be maintained in a safe and good working condition by the owner or furnisher of the appliance. Unapproved cooking appliances shall be prohibited. Splash backs and countertops shall have an impervious surface.

E. Fixtures. All plumbing fixtures shall be trapped and vented and connected to an approved sanitary sewer or to an approved private sewage disposal system. All toilets shall be flush type and in good working order. Every discharge opening of the spout of a water supply outflow (faucet) shall be not less than one inch (one") above the flood rim of the fixture into which it discharges.

F. Water Supply. There shall be an approved system of water supply, providing both hot and cold running water. Hot water for the required sink, lavatory, and bathtub or shower shall be provided at a temperature of not less than one hundred degrees Fahrenheit (100° F.) at all times at the fixture outlet, to be attained within approximately two (2) minutes after opening the fixture outlet. Prior to a new tenant occupying of a housing unit in which hot water is supplied from an accessible, individual water heater, the water heater shall be set by the owner at a temperature not higher than one hundred twenty degrees Fahrenheit (120 ° F.) or the minimum setting on any water heater which cannot be set at one hundred twenty degrees Fahrenheit (120° F.); provided, that buildings, other than dwellings, in which hot water is supplied by a central water-heater system need not comply with this requirement.

G. Maintenance. All sanitary facilities, fixtures, equipment, structures, and premises, including gas piping, shall be maintained in a safe and sanitary condition, and in good working order.

H. Fuel Shutoff Valves. An approved accessible shutoff valve shall be installed in the fuel-supply piping outside of each appliance and ahead of the union connection thereto, and in addition to any valve on the appliance. Shutoff valves shall be within three feet (3') of the appliance. Shutoff valves may be located immediately adjacent to and inside or under an appliance when placed in an accessible and protected location and when such appliance may be removed without removal of the shutoff valve.

(Ord. 115671 § 11, 1991; Ord. 115671 §, 1991; Ord. 113545 § 5(part), 1987.)

Subchapter II
Minimum Structural Standards

22.206.060 General.

Roofs, floors, walls, chimneys, fireplaces, foundations and all other structural components of buildings shall be reasonably decay-free and shall be capable of resisting any and all normal forces and loads to which they may be subjected.

(Ord. 113545 § 5(part), 1987.)

22.206.070 Shelter.

Every building shall be protected so as to provide shelter for the occupants against the weather. Every basement used for human habitation shall be dry; and habitable rooms therein shall conform to all requirements of size, lighting and ventilation. No portion of a basement, or building used for human habitation shall have dirt floors.

(Ord. 113545 § 5(part), 1987.)

22.206.080 Maintenance.

A. Every foundation, roof, exterior wall, door, skylight, window, and all building components shall be reasonably weathertight, watertight, damp-free and rodentproof, and shall be kept in a safe, sound and sanitary condition and in good repair.

B. All appurtenant structures, floors, floor coverings, interior walls and ceilings shall be kept in a safe, sound and sanitary condition and in good repair.

C. Any repair or removal of asbestos materials shall comply with regulations of the Environmental Protection Agency and the Puget Sound Air Pollution Control Agency.

D. Underfloor areas other than basements shall have adequate ventilation. The ventilation opening shall be provided in exterior walls and shall be screened. The total ventilation opening shall be at least equal to one-tenth (1/10) of one (1) percent of the underfloor area. Ventilation openings shall be located so as to insure a cross-current of air. These openings may be equipped with an approved, thermally operated damper device.

E. An attic access opening shall be provided in the ceiling of the top floor of buildings with combustible ceiling or roof construction. The opening shall be readily accessible, and shall have dimensions of not less than twenty (20) inches by twenty-four (24) inches.

F. Toxic paint and other toxic materials shall not be used in areas readily accessible to children.

G. All exterior wood surfaces, other than decay-resistant woods, shall be protected from the elements and decay by paint or other approved protective covering or treatment.

H. All premises shall be graded and drained, and all premises and structures shall be free of standing water and maintained in a safe condition.

I. All additions, alterations or repairs, including but not limited to additions, alterations or repairs made in response to a notice of violation, shall comply with the provisions of the Seattle Building, Electrical and Mechanical Codes1 in effect at the time of the work unless a different standard is expressly permitted by this Code.

(Ord. 115671 § 12, 1991; Ord. 113545 § 5(part), 1987.)

1. Editor's Note: The Building, Mechanical and Electrical Codes are set out at Subtitles II, IV and III, respectively, of this title.

Subchapter III
Minimum Mechanical Standards

22.206.090 Heating

A. Minimum Heating Equipment. Every housing unit shall have permanently installed, functioning heating facilities and an approved power or fuel supply system which are capable of maintaining a minimum room temperature of 68 degrees Fahrenheit measured at a point 3 feet above the floor and 2 feet from exterior walls in all habitable rooms, baths and toilet rooms, when the outside temperature is 24 degrees Fahrenheit or higher. When the outside temperature is less than 24 degrees Fahrenheit, the permanently installed, functioning heating facility and approved power or fuel supply system must be capable of maintaining an average room temperature of at least 58 degrees Fahrenheit, measured at a point 3 feet above the floor and 2 feet from exterior walls, in all habitable rooms, baths and toilet rooms.

B. Heating Devices. All heating devices and appliances, including but not limited to furnaces, fireplaces, electric baseboard heaters and water heaters, shall be of an approved type, in good and safe working order, and shall meet all installation and safety codes. Approved, unvented portable oil-fueled heaters may be used as a supplemental heat source provided that such heaters shall not be located in any sleeping room or bathroom, as provided by SMC Chapter 22.400 Section 807(a). Ventilation for rooms and areas containing fuel-burning appliances shall be adequate for proper combustion.

(Ord. 123546, § 2, 2011; Ord. 115671 § 13, 1991: Ord. 113545 § 5(part), 1987.)

22.206.100 Ventilation equipment.

Ventilating equipment or shafts shall be of an approved type and maintained in a safe manner. Where mechanical ventilation is provided in lieu of the natural ventilation pursuant to Section 22.206.040, the mechanical system shall be safe and shall be maintained in good working order during the occupancy of any building.

(Ord. 113545 § 5(part), 1987.)

22.206.110 Electrical equipment.

A. All electrical equipment, wiring and appliances shall be of an approved type, installed in accordance with applicable provisions of the Seattle Electrical Code in effect at the time of installation, unless otherwise specified in this Code,1 and safely maintained.

B. Every habitable room, except kitchens, shall be provided with not less than two (2) electrical receptacle outlets, or one (1) receptacle outlet and one (1) supplied electric light fixture.

C. Every kitchen shall be provided with not less than three (3) electrical receptacle outlets and one (1) supplied light fixture. One (1) electrical appliance receptacle outlet properly installed as a part of a lawfully installed electric or gas kitchen range shall be accepted in lieu of one (1) of the required receptacle outlets in a kitchen. In all cases, at least one (1) of the wall-mounted receptacle outlets shall not be obscured, either partially or otherwise by floor-mounted appliances.

D. Every toilet room, bathroom, laundry room, furnace room, public hallway, porch, and flight of stairs between stories shall contain at least one (1) supplied electric light fixture. Where an interior stairway or public hallway changes direction, more than one (1) supplied electric light fixture may be required to provide sufficient lighting for safe exit. Such required light fixture or fixtures shall be located so as to provide sufficient lighting for safe exit.

(Ord. 115671 § 14, 1991; Ord. 113545 § 5(part), 1987.)

1. Editor's Note: The Electrical Code is codified in Subtitle III of this Title.

22.206.120 Maintenance.

All mechanical facilities, fixtures, equipment and structures shall be maintained in a safe condition and in good operating order.

(Ord. 113545 § 5(part), 1987.)

Subchapter IV
Minimum Fire and Safety Standards

22.206.130 Requirements

A. Stair and Stairway Construction.

1. All stairs, except stairs to inaccessible service areas, exterior stairs on grade and winding, circular or spiral stairs shall have a minimum run of 10 inches and a maximum rise of 7 3/4 inches and a minimum width of 36 inches from wall to wall. The rise and run may vary no more than 3/8 inch in any flight of stairs.

2. All exterior stairs on grade and winding, circular and spiral stairs shall be in good repair and shall be configured for safe use and travel.

3. Every stairway having more than three risers, except stairs to inaccessible service areas, shall have at least one handrail mounted not less than 34 inches or more than 38 inches above the tread nose.

4. A landing having minimum horizontal dimension of 30 inches shall be provided at each point of access to a stairway; provided, that stairs to an inaccessible service area need not have such a landing. A door that swings away from a stairway is considered to have created a landing in the area of its swing.

5. Every required stairway shall have headroom clearance of not less than 6 feet 8 inches measured vertically from the nearest tread nose to the nearest soffit.

6. Stairs or ladders within an individual dwelling unit used to gain access to intermediate floor areas of less than 400 square feet and not containing the primary bathroom or kitchen are exempt from the requirements of this subsection A.

B. Number of Exits.

1. Occupied floors containing one (1) or more housing unit(s) above the first floor or on any floor where the means of egress does not discharge within four (4) feet measured vertically, of adjacent ground level shall have access to not less than two (2) unobstructed exits that meet the standards of SMC Section 22.206.130; provided, that:

a. Housing units may have a single exit if located on a second floor that has an occupant load of not more than ten (10) persons or in a basement that has an occupant load of not more than ten (10) persons; or

b. A housing unit may have a single exit if the exit leads directly to a street, alley, other public right-of-way or yard:

i. At ground level, or

ii. By way of an exterior stairway, or

iii. By way of an enclosed stairway with a fire-resistant rating of one (1) hour or more that serves only that housing unit and has no connection with any other floor below the floor of the housing unit being served or any other area not a part of the housing unit being served; or

c. Housing units above the first floor or in a basement may have one (1) exit if:

i. An approved automatic fire-sprinkler system is provided for exit ways and common areas in the building, or

ii. Built to the single exit requirements of Code Alternate 1004.2b of the 1997 Seattle Building Code, adopted by Ordinance 119079, or the single exit provisions of the building code in effect when the building was constructed, altered, rehabilitated or repaired, whichever is least restrictive.

2. Floors other than those containing housing units shall meet the exit standards of the building code in effect when the building, structure or premises was constructed or, if altered, rehabilitated or repaired, shall meet the exit standards in effect when the floor was altered, rehabilitated or repaired.

3. If two (2) exits are required, a fire escape that meets the standards of subsection D may be used as one (1) of the required exits.

C. Stairway Enclosures.

1. The standards for stairway enclosures are as follows:

a. The walls of all portions of a stairway enclosure shall be at least one (1) hour fire-resistive construction. Materials fastened to walls or floors of stairway enclosures shall comply with the 1997 Seattle Building Code adopted by Ordinance 119079, Section 804; provided, that:

i. Existing partitions forming part of a stairway enclosure shall be permitted in lieu of one (1) hour fire-resistive construction if they are constructed of lath and plaster that is not cracked, loose or broken; or

ii. Existing wainscoting and other decorative woodwork that was lawful at the time of installation is permitted if it is coated with an approved fire-retardant.

b. Each opening onto a stairway enclosure shall be protected by a self-closing door and latching assembly providing fire-resistance equivalent to that provided by a solid wood door and assembly at least one and three-fourths (1 3/4) inches thick.

2. Stairway enclosures need not meet the above standards if:

a. A lawfully installed automatic fire-extinguishing system is provided for all corridors, stairs and common areas within the building;

b. The stairway enclosure connects to only two (2) floors and is not connected to corridors or stairways serving other floors; or

c. The stairway enclosure is in a dwelling unit.

D. Fire Escapes. An existing fire escape that is structurally sound may be used as one (1) means of egress, provided that the pitch does not exceed sixty (60) degrees, the width is not less than eighteen (18) inches, the run of the treads is not less than four (4) inches, and the fire escape extends to the ground or is provided with counterbalanced stairs reaching to the ground. Access to a fire escape shall be from an opening having a minimum dimension of twenty-nine (29) inches in all directions when open. The sill of a fire escape window shall be no more than thirty (30) inches above the floor and the exterior landing.

E. Corridors, Doors and Openings.

1. Corridors shall have a fire-resistance not less than that of wood lath and plaster that is not cracked, loose or broken.

2. Existing dead-end corridors longer than thirty (30) feet that serve housing units shall be eliminated, unless an approved automatic sprinkler system is lawfully installed throughout the affected corridor, or unless approved smoke detectors are lawfully installed outside the door of each housing unit whose corridor exit door is located beyond the thirty (30)-foot limitation. The detectors may be self-contained or installed as part of the electrical system.

3. Exit doors shall be self-closing, self-latching, and when serving an occupant load of fifty (50) or more shall swing in the direction of exit travel. Exit doors from housing units that do not open directly into a stairway enclosure are exempt from these requirements if they were installed and are maintained in accordance with safety codes and ordinances in effect at the time of installation.

4. Exit doors shall be openable from the inside without the use of a key or other special device, knowledge or effort.

5. All doors opening into a corridor, and not included as part of a stairway enclosure shall be of solid wood at least one and three-eighths (1 3/8) inches thick, or shall provide equivalent fire-resistance, except that doors opening directly to the outside, and doors in buildings where a lawfully installed automatic fire-sprinkler system is provided throughout all exitways and other public rooms and areas within the building need not meet this standard.

6. Transoms and openings other than doors, from corridors to rooms shall be fixed closed and shall be covered with a minimum of five-eighths (5/8)-inch gypsum Type "X" wallboard on both sides.

7. Gravity-closing metal overhead or pocket doors in an exit path shall be removed or shall be permanently secured in the open position.

8. All corridor walls, floors and ceilings shall be of one (1) hour fire-resistive construction, or shall be repaired in accordance with codes and ordinances in effect at the time the corridor was constructed.

F. Exit Signs. Every exit doorway or change of direction of a corridor shall be marked with a well-lighted exit sign or placard having green, legible letters at least five (5) inches high.

G. Enclosure of Vertical Openings.

1. Elevator shafts and other vertical openings shall be protected with construction as required for stairway enclosures in subsection C1 or by fixed wire-glass set in steel frames, or by assemblies that comply with Chapter 7 of the 1997 Seattle Building Code adopted by Ordinance 119079.1

2. Doors on vertical openings shall be of solid wood at least one and three-eighths (1 3/8) inches thick or shall provide equivalent fire resistance.

H. Separation of Occupancies. Occupancy separations shall be provided as specified in Section 302 and Table 3-B of the 1997 Seattle Building Code adopted by Ordinance 119709.

I. Guardrails. A guardrail shall be provided whenever walking surfaces, including stairs, are thirty (30) inches or more above adjacent surfaces, except in building service areas. Every guardrail shall be at least thirty-six (36) inches in height unless it is an existing guardrail that was in compliance with the standards in effect at the time the guardrail was constructed, is in good condition, and is between twenty-eight (28) and forty-two (42) inches in height. Open guardrails shall have intermediate rails.

J. Emergency Escape Windows and Doors.

1. Every room below the fourth story that was constructed for, converted to or established for sleeping purposes after August 10, 1972, shall have at least one (1) operable window or exterior door approved for emergency escape or rescue.

2. Emergency escape windows and doors shall not open into an area without a means of escape. The emergency escape window or door shall be operable from the inside to provide a full clear opening without the use of separate tools. All emergency escape windows shall have a minimum net clear opening of 5.7 square feet. The minimum net clear openable height dimension shall be twenty-four inches (24"). The minimum net clear openable width dimension shall be twenty inches (20"). When a window is provided as a means of escape or rescue, it shall have a finished sill height not more than forty-four inches (44") above the floor.

3. Every room below the fourth story used for sleeping purposes that had on January 1, 1990 an operable window or door that met the requirements of Section 1204 of the 1985 Seattle Building Code adopted by Ordinance 113700 and 113701, as amended, for emergency escape or rescue, regardless of the date of construction of the building, shall maintain that operable window or door as required by subsection J2.

K. Bars, grilles, grates or similar devices may be installed on emergency escape windows or doors, provided:

1. Such devices are equipped with approved release mechanisms that are openable from the inside without the use of a key or special knowledge or effort; and

2. The building is equipped with smoke detectors as required by this Code.

L. Dwellings are exempt from the requirements of subsections B through H of this section; provided, that for purposes of this subsection, no building containing residential and commercial uses or other similar mixed uses is considered a dwelling.

(Ord. 123546, § 3, 2011; Ord. 120087 § 3, 2000: Ord. 115671 § 15, 1991; Ord. 113545 § 5(part), 1987.)

1. Editor's Note: The Building Code is codified in Subtitle I of this Title.

Subchapter V
Minimum Security Standards

22.206.140 Requirements.

A. The following requirements shall apply to housing units and buildings which contain housing units, except detached single-family dwellings, to provide a reasonable security from criminal actions to the permanent and transient occupants thereof and to their possessions.

1. All building entrance doors, except building entrance doors which open directly into a single housing unit, shall be self-closing, self-locking, and equipped with a deadlatch with at least a one-half inch ( 1/2") throw which penetrates the striker at least one-quarter inch ( 1/4"); provided, that the main entrance door need not be self-locking if an attendant is present and on duty twenty-four (24) hours per day.

2. All building entrance doors, other than a main entrance door which opens into a common area, shall be solid or, if provided with glazed openings, shall have wire or grilles to prevent operation of the door latch from outside by hand or instrument. Main entrance doors which open into a common area may be framed or unframed nonshattering glass or framed one-quarter inch ( 1/4") plate glass.

3. When garage-to-exterior doors are equipped with an electrically operated remote control device for opening and closing, garage-to-building doors need not be self-locking. When either the garage-to-exterior doors or garage-to-building doors are equipped for self-closing and self-locking, the other need not be so equipped.

4. Entrance doors from interior corridors to individual housing units shall not have glass openings and shall be capable of resisting forcible entry equal to a single-panel or hollow-core door one and three-eighths inches (1 3/8") thick.

5. Every entrance door to an individual housing unit shall have a dead bolt or deadlatch with at least a one-half-inch ( 1/2") throw which penetrates the striker not less than one-quarter inch ( 1/4"). The lock shall be so constructed that the dead bolt or deadlatch may be opened from inside without use of a key. In hotels and other multi-unit buildings that provide housing for rent on a daily or weekly basis, every entrance door to individual units shall have a chain door guard or barrel bolt on the inside.

6. Every entrance door to an individual housing unit, other than transparent doors, shall have a visitor-observation port which port shall not impair the fire-resistance of the door. Observation ports shall be installed at a height of not less than fifty-four inches (54") and not more than sixty-six inches (66") above the floor.

7. In all leased or rented housing units in buildings other than hotels and other multi-unit buildings having transient occupancies, lock mechanisms and keys shall be changed upon a change of tenancy, except that such change of locks and keys will not be required where an approved proprietary key system is used.

8. All building entrance doors shall be openable from the interior without use of keys.

9. Doors to storage, maintenance and building service rooms shall be self-closing and self-locking.

10. Dead bolts or other approved locking devices shall be provided on all sliding patio doors and installed so that the mounting screws for the lock cases are inaccessible from the outside.

11. Openable windows shall be equipped with operable inside latching devices, except that this requirement shall not apply to any window whose sill is located ten (10) or more feet above grade or above any deck, balcony or porch that is not readily accessible from grade except through a single housing unit.

12. Where private baths and toilets are not provided in each housing unit, doors to community toilets and bathrooms shall be self-closing, and in lieu of a self-locking device, may be equipped with a dead bolt having a minimum one-inch (1") throw. Tenants shall be furnished with a key for this lock.

13. Windows may be located adjacent to and within the wall plane of a building entrance door, but if located within twelve inches (12") of such door, as measured from a closed position, then such windows shall be made of either framed or unframed nonshattering glass, or glass with sufficient wire or grilles so as to make the glass visible and to prevent operation of the door latch from outside by either hand or instrument.

B. The following requirements shall apply to detached single-family dwellings to provide reasonable security from criminal actions to the permanent and transient occupants thereof and to their possessions.

1. Building entrance doors shall be capable of locking and shall be equipped with a dead bolt or deadlatch with at least a one-half-inch ( 1/2") throw which penetrates the striker not less than one-quarter inch ( 1/4"). The lock shall be so constructed that the dead bolt or deadlatch may be opened from the inside without use of a key.

2. Windows may be located adjacent to and within the wall plane of an entrance door, but if located within twelve inches (12") of such door, as measured from a closed position, then such windows shall be made of either framed or unframed nonshattering glass, framed one-quarter-inch ( 1/4") plate glass, or glass with sufficient wire or grilles so as to both make the glass visible and prevent it from being used to operate the door latch from outside by either hand or instrument.

3. Garage-to-exterior doors may be equipped with a remote-control electrically operated opening and closing device in lieu of a deadlatch. When garage-to-exterior doors are equipped with such remote-control devices, garage-to-building doors need not be locking.

4. Every entrance door shall have a visitor-observation port of glass side light. Observation ports shall be installed at a height of not less than fifty-four inches (54") and not more than sixty-six (66") from the floor.

5. Dead-bolts or other approved locking devices shall be provided on all sliding patio doors and openable windows and shall be installed so that the mounting screws for the lock cases are inaccessible from the outside, except that locks shall not be required on any window whose sill is located ten (10) or more feet above grade or above any deck, balcony or porch that is not readily accessible from grade except through the building.

C. Subject to approval by the Director, alternate security devices may be substituted for those required herein if the devices are equally capable of resisting illegal entry, and installation of the devices does not conflict with the requirements of this Code or the requirements of other ordinances regulating safe exits.

(Ord. 115671 § 16, 1991; Ord. 113545 § 5(part), 1987.)

Subchapter VI
Duties of Owners and Tenants

22.206.150 General.

Notwithstanding the provisions of any rental agreements or contracts to the contrary, there are hereby imposed on owners and tenants certain duties with respect to the use, occupancy, and maintenance of buildings.

(Ord. 113545 § 5(part), 1987.)

22.206.160 Duties of owners

A. It shall be the duty of all owners, regardless of any lease provision or other agreement that purports to transfer the owner's responsibilities hereunder to an operator, manager or tenant, to:

1. Remove all garbage, rubbish and other debris from the premises;

2. Secure any building which became vacant against unauthorized entry as required by Section 22.206.200 of this Code;

3. Exterminate insects, rodents and other pests which are a menace to public health, safety or welfare. Compliance with the Director's Rule governing the extermination of pests shall be deemed compliance with this subsection 3;

4. Remove from the building or the premises any article, substance or material imminently hazardous to the health, safety or general welfare of the occupants or the public, or which may substantially contribute to or cause deterioration of the building to such an extent that it may become a threat to the health, safety or general welfare of the occupants or the public;

5. Remove vegetation and debris as required by Section 10.52.030;

6. Lock or remove all doors and/or lids on furniture used for storage, appliances, and furnaces which are located outside an enclosed, locked building or structure;

7. Maintain the building and equipment in compliance with the minimum standards specified in Sections 22.206.010 through 22.206.140 and in a safe condition, except for maintenance duties specifically imposed in Section 22.206.170 on the tenant of the building; provided that this subsection 7 shall not apply to owner-occupied dwelling units in which no rooms are rented to others;

8. Affix and maintain the street number to the building in a conspicuous place over or near the principal street entrance or entrances or in some other conspicuous place. This provision shall not be construed to require numbers on either appurtenant buildings or other buildings or structures where the Director finds that the numbering is not appropriate. Numbers shall be easily legible, in contrast with the surface upon which they are placed. Figures shall be no less than 2 inches high;

9. Maintain the building in compliance with the requirements of Section 3403.1 of the Seattle Building Code;1

10. Comply with any emergency order issued by the Department of Planning and Development; and

11. Furnish tenants with keys for the required locks on their respective housing units and building entrance doors.

B. It shall be the duty of all owners of buildings that contain rented housing units, regardless of any lease provision or other agreement that purports to transfer the owner's responsibilities hereunder to an operator, manager or tenant, to:

1. Maintain in a clean and sanitary condition the shared areas, including yards and courts, of any building containing two or more housing units;

2. Supply enough garbage cans or other approved containers of sufficient size to contain all garbage disposed of by such tenants;

3. Maintain heat in all occupied habitable rooms, baths and toilet rooms at an inside temperature, as measured at a point 3 feet above the floor and 2 feet from exterior walls, of at least 68 degrees Fahrenheit between the hours of 7:00 a.m. and 10:30 p.m. and 58 degrees Fahrenheit between the hours of 10:30 p.m. and 7:00 a.m. from September 1st until June 30th, when the owner is contractually obligated to provide heat;

4. Install smoke detectors on the ceiling or on the wall not less than 4 inches nor more than 12 inches from the ceiling at a point or points centrally located in a corridor or area in each housing unit and test smoke detectors when each housing unit becomes vacant;

5. Make all needed repairs or replace smoke detectors with operating detectors before a unit is reoccupied; and

6. Instruct tenants as to the purpose, operation and maintenance of the detectors.

C. Just Cause Eviction.

1. Pursuant to provisions of the state Residential Landlord-Tenant Act (RCW 59.18.290), owners may not evict residential tenants without a court order, which can be issued by a court only after the tenant has an opportunity in a show cause hearing to contest the eviction (RCW 59.18.380). In addition, owners of housing units shall not evict or attempt to evict any tenant, or otherwise terminate or attempt to terminate the tenancy of any tenant unless the owner can prove in court that just cause exists. The reasons for termination of tenancy listed below, and no others, shall constitute just cause under this section 22.206.160:

a. The tenant fails to comply with a three day notice to pay rent or vacate pursuant to RCW 59.12.030(3); a ten day notice to comply or vacate pursuant to RCW 59.12.030(4); or a three day notice to vacate for waste, nuisance (including a drug-related activity nuisance pursuant to RCW Chapter 7.43) or maintenance of an unlawful business or conduct pursuant to RCW 59.12.030(5);

b. The tenant habitually fails to pay rent when due which causes the owner to notify the tenant in writing of late rent four or more times in a 12 month period;

c. The tenant fails to comply with a ten day notice to comply or vacate that requires compliance with a material term of the rental agreement or that requires compliance with a material obligation under RCW 59.18;

d. The tenant habitually fails to comply with the material terms of the rental agreement which causes the owner to serve a ten day notice to comply or vacate three or more times in a 12 month period;

e. The owner seeks possession so that the owner or a member of his or her immediate family may occupy the unit as that person's principal residence and no substantially equivalent unit is vacant and available in the same building. "Immediate family" shall include the owner's domestic partner registered pursuant to Section 1 of Ordinance 1172442 or the owner's spouse, parents, grandparents, children, brothers and sisters of the owner, of the owner's spouse, or of the owner's domestic partner. There shall be a rebuttable presumption of a violation of this subsection 22.206.160.C.1.a if the owner or a member of the owner's immediate family fails to occupy the unit as that person's principal residence for at least 60 consecutive days during the 90 days immediately after the tenant vacated the unit pursuant to a notice of termination or eviction using this subparagraph as the cause for eviction;

f. The owner elects to sell a single-family dwelling unit and gives the tenant at least 60 days written notice prior to the date set for vacating, which date shall coincide with the end of the term of a rental agreement, or if the agreement is month to month, with the last day of a monthly period. For the purposes of this section 22.206.160, an owner "elects to sell" when the owner makes reasonable attempts to sell the dwelling within 30 days after the tenant has vacated, including, at a minimum, listing it for sale at a reasonable price with a realty agency or advertising it for sale at a reasonable price in a newspaper of general circulation. There shall be a rebuttable presumption that the owner did not intend to sell the unit if:

1) Within 30 days after the tenant has vacated, the owner does not list the single-family dwelling unit for sale at a reasonable price with a realty agency or advertise it for sale at a reasonable price in a newspaper of general circulation, or

2) Within 90 days after the date the tenant vacated or the date the property was listed for sale, whichever is later, the owner withdraws the rental unit from the market, rents the unit to someone other than the former tenant, or otherwise indicates that the owner does not intend to sell the unit;

g. The tenant's occupancy is conditioned upon employment on the property and the employment relationship is terminated;

h. The owner seeks to do substantial rehabilitation in the building; provided that, the owner must obtain a tenant relocation license if required by Chapter 22.210 and at least one permit necessary for the rehabilitation, other than a Master Use Permit, before terminating the tenancy;

i. The owner (i) elects to demolish the building, convert it to a cooperative, or convert it to a nonresidential use; provided that, the owner must obtain a tenant relocation license if required by Chapter 22.210 and a permit necessary to demolish or change the use before terminating any tenancy, or (ii) converts the building to a condominium provided the owner complies with the provisions of Sections 22.903.030 and 22.903.035;

j. The owner seeks to discontinue use of a housing unit unauthorized by Title 23 after receipt of a notice of violation thereof. The owner is required to pay relocation assistance to the tenant(s) of each such unit at least two weeks prior to the date set for termination of the tenancy, at the rate of:

1) $2,000 for a tenant household with an income during the past 12 months at or below 50 percent of the County median income, or

2) Two months' rent for a tenant household with an income during the past 12 months above 50 percent of the County median income;

k. The owner seeks to reduce the number of individuals residing in a dwelling unit to comply with the maximum limit of individuals allowed to occupy one dwelling unit, as required by Title 23, and:

1) a) The number of such individuals was more than is lawful under the current version of Title 23 or Title 24 but was lawful under Title 23 or 24 on August 10, 1994;

b) That number has not increased with the knowledge or consent of the owner at any time after August 10, 1994; and

c) The owner is either unwilling or unable to obtain a permit to allow the unit with that number of residents.

2) The owner has served the tenants with a 30 day notice, informing the tenants that the number of tenants exceeds the legal limit and must be reduced to the legal limit,

3) After expiration of the 30 day notice, the owner has served the tenants with and the tenants have failed to comply with a ten day notice to comply with the limit on the number of occupants or vacate, and

4) If there is more than one rental agreement for the unit, the owner may choose which agreements to terminate; provided that, the owner may either terminate no more than the minimum number of rental agreements necessary to comply with the legal limit on the number of occupants, or, at the owner's option, terminate only those agreements involving the minimum number of occupants necessary to comply with the legal limit;

l. 1) The owner seeks to reduce the number of individuals who reside in one dwelling unit to comply with the legal limit after receipt of a notice of violation of the Title 23 restriction on the number of individuals allowed to reside in a dwelling unit, and:

a) The owner has served the tenants with a 30 day notice, informing the tenants that the number of tenants exceeds the legal limit and must be reduced to the legal limit; provided that, no 30 day notice is required if the number of tenants was increased above the legal limit without the knowledge or consent of the owner;

b) After expiration of the 30 day notice required by subsection 22.206.160.1.1.a above, or at any time after receipt of the notice of violation if no 30 day notice is required pursuant to subsection 22.206.160.1.1.a, the owner has served the tenants with and the tenants have failed to comply with a 10 day notice to comply with the maximum legal limit on the number of occupants or vacate; and

c) If there is more than one rental agreement for the unit, the owner may choose which agreements to terminate; provided that, the owner may either terminate no more than the minimum number of rental agreements necessary to comply with the legal limit on the number of occupants, or, at the option of the owner, terminate only those agreements involving the minimum number of occupants necessary to comply with the legal limit.

2) For any violation of the maximum legal limit on the number of individuals allowed to reside in a unit that occurred with the knowledge or consent of the owner, the owner is required to pay relocation assistance to the tenant(s) of each such unit at least two weeks prior to the date set for termination of the tenancy, at the rate of:

a) $2,000 for a tenant household with an income during the past 12 months at or below 50 percent of the county median income, or

b) Two months' rent for a tenant household with an income during the past 12 months above 50 percent of the county median income;

m. The owner seeks to discontinue use of an accessory dwelling unit for which a permit has been obtained pursuant to Sections 23.44.041 and 23.45.545 after receipt of a notice of violation of the development standards provided in those sections. The owner is required to pay relocation assistance to the tenant household residing in such a unit at least two weeks prior to the date set for termination of the tenancy, at the rate of:

1) $2,000 for a tenant household with an income during the past 12 months at or below 50 percent of the county median income, or

2) Two months' rent for a tenant household with an income during the past 12 months above 50 percent of the county median income;

n. An emergency order requiring that the housing unit be vacated and closed has been issued pursuant to Section 22.206.260 and the emergency conditions identified in the order have not been corrected;

o. The owner seeks to discontinue sharing with a tenant of the owner's own housing unit, i.e., the unit in which the owner resides, seeks to terminate the tenancy of a tenant of an accessory dwelling unit authorized pursuant to Sections 23.44.041 and 23.45.545 that is accessory to the housing unit in which the owner resides or seeks to terminate the tenancy of a tenant in a single-family dwelling unit and the owner resides in an accessory dwelling unit on the same lot. This subsection 22.206.160.C.1.o does not apply if the owner has received a notice of violation of the development standards of Section 23.44.041. If the owner has received such a notice of violation, subsection 22.206.160.C.1.m applies;

p. A tenant, or with the consent of the tenant, his or her subtenant, sublessee, resident or guest, has engaged in criminal activity on the premises, or on the property or public right-of-way abutting the premises, and the owner has specified in the notice of termination the crime alleged to have been committed and the general facts supporting the allegation, and has assured that the Department of Planning and Development has recorded receipt of a copy of the notice of termination. For purposes of this subsection 22.206.160.C.1.p a person has "engaged in criminal activity" if he or she:

1) Engages in drug-related activity that would constitute a violation of RCW Chapters 69.41, 69.50 or 69.52, or

2) Engages in activity that is a crime under the laws of this state, but only if the activity substantially affects the health or safety of other tenants or the owner.

2. Any rental agreement provision which waives or purports to waive any right, benefit or entitlement created by this subsection 22.206.160.C.1.p shall be deemed void and of no lawful force or effect.

3. With any termination notices required by law, owners terminating any tenancy protected by this section 22.206.160 shall advise the affected tenant or tenants in writing of the reasons for the termination and the facts in support of those reasons.

4. If a tenant who has received a notice of termination of tenancy claiming subsection 22.206.160.C.1.e, C.1.f, or C.1.m as the ground for termination believes that the owner does not intend to carry out the stated reason for eviction and makes a complaint to the Director, then the owner must, within ten days of being notified by the Director of the complaint, complete and file with the Director a certification stating the owner's intent to carry out the stated reason for the eviction. The failure of the owner to complete and file such a certification after a complaint by the tenant shall be a defense for the tenant in an eviction action based on this ground.

5. In any action commenced to evict or to otherwise terminate the tenancy of any tenant, it shall be a defense to the action that there was no just cause for such eviction or termination as provided in this section 22.206.160.

6. It shall be a violation of this section 22.206.160 for any owner to evict or attempt to evict any tenant or otherwise terminate or attempt to terminate the tenancy of any tenant using a notice which references subsections 22.206.160.C.1.e, 1.f, 1.h, 1.k, 1.l, or 1.m as grounds for eviction or termination of tenancy without fulfilling or carrying out the stated reason for or condition justifying the termination of such tenancy.

7. An owner who evicts or attempts to evict a tenant or who terminates or attempts to terminate the tenancy of a tenant using a notice which references subsections 22.206.160.C.1.e, 1.f or 1.h as the ground for eviction or termination of tenancy without fulfilling or carrying out the stated reason for or condition justifying the termination of such tenancy shall be liable to such tenant in a private right for action for damages up to $2,000, costs of suit or arbitration and reasonable attorney's fees.

(Ord. 123564, § 3, 2011; Ord. 123546, § 4, 2011; Ord. 123141, § 1, 2009; Ord. 122728, § 1, 2008; Ord. 122397, § 2, 2007; Ord. 121408 § 1, 2004; Ord. 121276 § 19, 2003; Ord. 119617 § 1, 1999; Ord. 118441 § 2, 1996; Ord. 117942 § 2, 1995; Ord. 117570 § 2, 1995; Ord. 115877 § 1, 1991; Ord. 115671 § 17, 1991; Ord. 114834 § 2, 1989; Ord. 113545 § 5(part), 1987.)

1. Editor's Note: The Seattle Building Code is adopted in Chapter 22.100 of this title.

2. Editor's Note: Ordinance 117244 has not been included within this Code, but may be found on file in the office of the City Clerk.

22.206.170 Duties of tenants.

It shall be the duty of every tenant to:

A. Maintain in a clean and sanitary condition the part or parts of the building and the premises occupied or controlled by the tenant;

B. Store and dispose of all garbage and rubbish in a clean, sanitary and safe manner in garbage cans or other approved containers provided by the owner;

C. Comply with reasonable requests of the owner for the prevention or elimination of infestation, including granting reasonable access for extermination or preventive measures by the owner;

D. Exercise reasonable care in the use and operation of electrical and plumbing fixtures and maintain all sanitary facilities, fixtures and equipment in a clean and sanitary condition;

E. Within a reasonable time, repair or pay for the reasonable cost of repair of all damage to the building caused by the negligent or intentional act of the tenant or the invitees or licensees of the tenant;

F. Grant reasonable access to the owner of the building for the purpose of inspection by the Director, or maintenance or repairs by the owner in the performance of any duty imposed on the owner by this Code;

G. Refrain from placing or storing in the building or on the premises thereof any article, substance or material imminently dangerous to the health, safety or general welfare of any occupant thereof or of the public, or which may substantially contribute to or cause deterioration of the building; and

H. Test according to manufacturer's recommendations and keep in good working condition all smoke detectors in the dwelling unit required by law.

(Ord. 113545 § 5(part), 1987.)

22.206.180 Prohibited acts by owners.

A. Except as otherwise specifically required or allowed by this Code or by the Residential Landlord Tenant Act, chapter 59.18 RCW, it is unlawful for any owner to:

1. Change or tamper with any lock or locks on a door or doors used by the tenant; or

2. Remove any door, window, fuse box, or other equipment, fixtures, or furniture; or

3. Request, cause or allow any gas, electricity, water or other utility service supplied by the owner to be discontinued; or

4. Remove or exclude a tenant from the premises except pursuant to legal process; or

5. Evict, increase rent, reduce services, increase the obligations of a tenant or otherwise impose, threaten or attempt any punitive measure against a tenant for the reason that the tenant has in good faith reported violations of this Code to the Department of Design, Construction and Land Use or to the Seattle Police Department, or otherwise asserted, exercised or attempted to exercise any legal rights granted tenants by law and arising out of the tenant's occupancy of the building; or

6. Enter a tenant's housing unit or premises except:

a. At reasonable times with the tenant's consent, after giving the tenant:

(i) at least two (2) days' notice of intent to enter for the purpose of inspecting the premises, making necessary or agreed repairs, alterations or improvements, or supplying necessary or agreed services; or

(ii) at least one (1) day's notice for the purpose of exhibiting the dwelling unit to prospective or actual purchasers, mortgagees, tenants, workers or contractors; or

b. In an emergency; or

c. In case of abandonment as defined by state law; or

7. Prohibit a tenant or the tenant's authorized agent or agents, if accompanied by the tenant, from engaging in the following activities when related to building affairs or tenant organization:

a. Distributing leaflets in a lobby and other common areas and at or under tenants' doors;

b. Posting information on bulletin boards, provided that tenants comply with all generally applicable rules of the landlord governing the use of such boards. Such rules cannot specifically exclude the posting of information related to tenant organizing activities if the rules permit posting of other types of information by tenants;

c. Initiating contact with tenants;

d. Assisting tenants to participate in tenant organization activities;

e. Holding meetings, including political caucuses or forums for speeches of public officials or candidates for public office, unattended by management, conducted at reasonable times and in an orderly manner on the premises, held in any community rooms or recreation rooms if these rooms are open for the use of the tenants; provided that the tenant complies with all other generally applicable rules of the landlord governing the use of such rooms. Any generally applicable rules must be written and posted in or near such a room. If a community or recreation room is not available, meetings may take place in common areas which include a laundry room, hallway or lobby; provided all generally applicable rules of the landlord governing such common areas and applicable fire and safety codes are followed.

B. The following rebuttable presumptions shall apply in any proceeding to collect a civil penalty for violation of subsection 22.206.180 A5.

1. Any owner who takes any action listed in Section 22.206.180 A5 within ninety (90) days after a tenant has in good faith reported violations of this Code (chapter 22.206 SMC) to the Department of Design, Construction and Land Use or to the Seattle Police Department, or otherwise asserted, exercised or attempted to exercise any legal rights granted tenants by law and arising out of a tenant's occupancy of the building, or within ninety (90) days after any inspection or proceeding by a governmental agency resulting from such legal right asserted, exercised or attempted to be exercised by a tenant, creates a rebuttable presumption affecting the burden of proof that the action was taken for the reason that the tenant had in good faith reported violations of this Code to the Department of Design, Construction and Land Use or to the Seattle Police Department or otherwise asserted, exercised or attempted to exercise any legal rights granted the tenant by law; except that, if at the time an owner gives a notice of termination of tenancy pursuant to chapter 59.12 RCW, the tenant is in arrears in rent or in breach of any other lease or rental obligation, there is a rebuttable presumption that the landlord's action is neither a reprisal nor retaliatory action against the tenant.

2. A tenant who makes a complaint or report to a governmental authority about an owner or owner's property within ninety (90) days after notice of a proposed increase in rent or other action in good faith by the owner creates a rebuttable presumption that the complaint or report was not made in good faith, unless the complaint or report was that the proposed increase in rent or other action was unlawful, in which case no such presumption applies.

3. The rebuttable presumption under subsection 22.206.180 B1 shall not apply with respect to an increase in rent if the owner, in a notice to the tenant of an increase in rent, specifies reasonable grounds for said increase and the notice of said increase does not violate SMC section 7.24.030 A.

(Ord. 120302 § 2, 2001; Ord. 113545 § 5(part), 1987.)

22.206.190 Harassing or retaliating against owner.

It is unlawful for any tenant to harass or retaliate against an owner or to interfere with an owner's management and operation of a building or premises by committing any of the following acts:

A. Adding or tampering with any lock;

B. Removing or otherwise interfering with any supplied equipment, fixtures, furniture or services;

C. Wilfully damaging or causing others to damage the building or premises.

(Ord. 113545 § 5(part), 1987.)

22.206.200 Minimum standards for vacant buildings

A. Maintenance Standards. Every vacant building shall conform to the standards of Sections 22.206.060; 22.206.070; 22.206.080.A, B, C, G, H and I; 22.206.130.I; 22.206.160.A.1, 3, 4, 5, 6 and 8 except when different standards are imposed by this section.

1. Sanitary Facilities.

a. Plumbing fixtures connected to an approved water system, an approved sewage system, or an approved natural gas utility system shall be installed in accordance with applicable codes and be maintained in sound condition and good repair.

b. Plumbing fixtures connected to an approved water system, an approved sewage system, or an approved natural gas utility system, not installed or maintained in compliance with applicable codes, shall be removed and the service terminated in the manner prescribed by applicable codes.

c. Plumbing fixtures not connected to an approved water system, an approved sewage system, or an approved natural gas utility system shall either be connected to an approved system or the fixtures shall be removed and the pipes capped in accordance with applicable codes.

2. Electrical Systems. Electrical service lines, wiring, outlets or fixtures not installed or maintained in accordance with applicable codes shall be repaired, or they shall be removed and the services terminated in accordance with applicable codes.

3. Safety From Fire.

a. No vacant building or premises or portion thereof shall be used for the storage of flammable liquids or other materials that constitute a safety or fire hazard.

b. Heating facilities or heating equipment in vacant buildings shall be removed, rendered inoperable, or maintained in accordance with applicable codes. Any fuel supply shall be removed or terminated in accordance with applicable codes.

4. All vacant buildings and their accessory structures shall meet the following standards:

a. All windows shall have intact glazing or plywood of at least 1/4 inch thickness, painted or treated to protect it from the elements, cut to fit the opening, and securely nailed using 6D galvanized nails or woodscrews spaced not more than 9 inches on center.

b. Doors and service openings with thresholds located 10 feet or less above grade, or stairways, landings, ramps, porches, roofs, or similarly accessible areas shall provide resistance to entry equivalent to or greater than that of a closed single panel or hollow core door 1 3/8 inches thick equipped with a 1/2 inch throw deadbolt. Exterior doors, if openable, may be closed from the interior of the building by toe nailing them to the door frame using 10D or 16D galvanized nails.

c. There shall be at least one operable door into each building and into each housing unit. If an existing door is operable, it may be used and secured with a suitable lock such as a hasp and padlock or a 1/2 inch deadbolt or deadlatch. All locks shall be kept locked. When a door cannot be made operable, a door shall be constructed of 3/4 inch CDX plywood or other comparable material approved by the Director and equipped with a lock as described above.

d. All debris, combustible materials including vegetation overgrowth, litter and garbage, junk, waste, used or salvageable materials, and inoperable vehicles and vehicle parts, shall be removed from vacant buildings, their accessory structures, and the premises including but not limited to adjoining yard areas. The building and premises shall be maintained free from such items. The premises also shall be free from parked vehicles.

e. The Director may impose additional requirements for the closure of a vacant building, including but not limited to installation of 3/4 inch plywood, brick or metal coverings over exterior openings, when the standards specified in subsections 22.206.200.A.4.a through 22.206.200.A.4.d above are inadequate to secure the building:

1) Due to the design of the structure; or

2) When the structure has been subject to two or more unauthorized entries after closure pursuant to the standards specified above; or

3) When the Director determines, in consultation with the Seattle Police Department and the Seattle Fire Department, that the structure may present a substantial risk to the health or safety of the public, or to police or fire personnel if closed to the standards of subsections 22.206.200.A.4.a through 22.206.200.A.4.d above.

5. If a building component of a vacant building or a structure accessory to a vacant building does not meet the standards of Section 22.206.060, the component or a portion thereof may be removed in accordance with applicable codes, provided the Director determines that the removal does not create a hazardous condition.

6. Interior floor, wall and ceiling coverings in vacant structures need not be intact so long as the Director determines they do not present a hazard. If a hole in a floor presents a hazard, the hole shall be covered with 3/4 inch plywood, or a material of equivalent strength, cut to overlap the hole on all sides by at least 6 inches. If a hole in a wall presents a hazard, the hole shall be covered with 1/2 inch Type X gypsum, or a material of equivalent strength, cut to overlap the hole on all sides by at least 6 inches. Covers for both floor and wall holes shall be securely attached.

B. Occupying or Renting Vacant Buildings. After a notice of violation, order or emergency order is issued in accordance with Section 22.206.220 or Section 22.206.260, no one shall use, occupy, rent, cause, suffer, or allow any person to use or occupy or rent any vacant building unless a certificate of compliance has been issued in accordance with Section 22.206.250. This section does not prohibit or make unlawful the occupancy of a detached single-family dwelling by the owner if no rooms in the dwelling are rented or leased.

C. Compliance With Other Provisions of this Code and Other Codes. Buildings subject to regulation pursuant to the Downtown Housing Maintenance Ordinance, SMC Chapter 22.220, may not be vacated or closed to entry except as permitted by that ordinance. Owners vacating or closing a building must comply with the just cause eviction requirements of Section 22.206.160 C of this Code.

D. Termination of Utilities. The Director may, by written notice to the owner and to the Director of Seattle Public Utilities, the Superintendent of City Light or the Washington Natural Gas Co., request that water, electricity, or gas service to a vacant building be terminated or disconnected.

E. Restoration of Service. If water, electricity or gas service has been terminated or disconnected pursuant to Section 22.206.200 D, no one except the utility may take any action to restore the service, including an owner or other private party requesting restoration of service until a certificate of compliance has been issued in accordance with Section 22.206.250, or upon written notification by the Director that service may be restored. It shall be unlawful for anyone other than the Director of Seattle Public Utilities, Superintendent of City Light, or the Washington Natural Gas Co. or their duly authorized representatives, to restore or reconnect any water, electricity, or gas service terminated or disconnected as a result of a Director's notice issued pursuant to Section 22.206.200 D.

F. Inspection of Vacant Buildings.

1. When the Director has reason to believe that a building is vacant, the Director may inspect the building and the premises. If the Director identifies a violation of the minimum standards for vacant buildings, a notice of violation may be issued pursuant to Section 22.206.220. Thereafter the premises shall be inspected quarterly to determine whether the building and its accessory structures are vacant and closed to entry in conformance with the standards of this Code.

2. Quarterly inspections shall cease at the earliest of the following:

a. When the building is repaired pursuant to the requirements of this Code and reoccupied;

b. When the building is repaired pursuant to the requirements of this Code and has subsequently been subject to three (3) consecutive quarterly inspections without further violation; or

c. When the building and any accessory structures have been demolished.

3. A building or structure accessory thereto that remains vacant and open to entry after the closure date in a Director's order or notice of violation is found and declared to be a public nuisance. The Director is hereby authorized to summarily close the building to unauthorized entry. The costs of closure shall be collected from the owner in the manner provided by law.

4. Quarterly inspection charges shall be assessed and collected as a fee under the Permit Fee Ordinance (Chapters 22.900A through 22.900G).

(Ord. 123546, § 5, 2011; Ord. 122397, § 3, 2007; Ord. 120087 § 4, 2000: Ord. 118396 § 171, 1996: Ord. 117861 § 3, 1995: Ord. 115671 § 18, 1991; Ord. 113545 § 5(part), 1987.)

22.206.210 Removing posted notices.

Only the Director may remove or order the removal of any notice, complaint or order posted in accordance with this chapter prior to issuance of a certificate of compliance by the Director.

(Ord. 113545 § 5(part), 1987.)

Subchapter VII
Alternative Materials and Design, Variances and Enforcement

22.206.215 Alternate materials and design.

A. The provisions of this Code are not intended to prevent the use of any material not specifically prescribed by this Code, provided any alternate has been approved and its use authorized by the Director. The Director may approve any such alternate provided he or she finds that it complies with the purpose and intent of this Code and is of at least equivalent suitability, strength, effectiveness, fire resistance, durability, safety and sanitation as that prescribed by this Code.

B. Whenever there are practical difficulties involved in carrying out the provisions of this Code, the Director may grant modifications for individual cases, provided he or she first finds that a special individual reason makes compliance with the strict letter of this Code impractical and that the modification is in conformity with the intent and purpose of this Code and that such modification does not lessen any fire protection or safety requirements or any degree of structural integrity. The details of any action granting modifications shall be recorded and entered in the files of the Director.

(Ord. 115671 § 19, 1991.)

22.206.217 Variances.

A. The Director may grant a variance from the standards and requirements of SMC Sections 22.206.010 through 22.206.140 and Section 22.206.200 if the Director determines that all of the following conditions or circumstances exist:

1. Unusual conditions exist at the subject property which were not created by the current owner, tenant or occupant;

2. The requested variance does not go beyond the minimum necessary to afford relief;

3. The granting of the variance will not be materially detrimental to the public welfare or injurious to property or improvements in the vicinity;

4. The literal interpretation and strict application of the applicable provisions or requirements of this Code would cause undue hardship or practical difficulties; and

5. The requested variance would be consistent with the spirit and purpose of this Code.

B. Application for and Processing of Variances.

1. The current owner or tenant of a building may request a variance on a form provided by the Department. The request must describe the standards or requirements of SMC Sections 22.206.010 through 22.206.140 or of SMC Section 22.206.200 from which a variance is requested and explain how the requested variance complies with subsections A1 through A5 of SMC Section 22.202.217. A variance request must contain the address of the property, the name and address of all persons having an interest in the property, and the names and addresses of all parties affected by the condition or conditions for which a variance is requested, including all property owners and occupants. The Director shall establish by Rule submittal requirements for a variance request.

2. Upon receipt of a variance request, the Director shall contact the requestor to arrange the date and time of an inspection to view the conditions for which the variance is sought and to ascertain compliance with subsections A1 through A5 of SMC Section 22.202.217. The inspection shall be conducted within thirty (30) days after a variance request is received, unless a later inspection is agreed to by the requestor. The Director also shall notify in writing all other persons identified in the variance request of the request and of the opportunity to submit information or comments on the request. Comments about a variance request must be received by the Department within twenty (20) days after the date of mailing the notification of a variance request.

C. The Director shall decide whether to grant a variance within thirty (30) days after the inspection conducted pursuant to subsection B. When a variance is authorized, conditions or mitigating measures may be required as deemed necessary to ensure continued compliance with subsections A1 through A5 of SMC Section 22.202.217 or to otherwise carry out the spirit and purpose of this Code. The variance decision shall be mailed to the requestor and to all affected parties identified in the written request for a variance and other interested parties who submitted information or comments about a variance request.

D. Records. The Director shall maintain a record in Department files of all variance requests and decisions. The record shall include findings regarding compliance with the conditions of subsections A1 through A5 of SMC Section 22.202.217 and any conditions or mitigating measures required by the Director in granting the variance.

E. Appeal of Variance Decision. Any person with an ownership interest in a building premises for which a variance request has been made, or any tenant of such property, may appeal the Director's decision on the variance by filing an appeal with the Hearing Examiner.

1. Variance appeals shall be filed with the Hearing Examiner, with the applicable filing fee specified in SMC Section 3.02.125, by five (5:00) p.m. of the twentieth day following the mailing of the Director's decision. When the last day of the appeal period so computed is a Saturday, Sunday or federal or City holiday, the period shall run until five (5:00) p.m. on the next business day. An appeal shall be deemed filed when it is actually received by the Hearing Examiner's Office. The Hearing Examiner's time and date stamp shall be prima facie evidence of filing.

2. An appeal shall be in writing and shall state:

a. The name and address of the appellant;

b. The ownership or other interest of the appellant in the building or premises that is the subject of the variance decision;

c. The names and addresses of all tenants or other occupants of the building or premises and, if the appellant is an owner of the property, of all other persons with an ownership or other interest in the building or premises;

d. The specific objections to the Director's decision;

e. The relief sought.

3. Notice of a hearing on the appeal shall be mailed by the Hearing Examiner at least twenty (20) days prior to the scheduled hearing date to the Director and to all affected parties identified pursuant to subsection E2c of SMC Section 22.206.217.

4. Appeals shall be considered de novo and shall be limited to objections raised in the appeal statement. The Director's decision shall be affirmed unless the Hearing Examiner finds the Director's decision to be clearly erroneous. The person requesting the variance shall have the burden of proving, by preponderance of the evidence, all elements related to justifying the variance.

5. Within thirty (30) days after the hearing is conducted, the Hearing Examiner shall issued a decision on a variance appeal. The Hearing Examiner's decision shall be mailed to the appellant, the Director and to other affected parties on the day it is issued.

6. The Hearing Examiner's decision shall be final and conclusive unless the Hearing Examiner retains jurisdiction or the decision is reversed or remanded on judicial appeal. Any judicial review shall be as provided by RCW 36.70C and must be commenced within twenty-one (21) days of issuance of the Hearing Examiner's decision, as provided by RCW 36.70C.040.

(Ord. 120087 § 6, 2000.)

22.206.220 Notice of violation.

A. The Director is authorized to inspect any building or premises which the Director has reason to believe may not be in compliance with the standards and requirements of Sections 22.206.010 through 22.206.170, and Section 22.206.200. If the standards and requirements of Sections 22.206.010 through 22.206.120, Sections 22.206.150 through 22.206.170 or of Section 22.206.200 have not been met, the Director may issue a notice of violation to the owner and/or other person responsible for the violation pursuant to this section. The notice of violation shall:

1. Identify each violation of the standards and requirements of this Code and the corrective action necessary to bring the building and premises into compliance; and

2. Specify a time for compliance.

B. No notice of violation shall be issued as a result of an advisory inspection performed pursuant to SMC Section 22.202.035 unless the building is in condominium or cooperative ownership.

C. If a notice of violation or order has been filed with the King County Department of Records and Elections, a notice of violation or order for the same violation need not be served upon a new owner. If a new notice of violation is not issued and served upon a new owner, the Director shall grant the new owner the same number of days to comply with the notice of violation as was given the previous owner in the notice of violation. The compliance period shall be the number of days between the date of issuance of the notice of violation and the date for compliance stated in the text of the notice. The compliance period for the new owner shall begin on the date that the conveyance is completed.

D. The notice shall be served upon the owner, tenant or other person responsible for the condition by personal service, or by first class mail to the person's last known address. If the address of the responsible person is unknown and cannot be found after a reasonable search, the notice may be served by posting a copy of the notice in a conspicuous place on the property. If a notice of violation is directed to a tenant or other person responsible for the violation who is not the owner, a copy of the notice shall be sent to the owner of the property. Nothing in this section shall be deemed to limit or preclude any action or proceeding to enforce this chapter nor does anything in this section obligate the director to issue a notice of violation prior to initiation of a civil or criminal enforcement action except as otherwise provided in Director's rules adopted pursuant to SMC chapter 22.202.

E. In addition, a copy of the notice or order may be posted at a conspicuous place on the property.

F. The Director may order that any other work in the building or on the premises be stopped until the violations in the notice have been corrected if, in the Director's opinion the continuation of other work will impair the owner's ability to comply with this Code in a timely manner.

G. Nothing herein shall hinder or limit in any manner the Director's authority or ability to bring an action pursuant to Chapter 22.208 to abate an unfit building or premise or to issue an emergency order pursuant to Section 22.206.260.

H. In addition to serving and posting the notice or order, the Director may mail or cause to be delivered to all housing and/or commercial rental units in the building a notice which informs each occupant of the notice of violation and the relevant requirements and procedures.

I. In calculating a time for compliance, the Director shall consider:

1. The type and degree of violations found;

2. Applicable time limits for correction of similar violations provided in the State Landlord-Tenant Act, RCW Chapter 59.18;

3. The responsible party's demonstrated intent to repair, demolish, or vacate and close the building. Evidence of the responsible party's intent may include, but is not limited to:

a. A signed construction contract with a licensed contractor to perform the required work by a specific date and for reasonable compensation,

b. Proof of the availability of financial resources to perform the required work with such funds placed in a segregated account to be used only for required repairs or a binding commitment from an established lending institution providing sufficient funds to complete the required repairs,

c. The filing of a complete application for any permit required to perform the required work and evidence of payment of any required fees;

4. The procedural requirements for obtaining a permit to correct the violations;

5. The complexity of the repairs, seasonal considerations, construction requirements and the legal prerogatives of tenants; and

6. Circumstances beyond the control of the responsible person.

(Ord. 122397, § 4, 2007; Ord. 120087 § 7, 2000: Ord. 115671 § 20, 1991; Ord. 113545 § 5(part), 1987.)

22.206.230 Review by the Director.

A. Any party affected by a notice of violation issued pursuant to Section 22.206.220 may request a review of the notice by the Director. Such a request must be made in writing within ten (10) days after service of the notice. When the last day of the period so computed is a Saturday, Sunday, federal or City holiday, the period shall run until five (5:00) p.m. of the next business day.

B. Within seven (7) days of receipt of a review request the Director shall notify by mail the person requesting the review, any persons served the notice of violation, and any person who has requested notice of the review, of the request for a review and the deadline for submitting additional information. Additional information shall be submitted to the Director no later than fifteen (15) days after the notice of a request for a review is mailed, unless otherwise agreed by the person requesting the review.

C. The Director or a representative of the Director who is familiar with the case and the applicable ordinances will review any additional information that is submitted and the basis for issuance of the notice of violation. The reviewer may request clarification of information received and a site visit. After the review, the Director shall:

1. Sustain the notice of violation; or

2. Withdraw the notice of violation; or

3. Continue the review to a date certain for receipt of additional information; or

4. Amend the notice of violation.

(Ord. 122397, § 5, 2007; Ord. 120087 § 8, 2000: Ord. 118441 § 3, 1996: Ord. 115877 § 2, 1991; Ord. 115671 § 21, 1991; Ord. 114834 § 3, 1989; Ord. 113545 § 5(part), 1987.)

22.206.235 Order of the Director.

A. Where review by the Director has been conducted pursuant to Section 22.206.230, the Director shall issue an order of the Director containing the decision within fifteen (15) days of the date that the review is completed. The decision shall be served and posted in the manner provided by 22.206.220.

B. Unless a request for review before the Director is made pursuant to Section 22.206.230, the notice of violation shall become the order the Director.

C. Because civil actions to enforce Chapter 22.206 are brought in Seattle Municipal Court pursuant to Section 22.206.280, orders of the Director issued under this chapter are not subject to judicial review pursuant to chapter 36.70C RCW.

(Ord. 122397, § 6, 2007)

22.206.240 Extension of compliance date.

A. The Director may extend the compliance date if required repairs have been commenced and, in the Director's opinion, are progressing at a satisfactory rate. Extensions in excess of ninety (90) days may not be granted unless the need therefor is established in a Director's review.

B. Vacating and Closing of Historic Buildings or Structures. The compliance date for historic buildings and structures that are closed to entry pursuant to Section 22.206.200 of this Code, during the notice of violation compliance period, shall be extended for as long as the building or structure is maintained in compliance with the standards of Section 22.206.200 of this Code.

(Ord. 118441 § 4, 1996: Ord. 114834 § 4, 1989: Ord. 113545 § 5(part), 1987.)

22.206.250 Compliance.

A. Compliance with a notice, order or decision issued pursuant to this Code shall be the responsibility of each person named in and served with the notice, order or decision.

B. Until a property owner or other person named in a notice, order or decision demonstrates, and the Director confirms by inspection, that the obligations imposed by the standards established in this Code have been fulfilled, there shall be a rebuttable presumption affecting the burden of proof at trial that the violations listed in such notice, order or decision have not been corrected, provided, that there shall be no rebuttable presumption in any criminal prosecution under SMC Section 22.206.290. When a person named in a notice, order or decision demonstrates, and the Director confirms by inspection, compliance with such notice, order or decision and the standards established in this Code, the Director shall issue a certificate of compliance certifying that, as of the date of inspection, the violations cited in the notice, order or decision have been corrected.

C. On issuance of a certificate of compliance, the Director warrants only that the violations listed in the notice, order or decision have been corrected as required by this Code. The Director makes no representation concerning other conditions in buildings, or of any equipment therein that is not listed in the notice of violation. The Director shall not be responsible for any injury, damage, death or other loss of any kind sustained by any person arising out of any condition of the building, structure or equipment.

(Ord. 120087 § 9, 2000: Ord. 115671 § 22, 1991; Ord. 113545 § 5(part), 1987.)

22.206.260 Emergency order.

A. Whenever the Director finds that any building, housing unit or premises is an imminent threat to the health or safety of the occupants or the public, an emergency order may be issued directing that the building, housing unit or premises be restored to a condition of safety and specifying the time for compliance. In the alternative, the order may require that the building, housing unit or premises be immediately vacated and closed to entry.

B. The emergency order shall be posted on the building, housing unit or premises, and shall be mailed by regular, first class mail to the last known address of the property owners and, if applicable, to the occupants. All property owners and occupants of such building, housing unit or premises are deemed to have notice of any emergency order so posted and mailed.

C. It shall be unlawful for any person to fail to comply with an emergency order issued by the Director requiring that the building, housing unit or premises be restored to a condition of safety by a specified time.

D. It shall be unlawful for any person to use or occupy, or to cause or permit any person to use or occupy the building, housing unit or premises after the date provided in an emergency order requiring the building, housing unit or premises to be vacated and closed until the Director certifies that the conditions described in the emergency order have been corrected and the building, housing unit or premises have been restored to a safe condition.

E. Any building, housing unit or premises subject to an emergency order that is not repaired within the time specified in the order is found and declared to be a public nuisance that the Director is hereby authorized to abate summarily by such means and with such assistance as may be available to the Director, and the costs thereof shall be recovered by the Director in the manner provided by law.

F. 1. Any tenant who is required to vacate and actually vacates a housing unit as a result of an emergency order shall be paid relocation assistance pursuant to and contingent upon compliance with the provisions of subsections G and H of SMC Section 22.206.260 and SMC Section 22.206.265 at the rate of Two Thousand Eight Hundred Dollars ($2,800.00) for each tenant household with income during the preceding twelve (12) months at or below fifty (50) percent of the median family income for the Seattle-Bellevue-Everett Primary Metropolitan Statistical Area, adjusted for family size ("median family income"), and two (2) months' rent for each tenant household with income during the preceding twelve (12) months above fifty (50) percent of the median family income, provided all of the following conditions are met:

a. The emergency order requires the housing unit occupied by the tenant to be vacated and closed;

b. The conditions that create the emergency arise from circumstances within the control of the property owner, including, but not limited to, conditions arising from failure to perform maintenance on the premises, affirmative acts of the property owner, or termination of water or utility services provided by the property owner;

c. The conditions that create the emergency do not arise from an act of God or from the affirmative actions of a person or persons beyond the control of the property owner; and

d. The conditions that create the emergency are not caused solely by the actions of the tenant.

2. The amount of relocation assistance to be paid pursuant to subsection F1 of SMC Section 22.206.260 to a tenant household with income during the preceding twelve (12) months at or below fifty (50) percent of the median family income may be adjusted annually by the percentage change in the housing component of the Consumer Price Index for All Urban Consumers (CPI-U) for the Seattle-Bellevue-Everett Primary Metropolitan Statistical Area as published by the United States Department of Labor, Bureau of Labor Statistics. Such adjustments are authorized to be made by Director's Rule.

G. The property owner is required to deposit with the Director the relocation assistance provided in subsection F in a form acceptable to the Director no later than the deadline specified in the emergency order to vacate and close the building, housing unit or premises.

H. No relocation assistance may be paid pursuant to subsection F1 of SMC Section 22.206.260 to tenants with household incomes during the preceding twelve (12) months greater than fifty (50) percent of the median family income unless the property owner has deposited the required assistance pursuant to subsection G of SMC Section 22.206.260.

(Ord. 121076 § 4, 2003: Ord. 115671 § 23, 1991: Ord. 113545 § 5(part), 1987.)

22.206.265 Emergency relocation assistance payments.

A. A tenant subject to an emergency order to vacate and close may request an emergency relocation assistance payment from the Emergency Relocation Assistance Account. The Director may establish by rule application requirements for this section.

1. To apply for emergency relocation assistance, a tenant household with a household income during the preceding twelve (12) months at or below fifty (50) percent of the median family income must:

a. Submit a completed and signed request for an emergency relocation assistance payment on an application form provided by the Director along with documentation sufficient to establish tenant household income for the preceding twelve (12) months and any additional information required by the Director;

b. Certify, in a manner approved by the Director, that the tenant has vacated a building, housing unit or premises pursuant to an emergency order to vacate and close; and

c. Complete the application requirements contained in this subsection within seven (7) days of the date set for compliance with an emergency order to vacate and close a building, housing unit or premises.

2. To apply for emergency relocation assistance, a tenant household with a household income during the preceding twelve (12) months greater than fifty (50) percent of the median family income must:

a. Submit a completed and signed request for an emergency relocation assistance payment on an application form provided by the Director along with documentation sufficient to establish the monthly rental amount of the building, housing unit or premises under the existing rental agreement for the most recent rental period and that the household income for the preceding twelve (12) months is greater than fifty (50) percent of the median family income as well as any additional information required by the Director;

b. Certify, in a manner approved by the Director, that the tenant has vacated a building, housing unit or premises pursuant to an emergency order to vacate and close; and

c. Complete the application requirements contained in this subsection within seven (7) days of the date set for compliance with an emergency order to vacate and close a building, housing unit or premises.

B. A relocation assistance payment deposited with the Director by a property owner pursuant to subsection G of SMC Section 22.206.260 shall be paid to the tenant on whose behalf the deposit was made within three (3) business days after receipt by the Director of both the funds for relocation assistance and a completed and signed application for an emergency relocation assistance payment from the tenant.

C. If a tenant with a household income during the preceding twelve (12) months at or below fifty (50) percent of the median family income satisfactorily completes the application process described in subsection Al and the property owner fails to deposit the relocation assistance as required by subsection G of SMC Section 22.206.260, the Director may pay to such tenant from the Emergency Relocation Assistance Account, subject to the limitation established in subsection A of SMC Section 22.202.060, the full amount of relocation assistance that such tenant would have received had the property owner deposited the relocation assistance as required.

D. If a tenant has been paid relocation assistance from the Emergency Relocation Assistance Account pursuant to subsection C and is subsequently paid the relocation assistance provided by subsections F and G of SMC Sections 22.206.206 directly to the property owner, the tenant must reimburse The City of Seattle the full amount of relocation assistance paid from the Emergency Relocation Assistance Account within three (3) business days of the receipt of the relocation assistance payment from the property owner.

E. If a tenant either fails to submit to the Director a completed and signed application for relocation assistance by the deadline established in subsection A or fails to negotiate a check or warrant for emergency relocation assistance within sixty (60) days of the date of the check or warrant, the Director shall refund to the property owner the full amount of relocation assistance deposited on behalf of a tenant pursuant to SMC Section 22.206.260 within seven (7) business days after such failure by the tenant.

F. Any check or warrant for relocation assistance from the Emergency Relocation Assistance Account that is not presented for payment within sixty (60) days may not be honored.

(Ord. 121076 § 5, 2003.)

22.206.270 Violations.

A. Any failure to comply with a notice of violation, decision or order shall be a violation of this Code.

B. It shall be a violation of this Code for any person to obstruct, impede, or interfere with any attempt to (1) correct a violation, (2) comply with any notice of violation, decision, emergency order, or stop work order, (3) inspect a building or premises pursuant to the authority of an inspection warrant issued by any court, or (4) inspect a housing unit after consent to inspect is given by a tenant of the housing unit.

C. Any person who does not comply with an emergency order issued by the Director shall be in violation of this Code, regardless of intent, knowledge or mental state.

D. Any person who fails to pay relocation assistance required by Section 22.206.260 F shall be in violation of this Code.

(Ord. 116364 § 1, 1992: Ord. 116315 § 2, 1992; Ord. 115671 § 24, 1991: Ord. 113545 § 5(part), 1987.)

22.206.280 Civil enforcement proceedings and penalties.

In addition to any other remedy that may be available at law or equity, the following are available:

A. Except for violations of Section 22.206.180, any person violating or failing to comply with any requirement of this Code shall be subject to a cumulative civil penalty in an amount not to exceed:

1. One Hundred Fifty Dollars ($150.00) per day for each housing unit in violation, and One Hundred Fifty Dollars ($150.00) per day for violations in the common area or on the premises surrounding the building or structure, from the date the violation begins, for the first ten (10) days of noncompliance; and Five Hundred Dollars ($500.00) per day for each housing unit in violation, and Five Hundred Dollars ($500.00) per day for violations in the common area or on the premises surrounding the building or structure, for each day beyond ten (10) days of noncompliance until compliance is achieved. In cases where the Director has issued a notice of violation, the violation will be deemed to begin, for purposes of determining the number of days of violation, on the date compliance is required by the notice of violation. In addition to the per diem penalty, a violation compliance inspection charge equal to the base fee set by Section 22.900B.010 shall be charged for the third inspection and all subsequent inspections until compliance is achieved. Notwithstanding the provisions of Section 22.202.050, the compliance inspection charges shall be deposited in the General Fund; or

2. One Hundred Dollars ($100.00) per day from the date a tenant fails to reimburse The City of Seattle for emergency relocation assistance as required by subsection D of Section 22.206.265 until the date the relocation assistance is repaid to The City of Seattle.

3. One Hundred Dollars ($ 100.00) per day for any person who provides false or misleading information to the Director and as a result of the false or misleading information is paid emergency relocation assistance by The City of Seattle for which the person would not otherwise be eligible, from the date the person receives the emergency relocation assistance until the date the relocation assistance is repaid to The City of Seattle.

B. Any person who does not comply with an emergency order issued by the Director pursuant to this Chapter 22.206 shall be subject to a cumulative civil penalty of up to One Thousand Dollars ($1,000.00) per day from the date set for compliance until the Director certifies that the requirements of the emergency order are fully complied with.

C. Any property owner who fails to deposit relocation assistance as required by subsections F and G of Section 22.206.260 shall be subject to a cumulative civil penalty of:

1. For each tenant with a household income during the preceding twelve (12) months at or below fifty (50) percent of the median family income for whom the property owner did not deposit relocation assistance as required by subsection G of Section 22.206.260:

a. Three Thousand Three Hundred Dollars ($3,300.00), plus

b. One Hundred Dollars ($100.00) per day from the date such deposit by the property owner is required until the date the property owner pays to the City the penalty provided for in subsection C1a; or

2. For each tenant with a household income during the preceding twelve (12) months greater than fifty (50) percent of the median family income for whom the property owner did not deposit relocation assistance as required by subsection G of Section 22.206.260, One Hundred Dollars ($100.00) per day from the date such deposit is required until the date on which the relocation assistance required by subsections F and G of Section 22.206.260 is deposited with The City of Seattle.

D. Any owner of housing units who violates subsection C6 of Section 22.206.160 shall be subject to a civil penalty of not more than Two Thousand Five Hundred Dollars ($2,500.00).

E. Anyone who obstructs, impedes, or interferes with an attempt to inspect a building or premises pursuant to the authority of an inspection warrant issued by any court or an attempt to inspect a housing unit after consent to inspect is given by a tenant of the housing unit shall be subject to a civil penalty of not more than One Thousand Dollars ($1,000.00).

F. Any person who violates or fails to comply with subsections A5, A6, or A7 of Section 22.206.180 shall be subject to a cumulative civil penalty of up to Five Hundred Dollars ($500.00) per violation per day. Each day that a separate action or inaction occurs that is a violation of subsections A5, A6 or A7 of Section 22.206.180 constitutes a separate violation.

G. Civil actions to enforce Chapter 22.206 shall be brought exclusively in Seattle Municipal Court, except as otherwise required by law or court rule. The Director shall request in writing that the City Attorney take enforcement action. The City Attorney shall, with the assistance of the Director, take appropriate action to enforce Chapter 22.206. In any civil action filed pursuant to this chapter, the City has the burden of proving by a preponderance of the evidence that a violation exists or existed. The issuance of a notice of violation or an order following a review by the Director is not itself evidence that a violation exists.

H. The violator may show, in mitigation of liability, that correction of the violation was commenced promptly upon receipt of notice, but that compliance within the time specified was prevented by an inability to obtain necessary materials or labor, inability to gain access to the subject building, or other condition or circumstance beyond the control of the violator, and upon a showing of the above described conditions, the court may enter judgment for less than the maximum penalty.

(Ord. 122855, § 1, 2008; Ord. 122397, § 7, 2007; Ord. 121076 § 6, 2003; Ord. 120302 § 3, 2001: Ord. 120087 § 10, 2000: Ord. 118441 § 5, 1996: Ord. 116315 § 3, 1992: Ord. 115877 § 3, 1991; Ord. 115671 § 25, 1991: Ord. 115671 §, 1991; Ord. 114834 § 5, 1989; Ord. 113545 § 5(part), 1987.)

22.206.290 Alternative criminal penalty.

Any person who violates or fails to comply with any of the provisions of this Chapter 22.206 and who has had an order of judgment entered against them for violating Titles 22 or 23 within the past seven (7) years from the date the criminal charge is filed shall upon conviction be guilty of a gross misdemeanor subject to the provisions of Chapter 12A.02 and 12A.04, except that absolute liability shall be imposed for such a violation or failure to comply, and none of the mental states described in Section 12A.04.030 need be proved. The Director may request that the City Attorney prosecute such violations criminally as an alternative to the civil procedure outlined in this chapter. Each day that anyone shall continue to violate or fail to comply with any of the foregoing provisions shall be considered a separate offense.

(Ord. 122397, § 8, 2007; Ord. 120302 § 4, 2001: Ord. 115671 § 26, 1991; Ord. 113545 § 5(part), 1987.)

22.206.295 Private right of action.

In addition to any other sanction or remedial procedure that may be available, any property owner who does not deposit emergency relocation assistance with The City of Seattle for a tenant pursuant to subsections F and G of SMC Section 22.206.260 shall be subject to a private civil action by such tenant to recover the actual amount of relocation assistance payable to the tenant but not deposited with The City of Seattle by the property owner, attorney fees and court costs.

(Ord. 121076 § 7, 2003.)

22.206.305 Tenant's private right of action.

Nothing in this Code is intended to affect or limit a tenant's right to pursue a private right of action pursuant to Chapter 59.18 RCW for any violation of Chapter 59.18 RCW for which that chapter provides a private right of action. When an owner commits an act prohibited by SMC Sections 22.206.180 A1, 22.206.180 A2, or 22.206.180 A7, a tenant has a private right of action against the owner for actual damages caused by the prohibited act. To the extent that actual damages are unliquidated or difficult to prove, a court may award liquidated damages of up to One Thousand Dollars ($1,000.00) instead of actual damages. Such damages when awarded are to be on a per incident, rather than a per tenant basis. The prevailing party in any such action may recover costs of the suit and attorney fees.

(Ord. 120302 § 5, 2001.)

22.206.315 Appeal to Superior Court.

Final decisions of the Seattle Municipal Court on enforcement actions authorized by this chapter may be appealed pursuant to the Rules for Appeal of Decisions of Courts of Limited Jurisdiction.

(Ord. 122397, § 9, 2007)

Chapter 22.208
BUILDINGS UNFIT FOR HUMAN HABITATION OR OTHER USE

Sections:

22.208.010 Conditions for declaring a building or premises unfit for human habitation or other use.

22.208.020 Standards for demolition, repair or vacation and closure.

22.208.030 Investigation, notice and hearing.

22.208.040 Determination and order of Director after hearing.

22.208.050 Appeal from order of Director.

22.208.060 Petition to Superior Court.

22.208.070 Extension of compliance date.

22.208.080 Certificate of compliance.

22.208.090 Reinspection of vacant buildings.

22.208.100 Enforcement of the order of the Director.

22.208.110 Recovery of costs.

22.208.120 Occupying or renting building or premises unfit for habitation– Termination of utilities.

22.208.130 Removing posted notices.

22.208.140 Violations.

22.208.150 Civil enforcement proceedings and penalties.

22.208.160 Alternative criminal penalty.

22.208.010 Conditions for declaring a building or premises unfit for human habitation or other use.

Any building, structure, or the premises or portions thereof, in or on which any of the following conditions exist to the extent that the health or safety of the occupants, of the occupants of neighboring buildings or structures, or the public is endangered, is declared to be unfit for human habitation or other use:

A. Structural members that are of insufficient size or strength to safely carry imposed loads, including, but not limited to, the following:

1. Footings or foundations that are weakened, damaged, decayed, deteriorated, insecure or missing,

2. Flooring or floor supports that are damaged, defective, deteriorated, decayed or missing,

3. Walls or partitions that are split or that lean, are decayed, buckled, damaged or missing,

4. Vertical or lateral supports that are damaged, defective, deteriorated, loose, decayed or missing,

5. Ceilings or roofs or their supports that sag, buckle, or are split, decayed or missing, and

6. Fireplaces or chimneys that bulge, settle, or have masonry or mortar which is loose, broken, or missing;

B. Inadequate protection to the extent that occupants are exposed to the weather, including but not limited to the following:

1. Crumbling, broken, loose, or missing interior wall or ceiling covering,

2. Broken or missing doors, windows, door frames or window sashes,

3. Ineffective or inadequate waterproofing of foundations or floors, and

4. Deteriorated, buckled, broken, decayed or missing exterior wall or roof covering;

C. Inadequate sanitation to the extent that occupants or the general public are directly exposed to the risk of illness or injury, including but not limited to:

1. Lack of, or inadequate number of toilets, lavatories, bathtubs, showers, or kitchen sinks,

2. Defective or unsanitary plumbing or plumbing fixtures,

3. Lack of running water connections to plumbing fixtures or lack of an approved water service,

4. Defective or unsanitary kitchen countertops or cabinets,

5. Lack of connection to an approved sewage disposal system,

6. Inadequate drainage,

7. Infestation by insects, vermin, rodents, or other pests, and

8. Accumulation of garbage and rubbish;

D. Inadequate light, heat, ventilation, or defective equipment, including but not limited to:

1. Defective, deteriorated, hazardous, inadequate or missing electrical wiring, electrical service, or electrical equipment, and

2. Defective, hazardous, or improperly installed ventilating equipment or systems,

3. Lack of an approved, permanently installed, functioning heating facility and an approved power or fuel supply system that is capable of maintaining an average room temperature of at least sixty-five degrees Fahrenheit (65( F.), measured at a point three feet (3') above the floor in all habitable rooms, baths, and toilet rooms, when the outside temperature is twenty-four degrees Fahrenheit (24°F.) or higher. When the outside temperature is less than twenty-four degrees Fahrenheit (24°F.), the heating facilities must be capable of maintaining an average room temperature of at least fifty-eight degrees Fahrenheit (58°F.), measured at a point three feet (3') above the floor, in all habitable rooms, baths, and toilet rooms;

E. Defective or inadequate exits, including, but not limited to exits that are unsafe, improperly located, or less than the required minimum number or dimensions as defined by Section 22.206.130;

F. Conditions that create a health, fire or safety hazard, including, but not limited to:

1. Accumulation of junk, debris, or combustible materials,

2. Any building or device, apparatus, equipment, waste, vegetation, or other material in such condition as to cause a fire or explosion or to provide a ready fuel to augment the spread or intensity of fire or explosion, and

3. To the extent that it endangers or may endanger the occupants of the building, the occupants of neighboring buildings or the public, the presence of friable asbestos or the storage of toxic or hazardous materials.

(Ord. 117861 § 4, 1995: Ord. 116420 § 1, 1992: Ord. 113545 § 6(part), 1987.)

22.208.020 Standards for demolition, repair or vacation and closure.

A. Whenever the Director determines, pursuant to the procedures established in Section 22.208.030 of this Code, that all or any portion of a building and/or premises is unfit for human habitation or other use, the Director shall order that the unfit building and/or premises or portion thereof be:

1. Repaired, or demolished and removed, if the estimated cost of repairing the conditions causing the building or structure to be unsafe or unfit for human habitation or other use exceeds fifty percent (50%) of the replacement value of a building or structure of similar size, design, type and quality, provided that the Director may order a building or structure, for which the estimated cost of such repairs do not exceed fifty percent (50%) of such replacement value, to be repaired, or demolished and removed, if the degree of structural deterioration is as described in 22.208.010 A, D or E, and the owner has failed three (3) or more times in the last five (5) years to correct the conditions by compliance dates as ordered by the Director;

2. Repaired, and/or vacated and closed pursuant to Section 22.206.200 of this Code, if the estimated cost of repairing the conditions causing the building or structure to be unsafe or unfit for human habitation or other use does not exceed fifty percent (50%) of the replacement value of a building or structure of similar size, design, type and quality; or

3. Corrected or improved as specified in the Order of the Director as to the conditions that caused the premises other than buildings and structures to be unfit.

Nothing in this section shall limit the authority of the City to condemn and resell property pursuant to RCW 35.80A.

B. In estimating the replacement value of an unfit building or structure, the Director shall use the Square Foot Cost Estimating Method set forth in the "Residential Cost Handbook," Marshall and Swift, latest available edition, or a cost estimating publication that the Director deems comparable.

C. In estimating the cost of repairs, the Director shall apply the following standards:

1. Only the conditions causing the building, structure or portion thereof to be unfit for human habitation or other use shall be included in the cost estimate;

2. All repair costs shall be based on estimates calculated from the "Home-Tech Remodeling and Renovation Cost Estimator," latest available edition, or a cost estimating publication that the Director deems comparable;

3. Repair estimates shall assume that all work will comply with the requirements of the current Building, Mechanical, Electrical, Plumbing, Energy, and Fire Codes in effect in The City of Seattle;

4. If the extent of damage to a portion of a building or structure cannot be ascertained from visual inspection, the Director shall assume that the relative extent of damage or deterioration identified in the observable portion of the building exists in the unobserved portions; and

5. Cost estimates for replacing or repairing the building, structure or portion thereof shall include the same type and quality of materials as originally used in the structure. If the building or structure is so damaged that the original materials cannot be determined, repair costs shall be estimated using the materials identified under the applicable building quality classification in the Square Foot Cost Estimating Method in the "Residential Cost Handbook" by Marshall and Swift.

D. If the Director finds that any of the following conditions exist, the Director shall order that such conditions be eliminated and that the building be closed within a time specified:

1. The condition or conditions which cause the building or premises to be unsafe or unfit for human habitation create a hazard to the public health, safety, or welfare that would exist even if the building were vacated and closed to entry; or

2. Building appendages, as defined in Seattle Building Code Section 3402.2,1 are in a deteriorated condition or are otherwise unable to sustain the design loads specified; or

3. Part of the building or premises or equipment intended to assist in extinguishing a fire, to prevent the origin or spread of fire, or to safeguard life or property from fire is in an unsafe or unusable condition.

(Ord. 117861 § 5, 1995: Ord. 116420 § 2, 1992: Ord. 113545 § 6(part), 1987.)

1. Editor's Note: The Building Code is codified in Subtitle I of this Title.

22.208.030 Investigation, notice and hearing.

A. The Director may investigate any building or premises which the Director believes to be unfit for human habitation or other use. If the investigation reveals conditions that make the building or premises unfit for human habitation or other use, the Director shall:

1. Issue a complaint stating the conditions that make the building or premises unfit for human habitation or other use; and

2. Serve the complaint by personal service or certified mail with return receipt requested, upon all persons who appear on a litigation guarantee from a licensed title insurance company as having any ownership interest in the building or premises; and

3. Post the complaint in a place on the property conspicuous to persons entering the structure and if practical conspicuous from an abutting public right-of-way.

B. No complaint shall be issued if a permit has been issued for all repairs, alterations, and improvements required to make the building or premises fit for human habitation or other use, and the repair work, in the Director's opinion, is progressing at a satisfactory rate.

C. If the address of the persons appearing on the litigation guarantee identified in subsection A cannot be ascertained by the Director after a reasonable search, then the Director shall make affidavit to that effect, and the complaint shall be served either by personal service or by mailing a copy of the complaint by first class mail and certified mail, postage prepaid, return receipt requested, to the address appearing on the last equalized tax assessment roll of the County Assessor and to any other address known to the County Assessor. A copy of the complaint shall also be mailed to each person whose address cannot be ascertained, to the address of the building or premises involved in the proceedings. In addition to serving and posting the complaint, the Director shall mail or cause to be delivered to all housing and commercial rental units in the building or on the premises a copy of the complaint.

D. The complaint shall state that a hearing will be held before the Director at a specified time and place, not less than ten (10) days nor more than thirty (30) days after service of the complaint; and that all persons having any interest therein shall have the right to file an answer to the complaint, and to appear in person or by representative and to give testimony at the time and place fixed in the complaint. At the hearing, the Director shall have the authority to administer oaths and affirmations, examine witnesses and receive evidence. The rules of evidence shall not apply in hearings before the Director.

E. A copy of the complaint shall be filed with the King County Department of Records and Elections.

(Ord. 122397, § 10, 2007; Ord. 117861 § 6, 1995: Ord. 116420 § 3, 1992: Ord. 113545 § 6(part), 1987.)

22.208.040 Determination and order of Director after hearing.

A. If, after the hearing provided for in Section 22.208.030, the Director determines that a building or premises is unfit for human habitation or other use pursuant to Section 22.208.010, the Director shall further determine, using the standards set forth in Section 22.208.020, whether the building should be:

1. Repaired, altered or improved;

2. Vacated and closed; or

3. Demolished and removed, and/or whether the premises and the conditions that cause it to be unfit should be corrected or improved. The Director shall issue a written order requiring that the building or premises be made fit for human habitation or other use. The order shall state the facts in support of the decision and a specific date for correction. The Director shall serve the order upon all parties served with a copy of the complaint, in the manner provided in Section 22.208.030. The order shall require that:

1. The building be:

a. Vacated and closed; and/or either

b. Repaired, altered or improved, or

c. Demolished and removed, and/or

2. The premises and the conditions that cause it to be unfit should be corrected and improved.

B. 1. If a building is to be demolished and removed by the owner or other parties in interest they shall obtain an asbestos survey and make the same available to the Director.

2. If an owner fails to comply with an order and the Director elects to demolish and remove a building pursuant to Section 22.208.100 the owner shall either obtain an asbestos survey and make the same available to the Director or allow the Director access to the structure so that the Director may obtain an asbestos survey.

C. When calculating the time for compliance under subsection A, the Director shall consider:

1. The type of hazard, the nature and immediacy of the threat to the public health and safety, and the blight created by the conditions of the premises;

2. A demonstrated intent by a responsible party to repair, demolish or vacate and close the building or to correct or improve the condition of the premises by:

a. Entering into a contract with a licensed contractor to perform the required work within a specific time and for a reasonable compensation,

b. Depositing cash in a segregated account in an amount sufficient to complete the required repairs,

c. Securing a loan from an established lending institution that will provide sufficient funds to complete the required repairs, or

d. Securing a permit to perform the required work and paying the required permit fees;

3. The length of time required to obtain permits needed to complete the repairs;

4. The complexity of the repairs, seasonal considerations, construction requirements and the legal rights of tenants; and

5. Circumstances beyond the control of the responsible person.

D. If no appeal is filed, a copy of the order shall be filed with the King County Department of Records and Elections.

(Ord. 117861 § 7, 1995: Ord. 116420 § 4, 1992: Ord. 113545 § 6(part), 1987.)

22.208.050 Appeal from order of Director.

A. Any party affected by any order of the Director under this chapter shall have the right to appeal the order of the Director to the Hearing Examiner. Notice of the right to appeal shall be posted in a place on the property conspicuous to persons entering the structure and if practical conspicuous from an abutting public right-of-way.

B. The appeal shall:

1. Be filed with the Hearing Examiner no more than ten (10) days after service of the Director's order;

2. Be in writing and state clearly and concisely the specific objections to the Director's order;

3. State the ownership or other interest that each appellant has in the building, premises, or portion thereof involved in the order of the Director;

4. State briefly the remedy sought; and

5. Include the signatures of all appellants and their mailing addresses.

C. The Hearing Examiner shall set a date for the hearing and provide no less than twenty (20) days' written notice of the hearing to the parties. Notice of the appeal and hearing shall be posted in a place on the property conspicuous to persons entering the structure and if practical conspicuous from an abutting public right-of-way.

D. The appeal hearing shall be conducted pursuant to the contested case provisions of the Administrative Code, SMC Chapter 3.02. The Hearing Examiner is authorized to promulgate procedural rules for the appeal hearing pursuant to the Administrative Code.

E. The appeal hearing shall be de novo. The Director's decision shall be affirmed unless the Hearing Examiner finds such decision to be arbitrary and capricious.

F. The Hearing Examiner shall have the authority to affirm, modify, or reverse the order of the Director, or remand the case to the Director for further proceedings. The Hearing Examiner shall summarily dismiss an appeal which is determined on its face to be without merit, frivolous, or brought merely for the purpose of delay.

G. Within fourteen (14) days after the hearing the Hearing Examiner shall issue a written decision containing findings of fact and conclusions and shall mail copies of the decision to the parties of record. The decision of the Hearing Examiner shall be the final decision of the City and shall have the same effect as a decision of the Director issued pursuant to Section 22.206.235. The decision and order of the Hearing Examiner shall be filed by the Director with the King County Department of Records and Elections.

(Ord. 122397, § 11, 2007; Ord. 117861 § 8, 1995: Ord. 113545 § 6(part), 1987.)

22.208.060 Petition to Superior Court.

Any person who has standing to file a land use petition in the Superior Court of King County may file such a petition within twenty-one (21) days of issuance of the Hearing Examiner's decision pursuant to Section 22.208.050, as provided by Section 705 of Chapter 347 of the Laws of 1995.

(Ord. 117789 § 1, 1995: Ord. 113545 § 6(part), 1987.)

22.208.070 Extension of compliance date.

An extension of time for compliance with an order may be granted by the Director upon receipt of a written request filed with the Director by any party affected by the order not later than seven (7) days prior to the date set for compliance in the order. Any extension granted shall be in writing, and shall be posted in a place on the property conspicuous to persons entering the structure and if practical conspicuous from an abutting public right-of-way. Extensions shall not be subject to appeal. The Director may, without a written request, grant an extension of time if in the Director's opinion such an extension is warranted.

(Ord. 117861 § 9, 1995: Ord. 113545 § 6(part), 1987.)

22.208.080 Certificate of compliance.

A. Compliance with an order issued pursuant to this Chapter 22.208 shall be the responsibility of each person named as a responsible party in the order. An owner or responsible party shall request a reinspection from the Director following correction of the conditions set forth in the order. If the Director finds that the repairs, alterations, corrections or other actions required by the order have been performed in compliance with the standards in this Code, the Director shall issue a certificate of compliance certifying that, as of the date it is issued, the violations cited in the order have been corrected.

B. On issuance of a certificate of compliance, the Director certifies only that the violations listed in the complaint, order or decision have been corrected as required by this Code. The Director makes no representation concerning other conditions in the building or any equipment therein, or of the premises, that is not listed in the complaint, order or decision. The Director shall not be responsible for any injury, damage, death or other loss of any kind sustained by any person, organization, or corporation arising out of any condition of the building, structure, equipment, or premises.

(Ord. 117861 § 10, 1995: Ord. 116420 § 5, 1992: Ord. 113545 § 6(part), 1987.)

22.208.090 Reinspection of vacant buildings.

When a building is vacant and has been closed to entry pursuant to an order of the Director issued pursuant to this chapter, the Director shall reinspect the building quarterly pursuant to Section 22.206.200 F to verify that the building and structures accessory to the building remain vacant and closed to entry and meet the minimum standards for vacant buildings set forth in this Code, and to determine the extent to which the building has deteriorated. The owner shall be charged an inspection fee for the quarterly inspections. Quarterly inspection charges shall be assessed and collected as a fee under the Permit Fee Ordinance (SMC Chapters 22.901A-22.901T)).

(Ord. 117861 § 11, 1995: Ord. 116420 § 6, 1992: Ord. 113545 § 6(part), 1987.)

22.208.100 Enforcement of the order of the Director.

A. If the person served with an order fails to comply with the order, the Director, by such means and with such assistance as may be available, is hereby authorized and directed to cause the building to be:

1. Repaired, altered or improved; or

2. Vacated and closed; or

3. Demolished and removed; or

4. To cause the premises and the conditions that cause it to be unfit to be corrected or improved, and the costs thereof shall be recovered by the City in the manner provided in Section 22.208.110.

B. If an owner fails to comply with an order and the Director elects to demolish and remove a building pursuant to subsection A, the owner shall either obtain an asbestos survey and make the same available to the Director, or allow the Director access to the building so that the Director may obtain an asbestos survey.

(Ord. 117861 § 12, 1995: Ord. 116420 § 7, 1992: Ord. 113545 § 6(part), 1987.)

22.208.110 Recovery of costs.

A. If the costs incurred by the Director pursuant to Section 22.208.100 for repairs, alterations or improvements, or of vacating and closing, or of demolition and removal are not paid after a written demand upon the owner and other persons named as responsible parties in the complaint, such costs shall be assessed against the property for which the costs were incurred in the manner provided below.

B. If the building is removed or demolished by the Director, the Director shall, if possible, sell the salvageable materials from the building and shall apply the proceeds of the sale to the reimbursement of the costs of demolition and removal. Any funds remaining shall be paid to the owner.

C. After notice to the owner and other persons with an ownership interest as shown on the litigation guarantee that all or a portion of the costs have not been paid, the Director shall notify the Director of Finance and Administrative Services of the amount due and owing, and upon receipt of the notification the Director of Finance and Administrative Services shall certify the amount to King County for assessment.

D. Upon certification by the Director of Finance and Administrative Services of the amount due and owing, King County shall enter the amount of the assessment upon the tax rolls against the real property for the current year to be collected at the same time as the general taxes and with interest at the rates and in the manner provided in RCW 84.56.020 for delinquent taxes. When collected, it shall be deposited in the General Fund of the City and credited to the Housing and Abatement Account provided in Section 22.202.050.

E. The assessment shall constitute a lien against the property which shall be of equal rank with state, county and municipal taxes.

(Ord. 123361, § 378, 2010; Ord. 120794 § 289, 2002; Ord. 117861 § 13, 1995: Ord. 117242 § 25, 1994; Ord. 116420 § 8, 1992: Ord. 116368 § 293, 1992; Ord. 113545 § 6(part), 1987.)

22.208.120 Occupying or renting building or premises unfit for habitation– Termination of utilities.

A. No one shall use, occupy, rent or cause, suffer, or allow another to use, occupy, or rent any building or premises found to be unfit for human habitation or other use from and after the date specified in a Director's order to repair, alter, or improve, vacate and close, or demolish and remove a building or correct or improve the condition of the premises until the Director has certified that the building or premises is fit for human habitation or other use.

B. The Director may, by written notice directed to the owner and to the Director of Seattle Public Utilities, Superintendent of City Light, or to the Washington Natural Gas Co., request that service of water, electricity or gas to the building or premises be terminated or disconnected on or before a specified date. Upon receipt of such notice the Director of Seattle Public Utilities, Superintendent of City Light, or the Washington Natural Gas Co. is authorized to terminate or disconnect the service, and to restore the service upon the issuance by the Director of a certificate of compliance in accordance with Section 22.208.080, or upon written notification by the Director that water, electricity or gas service should be restored.

C. It is unlawful for anyone other than the Director of Seattle Public Utilities, Superintendent of City Light, or the Washington Natural Gas Co., or their authorized representatives, to restore any water, electricity, or gas service that has been terminated or disconnected by notice from the Director.

(Ord. 118396 § 172, 1996: Ord. 116420 § 9, 1992: Ord. 113545 § 6(part), 1987.)

22.208.130 Removing posted notices.

Only the Director may remove any notice, complaint or order posted in accordance with this chapter prior to issuance of a certificate of compliance.

(Ord. 113545 § 6(part), 1987.)

22.208.140 Violations.

A. Any failure or refusal to obey an order of the Director or Hearing Examiner or any failure to comply with the requirements or standards of this Code shall be a violation of this Code.

B. It shall be a violation of this Code for any person to obstruct, impede or interfere with any attempt to correct any violation, or attempt to comply with an order of the Director issued pursuant to this Chapter 22.208.

(Ord. 113545 § 6(part), 1987.)

22.208.150 Civil enforcement proceedings and penalties.

A. In addition to any other remedy authorized by law or equity, any person failing to comply with an order issued by the Director or Hearing Examiner pursuant to this Chapter shall be subject to a cumulative civil penalty in an amount not to exceed Five Hundred Dollars ($500) per day from the date set for compliance until the owner or a responsible party requests a reinspection and the Director verifies following reinspection that the property is in compliance.

B. Any person violating Section 22.208.130 shall be subject to a civil penalty in the amount of Five Hundred Dollars ($500).

C. The Director shall request in writing that the City Attorney take enforcement action. The City Attorney shall, with the assistance of the Director, take appropriate enforcement action.

D. Once a civil penalty has been established by judgment, and that judgment certified to Superior Court, the judgment may be satisfied, if approved by the Director and at the discretion of the Director, by payment of one-third ( 1/3) of the total judgment accompanied by an agreement by which the property is permitted to be used for a period of up to three (3) years for a City approved program for job training or temporary housing purposes, that results in correction of the violation. This provision shall not be construed to limit or otherwise affect the authority of the Director or City Attorney to negotiate a satisfaction of judgments on other terms as dictated by the circumstances.

(Ord. 122397, § 12, 2007; Ord. 117861 § 14, 1995: Ord. 113545 § 6(part), 1987.)

22.208.160 Alternative criminal penalty.

A. Any person who violates or fails to comply with any of the requirements of this Chapter 22.208 and who has had an Order of Judgment entered against them by a court of competent jurisdiction for violating Titles 22 or 23 within the past seven (7) years from the date the criminal charge is filed shall upon conviction be guilty of a gross misdemeanor subject to the provisions of Chapter 12A.02 and 12A.04, except that absolute liability shall be imposed for such a violation or failure to comply and none of the mental states described in Section 12A.04.030 need be proved. The Director may request that the City Attorney prosecute such violations criminally as an alternative to the civil procedure outlined in this chapter. Each day a violation of this title continues and each occurrence of a prohibited activity shall be deemed and considered a separate offense.

(Ord. 122397, § 13, 2007; Ord. 117861 § 15, 1995: Ord. 113545 § 6(part), 1987.)

Chapter 22.210
TENANT RELOCATION ASSISTANCE

Sections:

22.210.010 Short title.

22.210.020 Findings and purpose.

22.210.030 Definitions.

22.210.040 Application of chapter.

22.210.050 Tenant relocation license– Required.

22.210.060 Issuance of tenant relocation license.

22.210.070 Tenant relocation license– Application.

22.210.080 Tenant relocation information packets.

22.210.090 Tenant income verification.

22.210.100 Tenant eligibility for relocation assistance.

22.210.110 Owner's contribution to relocation assistance.

22.210.120 Ninety-day tenant notice.

22.210.130 Relocation assistance payments.

22.210.140 Eviction protection.

22.210.150 Administrative appeals.

22.210.160 Administration and enforcement.

22.210.170 Notice of violation.

22.210.180 Violations and penalties.

Effective Date. The requirements of this ordinance shall apply to any dwelling unit from which a tenant is displaced after the effective date of this ordinance because of the demolition, change of use, substantial rehabilitation or the removal of use restrictions from any dwelling unit after July 1, 1990.

(Ord. 115141 § 2, 1990.)

Severability. If any provision of this ordinance or its application to any person or circumstance is declared illegal, the remainder of the ordinance or its application to other persons or circumstances shall not be affected thereby.

(Ord. 115141 § 5, 1990.)

Cases: An earlier version of the Housing Preservation Ordinance was held to be unconstitutional. San Telmo Associates v. Seattle, 108 Wn.2d 20, 735 P.2d 673 (1987); R/L Associates v. Seattle, 113 Wn.2d 402, 780 P.2d 838 (1989). Followup actions for damages or refunds under 42 U.S.C. §1983 are Sintra v. Seattle, 119 Wn.2d 1, 829 P.2d 765 (1992), and Robinson v. Seattle, 119 Wn.2d 34, 830 P.2d 318 (1992).

The exemption of the Washington State Trade and Convention Center from certain housing replacement requirements under an earlier version of the ordinance was valid. Convention Center Coalition v. Seattle, 107 Wn.2d 370, 730 P.2d 636 (1986).

Editor's Note: Transition reimbursement rule. Any tenant who 1) was determined eligible for relocation assistance before the effective date of Ordinance 117094, 2) has otherwise complied with the requirements of Ordinance 117094, and 3) has received or will receive only the City of Seattle's share of relocation assistance, One Thousand Seventy-one Dollars ($1,071.00), because of the suspension of the owner payment requirement, shall be entitled to reimbursement from the City of Seattle for any actual relocation costs incurred that exceed One Thousand Seventy-one Dollars ($1,071.00). Provided, that the total relocation assistance (including what the City previously paid) may not exceed Two Thousand One Hundred Forty-two Dollars ($2,142.00), that reimbursements shall be based only on actual documented expenses, that reimbursements shall not be paid until final settlement of all claims or lawsuits or potential claims or lawsuits that the tenant has against the City or its officers or employees in connection with the application of SMC Chapter 22.210 to such relocation, and that reimbursements shall be reduced by any other funds paid by any party (including voluntary payments by landlords) to such tenant for relocation costs. For purposes of this provision, "relocation costs" includes only actual physical moving costs and expenses, advance payments required for moving into a new residence such as the cost of first and last month's rent and security and damage deposits (less the amount of security and damage deposits returned from the landlord of the building from which the tenant was displaced), utility connection fees and deposits, and increased utility costs and rent for up to one (1) year.

(Ord. 117094 § 11, 1994.)

22.210.010 Short title.

The ordinance codified in this chapter shall be known and may be cited as the "Tenant Relocation Assistance Ordinance."

(Ord. 115141 § 1(part), 1990.)

22.210.020 Findings and purpose.

A. Findings.

1. The City of Seattle is experiencing a rapid rate of development that has reduced and continues to reduce the supply of rental housing available to low-and moderate-income tenants and has reduced the supply of rental housing affordable to such tenants.

2. The development and real estate market in Seattle has not been able to replace low-income units lost due to demolition, change of use, substantial rehabilitation and removal of use restrictions from assisted housing, making it more difficult and more costly for low-income persons who are displaced by demolition, change of use, substantial rehabilitation or removal of use restrictions from assisted housing to locate affordable substitute rental housing.

3. Rents in Seattle have been increasing rapidly and vacancies in rental housing are at low levels, making it increasingly difficult for tenants, especially those with low incomes, to locate affordable rental housing.

4. Pursuant to the public hearing held on June 7, 1990, the City Council finds that costs incurred by tenants to relocate within Seattle include actual physical moving costs, advance payments, utility fees, security and damage deposits and anticipated additional rent and utility costs, which, on average, equal or exceed Two Thousand Dollars ($2,000.00) per tenant household.

5. The State of Washington has adopted legislation authorizing local jurisdictions to require the payment of relocation assistance to low-income tenants who are displaced from dwelling units by housing demolition, change of use, substantial rehabilitation or removal of use restrictions from assisted housing.

6. Conditions in the current rental market have created a relocation crisis, because tenants, especially low-income tenants, do not have sufficient time to save money for relocation costs or to find comparable housing when they are evicted as a result of demolition, change of use, substantial rehabilitation or removal of use restrictions from their dwelling units.

B. Purpose. Based upon the above findings, the purpose of this chapter is to provide relocation assistance to low-income tenants displaced by demolition, substantial rehabilitation, or change of use of residential rental property, or the removal of use restrictions from assisted housing developments.

(Ord. 115141 § 1(part), 1990.)

22.210.030 Definitions.

Unless the context clearly requires otherwise, the definitions in this section apply throughout this chapter:

A. "Assisted housing development" means a multifamily residential housing development that either receives or has received government assistance and is defined as federally assisted housing in RCW 59.28.020, or that receives or has received other federal, State or local government assistance and is subject to use restrictions as defined in this section.

B. "Change of use" means the conversion of any dwelling unit from a residential use to a nonresidential use which results in the displacement of existing tenants or conversion from residential use to another residential use which requires the displacement of existing tenants, such as a conversion to a retirement home where payment for long-term care is a requirement of tenancy, or conversion to an emergency shelter or transient hotel. For purposes of this chapter, "change of use" shall not mean a conversion of a rental dwelling unit to a condominium.

C. "Demolition" means the destruction of any dwelling unit or the relocation of an existing dwelling unit or units to another site.

D. "Director" means the Director of the Department of Planning and Development, or the Director's designee.

E. "Displacement" means, in the case of demolition, substantial rehabilitation or change of use, that existing tenants must vacate the dwelling unit because of the demolition, substantial rehabilitation or change of use; in the case of removal of use restrictions from an assisted housing development, it means that the nonrestricted rent of a dwelling unit after the removal of use restrictions will exceed by twenty percent (20%) or more, exclusive of increases due to operating expenses, the restricted rent of the dwelling unit before the removal of use restrictions. For purposes of this chapter, "displacement" shall not include the permanent relocation of a tenant from one dwelling unit to another dwelling unit in the same building with the tenant's consent or the temporary relocation of a tenant for less than seventy-two (72) hours.

F. "Dwelling unit" means a structure or that part of a structure which is used as a home, residence, or sleeping place by one (1) person or by two (2) or more persons maintaining a common household, including but not limited to single-family residences and units of multiplexes, apartment buildings, and mobile homes.

G. "Low income" means total combined income per dwelling unit is at or below fifty percent (50%) of the median income, adjusted for family size, in King County, Washington.

H. "Major educational institution" means an educational institution which is designated as a "major institution" in Section 23.48.025 of the Seattle Municipal Code, or any amendments thereto.

I. "Master use permit" means the document issued by the Department of Planning and Development which records all land use decisions which are made by the Department of Planning and Development.

J. "Owner" means one (1) or more persons, jointly or severally, in whom is vested:

1. All or any part of the legal title to property; or

2. All or part of the beneficial ownership, and a right to present use and enjoyment of the property.

K. "Rental agreement" means all oral or written agreements which establish or modify the terms, conditions, rules, regulations, or any other provisions concerning the use and occupancy of a dwelling unit. For purposes of this chapter, "rental agreement" shall not include any agreement relating to the purchase, sale or transfer of ownership of a dwelling unit.

L. "Substantial rehabilitation" means extensive structural repair or extensive remodeling which requires a building, electrical, plumbing or mechanical permit, and which cannot be done with the tenant in occupancy.

M. "Tenant" means any person who is entitled to occupy a dwelling unit primarily for living or dwelling purposes under a rental agreement and includes those persons who are considered to be tenants under the State Residential Landlord-Tenant Act under RCW Chapter 59.18 and those tenants whose living arrangements are exempted from the State Residential Landlord-Tenant Act under RCW 59.18.040(3) if their living arrangement is considered to be a rental or lease pursuant to RCW 67.28.180(1). For purposes of this chapter, "tenant" shall not include the owner of a dwelling unit or members of the owner's immediate family.

N. "Use restriction" means any Federal, State or local statute, regulation, ordinance or contract which, as a condition of receipt of any housing assistance, including an operating subsidy, rental subsidy, mortgage subsidy, mortgage insurance, tax-exempt financing, or low-income housing tax credits by an assisted housing development, establishes maximum limitations on tenant income as a condition of eligibility for occupancy of the units within an assisted housing development; imposes any restrictions on the maximum rents that may be charged for any of the units within the assisted housing development; or requires that rents for the units within an assisted housing development be reviewed by any governmental body or agency before the rents are implemented or changed.

(Ord. 121276 §§ 20, 37, 2003; Ord. 115141 § 1(part), 1990.)

22.210.040 Application of chapter.

This chapter shall apply to displacement caused by demolition, change of use, substantial rehabilitation, or removal of use restrictions from any dwelling unit in The City of Seattle, with the exception of displacements from the following:

A. Any dwelling unit demolished or vacated because of damage caused by an event beyond the owner's control, including that caused by fire, civil commotion, malicious mischief, vandalism, tenant waste, natural disaster or other destruction;

B. Any dwelling unit ordered vacated or demolished by the Director pursuant to SMC Section 22.206.260, because of damage within the owner's control;

C. Any dwelling unit owned by the Seattle Housing Authority;

D. Any dwelling unit being converted from rental housing to a condominium, which conversion is regulated pursuant to SMC Chapter 22.903;

E. Any dwelling unit located inside the boundaries of a major educational institution which is owned by the institution and which is occupied by students, faculty or staff of the institution;

F. Any dwelling unit located in a mobile home park, unless such unit is rented by the occupant thereof from the owner or operator of the mobile home park;

G. Any dwelling unit for which relocation assistance is required to be paid to the tenants pursuant to state, federal or other law.

H. Any dwelling unit for which the Seattle School District is providing relocation assistance according to a plan that the Director has approved as providing substantially equal or greater benefits to dislocated tenants than the benefits required pursuant to this chapter.

I. Any dwelling unit operated as emergency or temporary shelter for homeless persons (whether or not such persons have assigned rooms or beds, and regardless of duration of stay for any occupant) by a nonprofit organization or public agency owning, leasing, or managing such dwelling unit.

(Ord. 117094 § 1, 1994: Ord. 115141 § 1(part), 1990.)

22.210.050 Tenant relocation license– Required.

Prior to the demolition, change of use or substantial rehabilitation of any dwelling unit, and prior to the removal of use restrictions from any dwelling unit which results in the displacement of a tenant, an owner must obtain a tenant relocation license. The Director shall not issue any permit for the demolition, change of use or substantial rehabilitation of any dwelling unit until the owner has obtained a tenant relocation license.

(Ord. 115141 § 1(part), 1990.)

22.210.060 Issuance of tenant relocation license.

The Director shall issue a tenant relocation license when the owner has completed all of the following:

A. Submitted an application for a tenant relocation license as provided in Section 22.210.070;

B. Delivered relocation information packets to tenants and submitted proof of delivery as required by Section 22.210.080;

C. Paid the owner's share of tenant relocation assistance as required by Section 22.210.110; and

D. Complied with the ninety (90) day tenant notice provisions as required by Section 22.210.120.

(Ord. 118839 § 1, 1997: Ord. 117094 § 2, 1994; Ord. 115141 § 1(part), 1990.)

22.210.070 Tenant relocation license– Application.

Prior to or at the time of application for a master use permit necessary for the demolition, change of use or substantial rehabilitation of any dwelling unit, or if no master use permit is required, prior to or at the time of application for any building permit necessary for the demolition, change of use or substantial rehabilitation of any dwelling unit; or prior to a change of use which does not require a master use permit or removal of use restrictions from any dwelling unit which will result in the displacement of a tenant, the owner must submit to the Director a tenant relocation license application on a form established by the Director. The application shall include:

A. A statement certifying the number of dwelling units to be demolished, changed in use, substantially rehabilitated, or from which use restrictions will be removed; and

B. A list containing the name, mailing address and phone number, if available, of each tenant residing in such dwelling units as of the date of the earlier of:

1. The application for the tenant relocation license;

2. The application for the master use permit; or

3. The application for the building permit.

(Ord. 115141 § 1(part), 1990.)

22.210.080 Tenant relocation information packets.

A. At the time of submission of the tenant relocation license application, the owner shall obtain from the Director one (1) tenant relocation packet for each dwelling unit for which demolition, change of use, substantial rehabilitation or removal of use restrictions is to occur. The tenant relocation information packet shall contain the following:

1. A relocation assistance certification form with instructions for its submission to the Director;

2. A description of the potential relocation benefits available to eligible tenants; and

3. An explanation of the tenants' rights to remain in possession unless evicted for cause as provided in Section 22.206.160 C, excluding subsections C1d and C1e, of the Seattle Municipal Code (Just Cause Eviction Ordinance).

B. Within thirty (30) days after submission of the tenant relocation license application, the owner shall personally deliver or cause to be personally delivered a tenant relocation information packet to an adult tenant of each dwelling unit to be demolished, changed in use, substantially rehabilitated or from which use restrictions are to be removed. In those cases where the tenant moved after the earlier of the owner's application for a tenant relocation license, a master use permit or a building permit and left the owner no forwarding address, an owner may deliver the tenant relocation information packet by certified mail, return receipt requested and by regular mail addressed to the last known address of the tenant. Except as provided in the preceding sentence, delivery of the packets by depositing them in the United States mail shall not be adequate delivery.

C. 1. The owner shall obtain and submit to the Director a signed delivery receipt from an adult tenant of each affected dwelling unit showing delivery of the tenant relocation information packet.

2. If no adult tenant of a dwelling unit is willing to sign a delivery receipt for the packet, the owner shall deliver the packet and shall submit to the Director a sworn statement describing the date of delivery of the packet and the time and circumstances of the tenant's refusal to acknowledge receipt.

3. If the tenant refuses to accept the packet or if, after diligent efforts by the owner, the tenant cannot be found for delivery of the packet, the owner shall attach the packet to the door of the dwelling unit and shall mail a copy of the packet both by certified mail, return receipt requested and by regular mail to the last known address or forwarding address of the tenant, and shall submit to the Director a sworn statement describing the date of attempted delivery of the packet, efforts made by the owner to deliver the packet, the time and circumstances of the tenant's absence or refusal to accept delivery, the date and time of attaching the packet to the dwelling unit door, the date of mailing by regular and certified mail, and a copy of the return receipt.

4. The delivery receipts and sworn delivery statements shall be submitted to the Director within ten (10) days of delivery of the last tenant information packet.

D. The owner shall personally deliver or shall cause to be personally delivered, or mailed as provided in subsection C of this section, a tenant relocation information packet to any tenant who, after the earlier of the owner's application for a tenant relocation license, master use permit or building permit, moves into a dwelling unit to be demolished, changed in use, substantially rehabilitated, or from which use restrictions are to be removed; provided, that the owner shall not be required to provide a tenant relocation information packet to any new tenant who is not eligible for relocation assistance under subsection B of Section 22.210.100 of this chapter.

(Ord. 115141 § 1(part), 1990.)

22.210.090 Tenant income verification.

A. Within thirty (30) days after the date of delivery of the tenant relocation information packet, each tenant of a dwelling unit to be demolished, changed in use, substantially rehabilitated or from which use restrictions are to be removed, shall submit to the Director a signed and completed relocation assistance certification form certifying the names and addresses of all occupants of the dwelling unit, the total combined annual income of the occupants of the dwelling unit for the previous calendar year, and the total combined income of the occupants for the current calendar year:

1. Provided that, a tenant who, with good cause, is unable to return the certification form within thirty (30) days may, within thirty (30) days after the date of delivery of the tenant relocation information packet, submit to the Director a written request for an extension of time, which details the facts supporting the claim of "good cause." If the request is submitted within the thirty (30) day period and the facts constitute good cause in accordance with the rules adopted pursuant to this chapter, the deadline for submission of the tenant certification form shall be extended thirty (30) days. When an extension has been granted, the Director shall notify the tenant and the owner of the extension.

B. Any tenant who fails or refuses to submit the relocation assistance certification form, who refuses to provide information regarding his or her income within thirty (30) days of receipt of the information packet or any extension thereof, or who intentionally misrepresents any material information regarding income or entitlement to relocation benefits shall not be entitled to relocation assistance under this chapter.

C. If information submitted by a tenant on a relocation assistance certification form is incomplete, inadequate or appears to be inaccurate, the Director may require the tenant to submit additional information to establish eligibility for relocation assistance. If the tenant fails or refuses to respond within fifteen (15) days to the Director's request for additional information, such tenant shall not be eligible for relocation assistance.

(Ord. 118839 § 2, 1997; Ord. 117094 § 3, 1994; Ord. 115141 § 1(part), 1990.)

22.210.100 Tenant eligibility for relocation assistance.

A. Low-income tenants shall be eligible for relocation assistance if:

1. The tenant resided in a dwelling unit to be demolished, substantially rehabilitated, changed in use, or from which use restrictions will be removed on the date of the earlier of:

a. The owner's application for a tenant relocation license pursuant to this chapter,

b. The owner's application for a master use permit pursuant to SMC Chapter 23.76, et seq. which is necessary to demolish, substantially rehabilitate, change the use of or remove use restrictions from a dwelling unit, or

c. The owner's application for a building permit which is necessary to demolish, substantially rehabilitate, change the use of or remove use restrictions from a dwelling unit; or

2. The tenant moved into a dwelling unit after the earlier of the owner's application for a tenant relocation license, a master use permit necessary for demolition, substantial rehabilitation, change of use, or removal of use restrictions, or a building permit necessary for demolition, substantial rehabilitation, change of use, or removal of use restrictions; and, prior to taking possession of the dwelling unit, such tenant was not advised by the owner in writing:

a. That the dwelling unit may be demolished, substantially rehabilitated, changed in use, or use restrictions removed, and

b. That the tenant is ineligible for relocation assistance.

B. The owner shall provide the tenant with a copy of the written notice described in subsection A2 of this section prior to the tenant's occupancy of the dwelling unit, and the owner shall retain a copy with the tenant's signature acknowledging its receipt and the date of receipt. Any tenant who is not advised in writing as provided in subsection A2 of this section prior to taking occupancy shall be entitled to full relocation benefits.

C. Within fifteen (15) days of the Director's receipt of the signed relocation assistance certification forms from all tenants listed in the tenant relocation license application or within fifteen (15) days of the expiration of the tenants' thirty (30) day period for submitting signed relocation assistance certification forms to the Director, whichever occurs first, the Director shall send to each tenant household who submitted a signed certification form and to the owner, by both regular United States mail and certified mail, return receipt requested, a notice stating whether the tenant household's certification form indicates eligibility for relocation assistance. For those tenants who have been granted an extension pursuant to Section 22.210.090 A1, the Director shall issue a notice concerning tenant eligibility for relocation assistance to the owner and tenants within five (5) days instead of within fifteen (15) days of receiving the signed and completed relocation assistance certification forms.

D. Either the tenant or the owner may file an appeal with the Hearing Examiner, pursuant to Section 22.210.150, of the Director's determination of the tenant's eligibility for relocation assistance.

(Ord. 118839 § 3, 1997; Ord. 117094 § 4, 1994; Ord. 115141 § 1(part), 1990.)

22.210.110 Owner's contribution to relocation assistance.1

A. The owner of a dwelling unit to be demolished, changed in use, substantially rehabilitated or from which use restrictions will be removed, is responsible for payment of one-half ( 1/2) of the total amount of relocation assistance due to eligible tenants pursuant to this chapter. The City is responsible for payment of the remaining one-half ( 1/2) of the relocation assistance.

B. 1. Within five (5) days after receipt by the owner of the notice of tenant eligibility pursuant to subsection C of Section 22.210.100, the owner shall provide the Director with a cash deposit or a security instrument in the form of an irrevocable letter of credit with terms acceptable to the Director equal to one-half ( 1/2) of the amount of total relocation assistance to be paid to eligible tenants in the dwelling units to be demolished, changed in use, substantially rehabilitated, or from which use restrictions will be removed. The total relocation assistance shall be calculated based on the number of units occupied by tenant households who are determined by the Director to be eligible for relocation assistance, as modified by any decisions by the Hearing Examiner or a court concerning eligibility for relocation assistance at the time of payment of the owner's share of relocation assistance.

2. An owner may, but is not required to, provide the Director with the owner's share of relocation assistance any time after application for the tenant relocation license but prior to the time it is required by subsection B1 above. If the owner chooses this option, the amount to be provided to the Director will be based on the number of units to be demolished, changed in use, substantially rehabilitated, or from which use restrictions will be removed, multiplied by the owner's share per unit for the number of units for which relocation assistance may be required. Returns of unused portions of the owner's share paid pursuant to this subsection shall be returned in accordance with subsection F of Section 22.210.130.

C. If the Director determines, at any time after the owner provides the Director with the owner's share of relocation assistance pursuant to subsection B above, that the owner has not provided sufficient funds to pay the owner's share of relocation assistance to all eligible tenants, the Director shall notify the owner of the additional amount needed, and the owner shall provide the Director with a security instrument in the form of an irrevocable letter of credit or cash deposit in the requested amount within five (5) days of the Director's request.

(Ord. 115141 § 1(part), 1990.)

1. Editor's Note: Ordinance 117290 § 1 suspends this section, effective from October 4, 1994 to October 2, 1995.

22.210.120 Ninety-day tenant notice.

A. Requirement of Notice. The owner shall deliver to each tenant in each dwelling unit to be demolished, changed in use, substantially rehabilitated, or from which use restrictions are to be removed, a ninety (90) day notice of the owner's intention to demolish, substantially rehabilitate, change the use of or remove use restrictions from the dwelling unit. In addition, a copy of the notice shall be posted at every entrance to any building containing dwelling units to be demolished, changed in use, substantially rehabilitated, or from which use restrictions will be removed.

B. Timing of Notice. The owner may deliver the ninety (90) day notice any time after the expiration of ten (10) days after the owner's receipt of the Director's notices of tenant eligibility for relocation assistance pursuant to Section 22.210.100, so long as the owner has already paid the owner's share of relocation assistance pursuant to SMC Section 22.210.110 B1. Exceptions to this rule are:

1. If a Director's determination of eligibility is appealed to the Hearing Examiner pursuant to Section 22.210.150, the owner may not deliver the ninety (90) day notice to any tenant whose eligibility decision was appealed until the issuance of any final unappealed decision on such tenant's eligibility, unless the owner has paid the owner's share of relocation assistance to the Director pursuant to SMC Section 22.210.110 B2 for the tenant whose eligibility decision is being appealed, in which case the ninety (90) day notice may be delivered after the later of:

a. The date ten (10) days after receipt of the Director's original notice of eligibility, or

b. The date the owner's share of relocation assistance was paid to the Director for the tenant(s) pursuant to SMC Section 22.210.110 B2;

2. If the actual date of payment of the owner's share of relocation assistance pursuant to SMC Section 22.210.110 B1 is more than ten (10) days after receipt of the Director's notices of tenant eligibility, then the ninety (90) day notice may not be delivered until after payment of the owner's share of relocation assistance; and

3. If a tenant has been granted an extension pursuant to SMC Section 22.210.090 A1, the owner may deliver the ninety (90) day notice to a tenant either:

a. Any time after expiration of ten (10) days after the owner's receipt of the Director's notice of eligibility for a tenant with an extension, so long as the owner has already paid the owner's share of relocation assistance pursuant to SMC Section 22.210.110 B1, or

b. The later of:

i. The same date the owner would have been able to deliver the ninety (90) day notice to that tenant or any tenant, had no such extension been granted, so long as the owner has paid the owner's share of relocation assistance for all tenants pursuant to SMC Section 22.210.110, or

ii. The actual date that the owner pays the owner's share of relocation assistance pursuant to Section 22.210.110 for a tenant with an extension.

C. The ninety (90) day notice shall be on a form provided by the Director and shall describe the relocation benefits available to eligible tenants and explain the tenant's right to remain in possession unless evicted for cause as provided in Section 22.210.140 of this chapter.

D. The ninety (90) day tenant notice shall be delivered to the tenants personally or by registered or certified mail with return receipt requested. If personally delivered, an affidavit of service must be completed by the owner.

E. Concurrently with issuance of the ninety (90) day tenant notice, the owner shall provide the Director with a copy of the notice, a list of current tenants in the affected units, and for each tenant who has moved into a unit since the date of application for the earlier of the tenant relocation license application, Master Use Permit application, or building permit application necessary for the demolition, change of use, substantial rehabilitation or removal of use restrictions, proof of delivery of either the tenant relocation information packet or the written notice provided in Section 22.210.100 A2.

F. Within twenty (20) days of delivery of the ninety (90) day notice to the tenants, the owner shall provide the Director with proof of delivery of the notice to a tenant of each dwelling unit to be demolished, changed in use, substantially rehabilitated or for which use restrictions will be removed.

G. No tenant relocation license may be issued by the Director until the expiration of ninety (90) days from the date of delivery of the ninety (90) day notice to all affected tenants.

(Ord. 118839 § 4, 1997: Ord. 117094 § 6, 1994; Ord. 115141 § 1(part), 1990.)

22.210.130 Relocation assistance payments.

A. Low-income tenants who are displaced by demolition, change of use, substantial rehabilitation, or removal of use restrictions, and who comply with the requirements of this chapter, shall be paid a total relocation assistance payment in the amount of Two Thousand Dollars ($2,000) to be paid by the City, subject to appropriation of sufficient funds for such purpose by the City. The amount of relocation assistance shall be adjusted annually by the percentage amount of change in the housing component of the Consumer Price Index, as published by the United States Department of Labor, Bureau of Labor Statistics. Such adjustments shall be published in a Director's rule.

B. A tenant shall be entitled to obtain a relocation assistance payment only after receipt of a notice from the Director of eligibility for tenant relocation assistance or, if an appeal was taken pursuant to Section 22.210.150, after receipt of a final unappealed decision from the Hearing Examiner or a court that the tenant is eligible for relocation assistance.

C. An eligible tenant may obtain the relocation assistance payment by completing a request for relocation assistance and an affidavit of the date of vacating the unit and submitting the originals to the Director. Within twenty-one (21) days after submission to the Director, a check will be issued.

D. The relocation assistance payment shall be in addition to the refund from the owner of any deposits or other sums to which the tenant is lawfully entitled.

E. If an eligible tenant does not submit a completed request for relocation assistance, or does not negotiate the check for relocation assistance within one hundred eighty (180) days after vacating the dwelling unit to be demolished, changed in use, substantially rehabilitated or from which use restrictions are to be removed, the tenant shall be deemed to have waived his or her right to relocation assistance.

F. Any money remaining in either the cash deposit or the letter of credit which the owner submitted to the Director as the owner's share of relocation assistance pursuant to Section 22.210.110 for tenants whose eligibility was appealed or for tenants who have not claimed the relocation payment, shall be refunded to the owner as follows:

1. If there was an appeal of a tenant's eligibility and the tenant was found to be not eligible, the owner's share of the relocation assistance for that tenant shall be returned to the owner within thirty (30) days of a final unappealed decision; or

2. If a tenant has not claimed his or her relocation assistance payment within one hundred eighty (180) days after vacating the dwelling unit, the owner's share of the relocation assistance for that tenant shall be refunded to the owner.

(Ord. 119271 § 1, 1998; Ord. 118839 § 5, 1997; (Ord. 117290 § 2, 1994; Ord. 117094 § 7, 1994: Ord. 115141 § 1(part), 1990.)

22.210.140 Eviction protection.

A. After the earlier of (1) the owner's application for a tenant relocation license; (2) the owner's application for a Master Use Permit necessary for demolition, change of use, substantial rehabilitation, or removal of use restrictions from a dwelling unit; or (3) the owner's application for a building permit necessary for demolition, change of use, substantial rehabilitation, or removal of use restrictions from a dwelling unit, the owner shall not evict any tenant except for good cause as defined in Section 22.206.160 C, subsections 1a, 1b, 1c, 1g, 1h, li, ln, and 1p, of the Seattle Municipal Code, and shall not, for the purpose of avoiding or diminishing the application of this chapter, reduce the services to any tenant, or materially increase or change the obligations (apart from the obligation to pay rent) of any tenant.

B. Prior to application for a tenant relocation license, a master use permit necessary for demolition, change of use, substantial rehabilitation, or removal of use restrictions from a dwelling unit, or a building permit necessary for demolition, change of use, substantial rehabilitation, or removal of use restrictions from a dwelling unit, an owner shall not harass or intimidate tenants into vacating their units for the purpose of avoiding or diminishing the application of this chapter.

(Ord. 118839 § 6, 1997; Ord. 117094 § 8, 1994; Ord. 115141 § 1(part), 1990.)

22.210.150 Administrative appeals.

A. Either an owner or a tenant may request a hearing before the Hearing Examiner to appeal a determination concerning a tenant's eligibility for a relocation assistance payment. Either an owner or a tenant may request a hearing before the Hearing Examiner to resolve a dispute concerning the authority to institute unlawful detainer actions during the ninety (90) day period after service of the notice required by Section 22.210.120 of this chapter.

B. Appeals regarding eligibility for relocation assistance shall be filed within ten (10) days after receipt of the Director's notice of tenant eligibility for relocation assistance.

C. A request for a hearing relating to authority to pursue unlawful detainer actions during the relocation period shall be filed prior to issuance of the tenant relocation license.

D. When the last day of the appeal period is a Saturday, Sunday, or federal or City holiday, the period shall run until five (5:00) p.m. on the next business day.

E. All requests for a hearing and appeals shall be in writing and shall clearly state specific objections and the relief sought. The appellant shall not be required to pay the filing fee set forth in Section 3.02.125 of the Seattle Municipal Code, Hearing Examiner filing fees.

F. Notice of the hearing shall be mailed by the Hearing Examiner at least ten (10) days prior to the scheduled hearing date to the tenant, the owner, the Director and any other interested parties who have requested notice.

G. A record shall be established at the hearing before the hearing examiner. Appeals shall be considered de novo. The Director shall not be a necessary party to any hearing examiner proceedings pursuant to this section.

H. The Hearing Examiner's decision shall be mailed on the day the decision is issued to the tenant, the property owner, the Director and to all those requesting notice.

I. The Hearing Examiner's decision shall be final and conclusive unless, within ten (10) calendar days of the date of the Hearing Examiner decision, an application or petition for a writ of review is filed in King County Superior Court. Judicial review shall be confined to the record of the administrative hearing. The Superior Court may reverse the Hearing Examiner decision only if the decision is arbitrary and capricious, contrary to law, in excess of the authority or jurisdiction of the Hearing Examiner, made upon unlawful procedure, or in violation of constitutional provisions.

(Ord. 118839 § 7, 1997; Ord. 117094 § 9, 1994; Ord. 115141 § 1(part), 1990.)

22.210.160 Administration and enforcement.

A. The Director shall administer and enforce the provisions of this chapter and is authorized to adopt reasonable rules and regulations consistent with the chapter to carry out the Director's duties.

B. Whenever an owner fails to comply with the provisions of this chapter, the Director shall refuse to issue the tenant relocation license.

C. Any failure to comply with the requirements of this chapter or with a decision of the Hearing Examiner under this chapter shall be a violation of the Code.

D. Any failure of a tenant who has received relocation assistance pursuant to this chapter to vacate the dwelling unit on or before the expiration of the ninety (90) day notice issued pursuant to Section 22.210.120 and receipt of relocation assistance pursuant to this chapter by a person not eligible for such assistance under this chapter shall be violations of this chapter.

(Ord. 115141 § 1(part), 1990.)

22.210.170 Notice of violation.

If after investigation the Director determines that a violation of this chapter has occurred or exists, the Director may have a notice of violation served upon the person responsible for the violation. The notice may be served by personal service, registered mail, or certified mail, return receipt requested, to the last known address of the person responsible for the violation. The notice of violation shall identify the violation of this chapter and what corrective action is necessary to comply.

(Ord. 115141 § 1(part), 1990.)

22.210.180 Violations and penalties.

A. In addition to any other sanction or remedial procedure which may be available, any person violating any provision of this chapter shall be subject to a cumulative civil penalty in the amount of One Thousand Dollars ($1,000) per day for each day from the date the violation began until the requirements of this chapter are satisfied, and if:

1. The violation resulted in a tenant who would have been eligible for relocation assistance not receiving it, the penalty shall be increased by the amount of the violator's share of the relocation assistance that should have been paid; or

2. The violation is for receipt of relocation assistance by an ineligible tenant or for failure to vacate pursuant to Section 22.210.160, the penalty shall be increased by the amount of relocation assistance received by the tenant.

B. The penalty imposed by this section shall be collected by civil action brought in the name of the City. The Director shall notify the City Attorney of the name of any person subject to the penalty, and the City Attorney shall, with the assistance of the Director, take appropriate action to collect the penalty.

C. Any tenant or person aggrieved by a violation of this chapter may institute a private action to enforce the obligations contained in this chapter, provided, that this section does not create any right of action against the City or any officer or employee thereof, for the failure either to require any owner to pay relocation assistance or to pay tenants the amount of the owner's share with City funds. This section shall be retroactive to June 22, 1993.

(Ord. 117094 § 10, 1994; Ord. 115141 § 1(part), 1990.)

Chapter 22.220
DOWNTOWN HOUSING MAINTENANCE

Sections:

22.220.010 Title for citation.

22.220.020 Findings.

22.220.030 Purpose.

22.220.040 Definitions.

22.220.050 Applicability of chapter.

22.220.060 Low-income rental units– Rental responsibility.

22.220.070 Low-income rental units– Repair responsibility.

22.220.080 Variances, deferrals and extended time for compliance.

22.220.090 Loans and grants to owners.

22.220.100 Downtown Housing Maintenance Account.

22.220.110 Duty to repair and rent– Termination conditions.

22.220.120 Duty to repair and rent– Administrative relief.

22.220.130 Failure to rent or repair– Administrative investigation and determination.

22.220.140 Appeal– From Director's order.

22.220.150 Appeal– Petition to Superior Court.

22.220.160 Certificate of compliance– Issuance conditions.

22.220.170 Extension of compliance date.

22.220.180 Enforcement of Final order.

22.220.190 Civil penalty.

22.220.200 Abatement of defective conditions.

22.220.210 Receivership– Authorized when– Purpose.

22.220.220 Use of remedies.

Severability: The provisions of the ordinance codified in this chapter are declared to be separate and severable. The invalidity of any clause, sentence, paragraph, subdivision, section or portion of said ordinance, or the invalidity of the application thereof to any person or circumstance shall not affect the validity of the remainder of the ordinance, or the validity of its application to other persons or circumstances.

(Ord. 112383 § 22, 1985.)

22.220.010 Title for citation.

The ordinance codified in this chapter shall be cited as the "Downtown Housing Maintenance Ordinance."

(Ord. 112383 § 1, 1985.)

22.220.020 Findings.

The Seattle City Council hereby finds:

A. Low-income housing in downtown and adjacent lower First Hill is a scarce and diminishing resource. There has been a net loss of more than fifteen thousand (15,000) housing units in the downtown since 1960.

B. There exists an extreme shortage of low-income rental housing in the downtown area, resulting in a negligible vacancy rate for habitable low-income housing.

C. Many low-income tenants are unable to locate rental housing of any kind. These homeless persons are increasingly seeking housing in already overcrowded emergency shelters, and when such shelters are full, finding themselves on the City's streets.

D. Due to the drastic reduction in public funding, particularly federal funding, allocated to low-income housing since 1980, there are very few resources available to preserve or add new units to the existing supply of low-income housing.

E. Existing rental units in the downtown and adjacent lower First Hill constitute most of the remaining low-income rental housing in the City. The number of such units downtown is diminishing as a result of increased pressure for more intensive development downtown. Plans for major downtown development adjacent to lower First Hill have also put increased pressure on the low-income rental housing on lower First Hill.

F. Frequently, development speculation results in the premature closure of habitable existing buildings and the withdrawal of low-income rental units from the market long before such closure would be needed for any physical redevelopment of such buildings' sites.

G. There exists, especially in the downtown and adjacent First Hill a substantial number of abandoned or vacant residential units which create blight and constitute a danger to public health, safety and welfare.

H. Buildings which are vacant and not carefully secured and maintained frequently attract homeless persons seeking temporary shelter. This unsupervised use of these unheated buildings results in a fire hazard to the buildings and to the residents of nearby structures.

I. Because of the conditions described above, there exists in the city a housing emergency. This necessitates that existing low-income rental housing in the downtown and adjacent lower First Hill be both maintained and offered for rent.

(Ord. 112383 § 2(A), 1985.)

22.220.030 Purpose.

This chapter, therefore, is enacted to supplement the City's existing housing and building and safety codes and:

A. To reduce blight and threats to public health, safety and welfare by requiring that low-income units be both maintained and offered for rent, where feasible;

B. To relieve the effects of the City's housing emergency by preventing the premature withdrawal of units from the rental market;

C. To maximize the use of existing scarce low-income housing resources;

D. To provide public financial and management support, where appropriate, to assist owners to maintain low-income units in safe and habitable condition and available for occupancy;

E. To respect the owner's right to use and control private property, consistent with the above purposes and constitutional protections.

(Ord. 112383 § 2(B), 1985.)

22.220.040 Definitions.

A. "Director" means the director of the Department of Planning and Development or the Director's designee.

B. "Downtown" means that portion of the City between the waterfront and Interstate Five (I-5) and between Royal Brougham Way and Denny Way.

C. "Lower First Hill" means that portion of the City between Interstate Five (I-5) and Boren Avenue and between Pike Street and James Street.

D. "Low-income rental unit" means all rental units which have been rented at or below thirty percent (30%) of fifty percent (50%) of the median income for comparably sized households in the Seattle Everett Standard Metropolitan Statistical Area as defined by the United States Department of Housing and Urban Development at any time during the two (2) year period prior to an inspection or complaint instituted under this chapter. Household size for a SRO or studio unit shall be deemed to be one (1) person, for a one (1) bedroom unit shall be deemed to be two (2) persons, and for a two (2) bedroom unit shall be deemed to be three (3) persons.

E. "Owner" means any person who, alone or jointly, has title to or an ownership interest in any building, with or without actual possession thereof, including any person who as agent, or executor, administrator, trustee, or guardian of an estate has charge, care, or control of any building.

F. "Person" means any individual, firm, corporation, association or partnership and its agents or assigns.

G. "Rental units" means any dwelling unit, housekeeping room, or guest room as defined in the Seattle Housing Code (Chapter 22.204 of the Seattle Municipal Code) which has been occupied by tenants pursuant to rental agreements, oral or written, express or implied.

H. "SRO (single room occupancy)" means an existing housing unit with one (1) main sleeping and living room of at least seventy (70) square feet. Such housing unit may also include a kitchen niche or cooking facilities and/or a private bath or may share common bathroom facilities and/or cooking facilities.

(Ord. 121276 § 21, 2003; Ord. 112383 § 3, 1985.)

22.220.050 Applicability of chapter.

The provisions of this chapter shall apply to all low-income rental units if such rental units are situated in buildings located downtown or in lower First Hill and if such buildings contained any occupied rental units on or after November 5, 1984.

(Ord. 112383 § 4, 1985.)

22.220.060 Low-income rental units– Rental responsibility.

A. Owners of habitable low-income rental units shall make a good-faith effort to rent all such units.

B. An owner's failure or refusal to make such a good-faith effort to rent shall constitute a violation of this chapter.

C. In determining whether an owner is failing or refusing to make a good-faith effort to rent habitable low-income rental units, the Director may consider any actions by the owner which are inconsistent with keeping such units rented. Evidence of a lack of good faith may include, but shall not be limited to, the following:

1. Maintaining a building vacancy rate in excess of twenty percent (20%);

2. Failing to offer an unoccupied unit for rent within seven (7) days of the unit becoming unoccupied, except under the circumstances provided for in Section 22.220.110;

3. Offering units for rental at a rental rate which substantially exceeds prevailing rents for comparable rental units;

4. Significantly reducing building services;

5. Changing rules, regulations, terms or conditions of tenancy so as to substantially and detrimentally affect the rights and obligations of tenants or prospective tenants;

6. Wilfully or wantonly failing to comply with applicable codes with respect to the low-income rental units or building, the violation of which substantially endangers or impairs the health or safety of the occupants;

7. Committing or causing vandalism or the intentional destruction of a rental unit or building;

8. Knowingly permitting a tenant to commit waste or to vandalize a rental unit.

(Ord. 114865 § 1, 1989; Ord. 112383 § 5, 1985.)

22.220.070 Low-income rental units– Repair responsibility.

A. Owners of low-income rental units shall repair such units when such units can feasibly be made habitable. A unit can feasibly be made habitable if, after consideration of variances, deferrals and extensions of time for compliance as provided in Section 22.220.080 of this chapter, the cost of the repairs necessary to make the unit habitable does not exceed the amount which the owner may be required to contribute as provided in subsections B, C, and D of this section, together with the amount to be contributed by the City.

B. Except as provided in subsection D below, the owner's contribution to the cost of repairs necessary to make a low-income rental unit habitable shall not exceed Three Thousand Dollars ($3,000.00) per low-income rental unit for any three (3) year period, and the total repair cost of any low-income rental unit under this subsection shall not exceed Six Thousand Dollars ($6,000.00) per low-income rental unit for any three (3) year period.

C. In determining the cost of repairing a low-income rental unit, the following rules shall apply:

1. The costs of repair shall include only repairs necessary to meet the minimum requirements of the Housing and Building Maintenance Code, SMC Chapter 22.206, except those requirements varianced or deferred pursuant to Section 22.220.080 of this chapter.

2. The cost of repairs to common areas or building systems shall be allocated to all the low-income rental units in the building which are required to be offered for rent, not solely to low-income rental units which are vacant or not habitable; provided that, if the shared building systems and/or common area costs allocated to one (1) or more units would cause those units to exceed the maximum total stated above, the excess allocated shared costs may be reallocated among the remaining units required to be offered for rent to the extent that such reallocation does not cause the total repair costs of such remaining units to exceed the maximum cost stated in subsection B of this section.

3. The unit-specific costs of repairing low-income rental units shall be allocated to specific units.

4. Costs of all capital repairs shall be included in calculating the owner's maximum contribution over a three (3) year period. The costs of ordinary maintenance shall not be included. For the purposes of this section, all repairs which are ordered to remedy code violations upon the first inspection of a rental unit under this chapter shall be deemed capital repairs; during subsequent inspections capital costs for repairs to correct code violations shall be counted only if the Director determines that such repairs are not ordinary maintenance.

5. Any individual unit whose total unit-specific and allocated shared repair costs exceed the maximum allowed by this chapter shall be determined to be not feasible to repair.

D. The owner's required contribution to the repair of a unit shall be unlimited to the extent that the unit is not habitable because the owner has:

1. Wilfully or wantonly failed to comply with applicable building and safety codes; or

2. Committed or caused vandalism or the intentional destruction of any rental unit in the building; or

3. Knowingly permitted a tenant to commit waste or to vandalize a rental unit.

(Ord. 114865 § 2, 1989; Ord. 112383 § 6, 1985.)

22.220.080 Variances, deferrals and extended time for compliance.

A. In specific buildings containing low-income rental units, the Director may authorize under conditions specified in subsections B and C of this section the following types of departure from the standards and requirements of Sections 22.206.020 through 22.206.160 of the Housing Code (Chapter 22.206 of the Seattle Municipal Code):

1. A variance;

2. A deferral from compliance for up to three (3) years, with the possibility of one (1) renewal for up to an additional three (3) years;

3. Extended time for compliance, with repair work scheduled over a period not to exceed eighteen (18) months, provided that such schedule is arranged to minimize as much as possible the amount of time a unit is not available for occupancy.

B. The Director may grant the departures authorized by this section if he or she determines that both of the following conditions or circumstances exist:

1. A literal interpretation and strict application of the standards and requirements would result in an undue or unnecessary hardship, other than solely a financial hardship, and would adversely affect the preservation and enjoyment of a substantial property right of the owner or tenant of the subject building; and

2. Because of the conditions or circumstances applying to the subject building or to the occupancy thereof, the departure will not be materially detrimental or injurious to the safety, health, or general welfare of the occupants thereof of neighboring property or occupancies or of the public.

C. In addition, in determining whether or not any departure from the requirements of the Housing Code is appropriate and, if so, whether to grant a variance, a deferral, or extended time for compliance, the Director shall consider, among others, the following factors:

1. The remaining useful life of the unit or building and the length of time it is likely to be available for low-income occupancy;

2. How materially the departure would affect the living conditions of the tenants;

3. The permanency of the condition of the item, unit, structure, or system for which the departure is sought and the degree to which it might deteriorate over the period for which the departure is sought;

4. The difficulty of bringing the item, unit, structure or system into compliance if the departure is not granted.

D. Examples of items which might be variances, deferred or given extended time for compliance are shown below. Since no two (2) buildings are ever alike and the nature and extent of violations could change over short periods of time, these examples would not apply in all cases. The examples stated below are for illustrative purposes only and are not intended as a complete or exclusive list of the items which may be deferred or the nature of the deferral which might be granted.

1. Examples of items, which, under appropriate circumstances might be varianced include:

Section 22.206.030: Floor Area– This section provides for the minimum space and occupancy standards of the Housing Code. For example, a dwelling unit is required to have at least one (1) room which shall have not less than one hundred twenty (120) square feet of floor area, etc.... A variance could be granted where areas are (1) or two (2) percent smaller than required.

Section 22.206.050: Bathroom Fixtures– Lavatories are required to be provided on each floor at a rate of one (1) for every additional ten (10) guests, etc.... A variance can be granted for a lesser number of bathroom lavatories especially when rooms are equipped with operating lavatory sinks.

Section 22.206.110: Electrical– Kitchens are to be provided with not less than three (3) outlets. A variance can be granted to allow less than three (3) electrical outlets generally based on the small size of the kitchen.

2. Examples of items, which, under appropriate circumstances might be deferred include:

Section 22.206.050: Kitchen– Every dwelling unit must be provided with a kitchen, and every kitchen must be provided with a sink, hot and cold running water, counter work space, cabinets, etc. . . . A deferral could be granted for the counter space requirement if a table is provided that could serve as counter space.

Section 22.206.120: Stair Construction– Every required stairway, except in dwellings are required to have headroom clearance of not less than six (6) feet six (6) inches measured vertically, etc.... A deferral could be granted, provided adequate padding and warning signs were installed.

Section 22.206.060: Structural Components– Structural components of buildings shall be reasonably decay free. A building that appears to have a limited useful life has window sills and sashes with dry rot. A deferral could be granted for dry rot in wooden window sills where no moisture is seeping through the sill and no weather is coming through the meeting of the sill and sash. A deferral could not be granted for dry rot in the window sash, since such dry rot would make the windows unsafe for tenants to use.

The deferral for the window sill could be revoked if, upon subsequent inspection, conditions had deteriorated and moisture was seeping into the wall or the room.

3. Examples of items, for which, under appropriate circumstances an extended time for compliance might be authorized include:

Section 22.206.070: Shelter– Every building shall be protected so as to provide shelter for the occupants against the weather. A building roof has a number of leaks and an inspection in November reveals that the building must be completely reroofed. Work to patch the leaks is ordered and scheduled immediately; an extension for reroofing is granted until late the following spring, to be scheduled when the weather is more accommodating.

Section 22.206.080: Maintenance– Every foundation, room and exterior wall, etc., shall be reasonably weathertight, watertight, damp free, etc. A large building has leaky mortar joints in the exterior walls, but an inspecting structural engineer has determined that the wall is sound enough to permit the owner an extended period of time during which to schedule the repair, e.g., two (2) sides during one (1) summer, the remaining two (2) sides during a second summer.

E. The Director of Housing or his or her designee is hereby authorized to apply to the Director for any departure from the Housing and Building Maintenance Code authorized by this section. No other person is authorized to make such application.

F. If the Director determines after inspection of a unit or building that a condition or circumstance has changed which materially and detrimentally affects the health or safety of the tenants, their neighbors, or the general public, the Director may revoke an order granting a deferral or extended time for compliance.

G. In addition, the departures authorized under this section shall be automatically revoked for any unit which is no longer available for low-income occupancy as defined by this chapter.

(Ord. 119273 § 40, 1998; Ord. 115958 § 29, 1991; Ord. 114865 § 3, 1989; Ord. 112383 § 7, 1985.)

22.220.090 Loans and grants to owners.

A. The Director of Housing may authorize loans and grants to owners and receivers from the Downtown Housing Maintenance Account described in Section 22.220.100 and/or from such Community Development Block Grant funds or other similarly restricted funds as may have been appropriated for the rehabilitation of rental units downtown or may in the future be appropriated specifically for the repair of low income rental units pursuant to this chapter. Such loans and grants shall be made only for the reasonable cost of repairs necessary to make low income rental units habitable and for the reasonable cost of any other repairs to the building in which such units are located which are necessary to make such units habitable. Such loans and grants shall be made only in accordance with the criteria set forth in this section.

B. The Director of Housing may make grants for repairs necessary to make low income rental units habitable. The maximum grant amount shall be Three Thousand Dollars ($3,000) per unit, to be awarded after the owner has committed his or her own maximum contribution to the repair of a unit.

C. The Director of Housing may extend loans for the repair of low income units as follows:

1. The maximum loan amount shall be Six Thousand Dollars ($6,000) per unit.

2. The Director of Housing may authorize the forgiveness of such loans at a rate of twenty (20) percent per year, with a maximum forgiveness of One Thousand Dollars ($1,000) per year for each year the unit remains available for low income occupancy, such forgiveness to continue until the entire amount has been forgiven; provided that the unit continues to be available for low income occupancy during the entire forgiveness period.

3. The loans shall be made with no interest charged while the unit remains available for low income occupancy.

4. If for any reason the units become unavailable for low income occupancy, the remainder of the loan shall be required to be repaid, and in addition the Director of Housing may require the immediate repayment of the remaining balance or said Director of Housing may charge interest on the remaining balance at the then prevailing rate for the Washington State Housing Finance Commission bond program.

D. The total amount of grants and loans authorized under this section shall not exceed Six Thousand Dollars ($6,000) per unit for any three (3) year period.

E. The Director of Housing shall prescribe such additional terms and conditions of such loans and grants as he or she deems appropriate. Within thirty (30) days of the effective date of the ordinance codified in this chapter,1 the Director of Housing shall promulgate regulations describing the circumstances under which loans and grants will be approved and the general terms and conditions of such loans and grants.

(Ord. 119273 § 41, 1998: Ord. 115958 § 30, 1991: Ord. 114865 § 4, 1989; Ord. 112383 § 8, 1985.)

1. Editor's Note: Ordinance 112383 was passed by the City Council on August 8, 1985; Ordinance 114865 was passed by the Council on December 11, 1989; Ordinance 115958 was passed by the Council on November 25, 1991.

22.220.100 Downtown Housing Maintenance Account.

A. There is hereby created in the City Treasury an account in the Low-Income Housing Fund designated the "Downtown Housing Maintenance Account," from which account grants and loans as specified in Section 22.220.090 of this chapter may be made to owners or receivers to assist them in placing low-income rental units in habitable condition and from which account shall be paid costs and expenses incurred by the City in connection with the repair of low-income rental units or buildings that can feasibly be made habitable.

B. Money from the following sources shall be deposited in the fund:

1. Such sums as may be received by gift, bequest or contractual arrangement for maintenance and rehabilitation of downtown low-income rental housing purposes; and

2. Such sums as may be recovered by the City as repayment of loans or as reimbursement of costs or expenses of repair of units that were found to be uninhabitable where such funds originated from this account.

C. The moneys in the account are hereby appropriated for the purposes described above and the Director of Finance and Administrative Services is authorized to draw and to pay the necessary warrants upon vouchers approved by the Director of Housing from the appropriated account. If the applicable fund is solvent at the time payment is ordered, the Director of Finance and Administrative Services may elect to make payment by check, electronic payment, or credit card.

(Ord. 123361, § 379, 2010; Ord. 120794 § 290, 2002; Ord. 120114 § 45, 2000; Ord. 119273 § 42, 1998; Ord. 166368 § 294, 1992; Ord. 115958 § 31, 1991; Ord. 113834 § 10, 1988; Ord. 112383 § 9, 1985.)

22.220.110 Duty to repair and rent– Termination conditions.

A. The owner's duty to repair low-income rental units that can feasibly be made habitable and the owner's duty to make a good-faith effort to rent low-income rental units shall cease if any of the following circumstances occur:

1. The Director determines that it is not feasible to repair units pursuant to Sections 22.220.070 and 22.220.130 or pursuant to the administrative relief provisions in this section and Section 22.220.120; or

2. A demolition or change of use permit covering the units is issued under the Tenant Relocation Assistance Ordinance (Chapter 22.210 of the Seattle Municipal Code) or any successor ordinance and the owner complies with the terms of said ordinance; or

3. The rental rate at which the units are offered for rent has exceeded the low-income rental rate established in subsection D of Section 22.220.040 for more than two (2) years; or

4. The rental unit is occupied by the owner as his or her personal residence.

B. There shall be no duty to offer a low-income rental unit for rent during a reasonable period of time necessary to repair or rehabilitate a unit or building if such repair or rehabilitation makes occupancy of that unit temporarily impracticable.

(Ord. 112383 § 10, 1985.)

22.220.120 Duty to repair and rent– Administrative relief.

In accordance with the procedures specified in Section 22.220.130, the Director may provide full or partial relief from the duty to offer low-income rental units for rent and/or the duty to make low-income rental units habitable, if the owner establishes with clear and convincing proof that:

A. The literal interpretation and strict application of the duty to offer for rent or the duty to make habitable constitute an unconstitutional taking of the owner's property;

B. The requested relief would be consistent to the extent possible with the objectives of this chapter;

C. The requested relief does not go beyond the minimum necessary to prevent the unconstitutional taking of property, and does not constitute a grant of special privilege inconsistent with the limitations upon other similar properties.

(Ord. 112383 § 11, 1985.)

22.220.130 Failure to rent or repair– Administrative investigation and determination.

A. Inspection. The Director shall inspect any building that he or she has reason to believe contains low-income rental units that the owner is not making a good-faith effort to rent or low-income rental units that are not habitable but could feasibly be made habitable. The Director may, upon presentation of proper credentials and with the consent of the occupant or owner, or pursuant to a lawfully issued warrant, enter at reasonable times any building, structure or premises in the City to perform any duty imposed by the ordinance codified herein.

B. Application for and Determination on Departures.

1. If the Director finds low income rental units that are not habitable, he or she shall notify the Director of Housing, who shall have fifteen (15) days to determine if a departure or departures as authorized in Section 22.220.080 is appropriate and, if so, to recommend such departures to the Director.

C. Determination of Feasibility to Make Units Habitable. After the Director has received and considered the recommendations of the Director of Housing on the requested departures, if any, he or she shall, using the standards as prescribed in Section 22.220.070, make a determination as to the feasibility of making the uninhabitable units habitable. The Director may grant, modify or deny the recommended departures.

D. Issuance of Complaint and Notice.

1. If the Director finds that the owner has not made a good-faith effort to rent or that the building contains low income rental units that are not habitable but could feasibly be made habitable, he or she shall serve upon the owner of the building, as shown upon the records of the Department of Records and Elections of King County, a complaint, identifying the specific low income rental units which are not being offered for rent in good faith, the specific uninhabitable low income rental units that could feasibly be made habitable, and, where applicable, the corrective action which the owner must take to make any low income rental unit habitable and the amount of assistance which may be available to the owner as determined by the Director of Housing.

The complaint shall be delivered by personal service, registered mail, or certified mail with return receipt requested, and shall be posted in a conspicuous place on the property. No complaint shall be issued for uninhabitable units if the owner holds a valid permit for the repairs, alterations, or improvements necessary to correct the noted deficiencies and is, in the opinion of the Director, making reasonable progress toward correcting those deficiencies.

2. The complaint shall:

a. Contain a notice that a hearing will be held before the Director at a specified time and place not less than ten (10) nor more than thirty (30) days after service of the complaint;

b. Explain that all parties have the right to file an answer to the complaint;

c. Advise the parties that they may appear in person or by representative and give testimony at the time and place designated in the complaint; and

d. Advise the parties that they may seek relief and present evidence as to whether or not administrative relief from the strict enforcement of the requirements of this chapter as provided in Section 22.220.120 should be granted.

3. A copy of the complaint shall be filed with the King County Department of Records and Elections. In addition to serving and posting the complaint, the Director shall mail or cause to be delivered to the occupants of all rental units and/or commercial units in the building a notice informing the occupants of the filing of the complaint and advising them of the relevant procedures.

E. Administrative Hearing. The Director shall hold a hearing at the time and place specified in the complaint to take testimony on the allegations stated in the complaint and the defenses to such allegations and to receive evidence as to whether or not administrative relief should be granted in accordance with the standards set forth in Section 22.220.120, if such relief is sought by the owner at the hearing.

F. Report of Director of Housing on Request for Administrative Relief. When administrative relief is sought pursuant to Section 22.220.120, the Director shall request from the Director of Housing a report and recommendation analyzing whether application of the duties from which relief is sought would constitute an unconstitutional taking and the nature of the relief which would be appropriate, if any. The Housing Director's report shall be made available to the owner and to any member of the public who requests it. The owner and any member of the public shall have fourteen (14) days from the date the report is published to make comments to the Director concerning the appropriateness of the relief requests.

G. Determination and Order of Director After Hearing. After the hearing provided for in subsection E of this section and the report and public comment provided for in subsection F of this section the Director shall issue a written decision granting or denying administrative relief, if such relief has been requested and, if upon consideration of the complete record before him or her the Director determines that the owner is not making a good-faith effort to rent low-income rental units, or that the owner's building contains low-income rental units that are not habitable but could feasibly be made habitable, then he or she shall issue and cause to be served upon the owner in the manner provided in subsection D and shall post in a conspicuous place on the property, an order requiring the owner to repair, alter, or improve the uninhabitable units and/or make a good-faith effort to rent vacant low-income rental units in the building within a time to be specified in the order. When determining a time for compliance, the Director shall take into consideration:

1. Any departures granted pursuant to Section 22.220.080;

2. Any administrative relief granted pursuant to Section 22.220.120;

3. The availability of City funds for repair of the units;

4. The type and degree of hazard cited in the complaint;

5. The owner's ability to correct the noted deficiencies;

6. The procedural requirements for obtaining a permit to correct the noted deficiencies;

7. The complexity of the required repairs or corrective action, including seasonal considerations, construction requirements and the legal rights of affected tenants; and

8. Circumstances beyond the owner's control.

(Ord. 119273 § 43, 1998; Ord. 115958 § 32, 1991: Ord. 114865 § 5, 1989; Ord. 112383 § 12, 1985.)

22.220.140 Appeal– From Director's order.

A. Within fifteen (15) days from the date of service and posting of an order issued by the Director, the owner may file a written notice of appeal with the Office of the Hearing Examiner. The notice of appeal shall state the specific errors in the Director's order of proceedings and the specific grounds upon which a reversal or modification of the order is sought. The Director's decision to grant or deny administrative relief pursuant to Section 22.220.120 and the issues determined therein shall not be appealable to the Hearing Examiner. The notice of appeal shall be accompanied by a filing fee of Twenty-five Dollars ($25).

B. The Hearing Examiner shall consider the appeal in accordance with the procedures established by the Administrative Code of The City of Seattle (Chapter 3.02 of the Seattle Municipal Code) for hearing contested cases. Notice of hearing shall be provided to all parties not less than ten (10) days prior to the hearing. The Hearings Examiner's review shall be de novo. The Hearing Examiner may affirm the order of the Director, or may reverse or modify the order only if it is determined that the Director's decision is clearly erroneous.

C. The Hearing Examiner's final written decision containing findings of fact and conclusions of law shall be mailed to the parties of record and filed with the King County Department of Records and Elections.

D. The Director's order shall not be final until the time for filing an appeal with the Hearing Examiner has expired or until the issuance of the Hearing Examiner's decision if an appeal is taken; provided that, when the Director determines that the deficiencies noted in the complaint will cause immediate and irreparable harm, and so states in the notice and order issued, the order shall be final upon issuance by the Director.

(Ord. 114865 § 6, 1989: Ord. 112383 § 13, 1985.)

22.220.150 Appeal– Petition to Superior Court.

Any appeal of a decision issued by the Hearing Examiner pursuant to Section 22.220.140 of this chapter must be filed in the Superior Court within thirty (30) days of the Hearing Examiner's decision.

(Ord. 112383 § 14, 1985.)

22.220.160 Certificate of compliance– Issuance conditions.

A. If the Director finds that the repairs, alterations, improvements or other actions required in a final order have been satisfactorily completed, he or she shall prepare and, upon request therefor, issue to any party upon whom the final order was served, a certificate of compliance, stating that the deficiencies noted in the final order have been corrected. The certificate of compliance shall be filed with the King County Department of Records and Elections.

B. The issuance of a certificate of compliance shall not be construed to relieve from or lessen the responsibility and liability of any person owning, operating or controlling any building or structure or owning, operating, controlling, or installing any equipment therein for any injury, death, damage, and/or loss of any sort sustained by any person, organization, or corporation arising out of any condition of the building, structure, or equipment; nor shall The City of Seattle or the Director be held to assume any liability by reason of any inspection, issuance of a certificate of compliance, or any other act or omission of the city or the Director in connection with the enforcement and administration of this chapter.

(Ord. 114865 § 7, 1989; Ord. 112383 § 15, 1985.)

22.220.170 Extension of compliance date.

The director may, in his or her discretion, extend the time for compliance with a final order. Neither extensions, nor the Director's refusal to grant an extension shall be subject to any appeal.

(Ord. 114865 § 8, 1989; Ord. 112383 § 16, 1985.)

22.220.180 Enforcement of final order.

Whenever any person fails to comply with a final order, the Director may:

A. Institute an action to collect a civil penalty as provided in Section 22.220.190; and/or

B. Use any procedure established in any other ordinance or by any other law for securing compliance; and/or

C. Abate the violation pursuant to the procedures provided in Section 22.220.210; provided, that nothing herein shall prevent the Director from using any procedure established in any other ordinance or by any other law for securing compliance; and/or

D. Request the Law Department to seek an injunction to compel compliance.

(Ord. 114865 § 9, 1989; Ord. 112383 § 17, 1985.)

22.220.190 Civil penalty.

A. In addition to any other sanction or remedial procedure which may be available, any person failing to comply with a final order of the Director of DCLU, violating any provision of this chapter, or deliberately attempting to evade application of this chapter shall be subject to a civil penalty in the amount of Five Hundred Dollars ($500) per day for each day of violation.

B. The penalties imposed by this section shall be collected by a civil action brought in the name of the city. The Director shall notify the City Attorney in writing of the name of any person subject to the penalty. The City Attorney shall, with the assistance of the Director, take appropriate action to collect the penalty.

(Ord. 114865 § 10, 1989; Ord. 112383 § 18, 1985.)

22.220.200 Abatement of defective conditions.

In addition to, or as an alternative to seeking civil penalties as provided in Section 22.220.190, the Director may cause the defective condition or conditions to be repaired pursuant to Chapter 22.208 of the Seattle Municipal Code; provided, that the Director shall not repair such condition or conditions if the cost exceeds Four Thousand Dollars ($4,000) per unit, calculated in accordance with the rules prescribed in Section 22.220.070.

(Ord. 112383 § 19, 1985.)

22.220.210 Receivership– Authorized when– Purpose.

A. If a building contains uninhabitable low-income rental units that can feasibly be made habitable and/or the owner of a building is not making a good-faith effort to rent low-income rental units or there are vacant units that constitute a threat to the public health and safety then the Director may request the Law Department to petition the Superior Court, pursuant to RCW 7.60.010 et seq. to appoint a receiver to manage and operate the building. In addition, the Court may be directly petitioned for the appointment of a receiver by tenants who reside in the building under the following circumstances:

1. Where ten (10) or more tenants reside in the building, three (3) or more tenants join in bringing the petition;

2. Where less than ten (10), but more than five (5) tenants reside in the building, two (2) or more tenants join in bringing the petition;

3. Where five (5) tenants or less reside in the building, one (1) tenant or more brings the petition.

B. The purpose of the receivership shall be to take possession of the building for a period sufficient to accomplish and pay for repairs and improvements to uninhabitable units and/or to fill vacancies in units which have not been offered for rent in good faith. The receiver appointed:

1. May enter into week-to-week or month-to-month rental agreements for the rental of any vacant dwelling units and may take such steps as may be necessary to make vacant dwelling units available for rental and occupancy;

2. May enter into any contracts necessary to repair and improve the building and to make uninhabitable low-income rental units habitable;

3. May apply for and accept loans and grants from the City for the purpose of making low-income rental units habitable;

4. Shall be entitled to reasonable fees, commissions and necessary expenses which shall be paid out of the rents and income of the property in receivership or, upon approval by the Director, out of the Downtown Housing Maintenance Account;

5. Shall apply rents and income collected, to the extent not expended for repairs, improvements, and/or the preparation and rental of covered units, to the payment to the City of fines or penalties which may have been imposed upon the owner for violations of this chapter or other housing ordinances and which remain unpaid. Any rents or income remaining after the above expenses are paid shall be paid to the owner.

(Ord. 112383 § 20, 1985.)

22.220.220 Use of remedies.

The remedies provided for in this chapter are not exclusive and may be used alone or in combination with the other remedies enumerated in this chapter. Nothing in this chapter shall be construed to supersede or repeal by implication the remedies available through enforcement of the Housing Code (Ordinance 106319)1 or any other City codes or ordinances.

(Ord. 112383 § 21, 1985.)

1. Editor's Note: Ordinance 106319 is codified at Chapter 22.206 of this Code.

Subtitle III
Electrical Code

Severability. If any section, subsection, sentence, clause, or phrase of this subtitle is, for any reason, held to be unconstitutional or invalid such decision shall not affect the validity of the remaining portions of this subtitle. The City Council declares that it would have passed the ordinance codified in this subtitle and each section, subsection, clause or phrase thereof, irrespective of the fact that any one or more sections, subsections, sentences, clauses, and phrases are declared unconstitutional or otherwise invalid.

(Ord. 108482 § 4, 1979.)

Chapter 22.300
ADOPTION OF ELECTRICAL CODE

Sections:

22.300.016 Adoption of the Electrical Code.

Severability. If any section, subsection, sentence, clause or phrase of this ordinance is, for any reason, held to be unconstitutional or invalid, such decision shall not affect the validity of the remaining portions of this subtitle. The City Council hereby declares that it would have passed this ordinance and each section, subsection, clause or phrase thereof, irrespective of the fact that one (1) or more sections, subsections, sentences, clauses and phrases are declared unconstitutional or otherwise invalid.

(Ord. 114181 § 3, 1988.)

22.300.016 Adoption of the Electrical Code.

The National Electrical Code, 2008 edition, published by the National Fire Protection Association, and Washington Administrative Code (WAC) Chapter 296-46B, one copy of each which is filed with the City Clerk in C.F. ________, are hereby adopted and by this reference made a part of this subtitle. The National Electrical Code, 2008 edition, and selected portions of WAC 296-46B, together with the amendments and additions thereto adopted by this ordinance, constitute the Seattle Electrical Code.

(Ord. 122970, § 1, 2009; Ord. 121919 § 1, 2005; Ord. 121286 § 21, 2003)

1. Editor's Note: The Electrical Code provisions adopted in Section 22.300.016 are on file in the City Clerk's Office. Amendments to the 2005 Electrical Code are included in Sections 3 through 80 of Ordinance 121919.

Subtitle IV
Mechanical Code

Chapter 22.400
ADOPTION OF MECHANICAL CODE AND ADMINISTRATIVE AMENDMENTS

Sections:

22.400.010 Adoption of International Mechanical Code.

22.400.010 Adoption of International Mechanical Code.

The Seattle Mechanical Code1 consists of: 1) the following portions of the 2009 edition of the International Mechanical Code published by the International Code Council, as amended by City Council by ordinance: Chapters 2 through 9, Chapters 11 through 15, and 2) Chapter 1 relating to administration, permitting and enforcement adopted by City Council ordinance. One copy of the 2009 International Mechanical Code is filed with the City Clerk in C.F. 310926.

(Ord. 123380, § 1, 2010; Ord. 122531, § 1, 2007; Ord. 121523, § 1, 2004.)

1. Editor's Note: Amendments to the 2009 International Mechanical Code adopted by Section 1 of Ordinance 123380 are set out in Sections 2 through 13 of Ordinance 123380, on file in the City Clerk's Office.

Subtitle IVA
Fuel Gas Code

Chapter 22.420
ADOPTION OF FUEL GAS CODE AND ADMINISTRATIVE AMENDMENTS

Sections:

22.420.010 Adoption of International Fuel Gas Code.

22.420.010 Adoption of International Fuel Gas Code.

The Seattle Fuel Gas Code2 consists of: (1) the following portions of the 2009 edition of the International Fuel Gas Code published by the International Code Council, as amended by City Council by ordinance: Chapters 2-8, together with the adopted amendments and additions, and (2) Chapter 1 relating to administration, permitting and enforcement adopted by City Council by ordinance. One copy of the 2009 International Fuel Gas Code is filed with the City Clerk in C.F. 310927.

(Ord. 123381, § 1, 2010; Ord. 122532, § 1, 2007; Ord. 121520 § 1, 2004.)

2. Editor's Note: Amendments to the 2009 International Fuel Gas Code adopted by Section 1 of Ordinance 123381 are set out in Sections 2 through 7 of Ordinance 123381, on file in the City Clerk's Office.

Subtitle IVB
Seattle Boiler and Pressure Vessel Code

Chapter 22.450
ADOPTION OF SEATTLE BOILER AND PRESSURE VESSEL CODE

Sections:

22.450.010 Adoption of Seattle Boiler and Pressure Vessel Code.

22.450.010 Adoption of Seattle Boiler and Pressure Vessel Code.

The Seattle Boiler and Pressure Vessel Code is hereby adopted and by this reference made a part of this subtitle. A copy of the Seattle Boiler and Pressure Vessel Code, with amendments, is kept on file at the Department of Planning and Development.

(Ord. 121865 § 1, 2005; Ord. 121276 § 37, 2003; Ord. 119478 § 1, 1999: Ord. 117723 § 2, 1995.)

Subtitle V
Plumbing Code

Chapter 22.500
ADMINISTRATION

Sections:

22.500.010 Title.

22.500.020 Purpose.

22.500.030 Liability for damages.

22.500.040 Scope.

Severability: The invalidity of any section, subsection, provision, clause, or portion of this subtitle, or the invalidity of the application thereof to any person or circumstance, shall not affect the validity of the remainder of this subtitle or the validity of its application to other persons or circumstances.

(Ord. 109033 § 9, 1980.)

22.500.010 Title.

This subtitle shall be known as the "Seattle Plumbing Code" and may be so cited, and is referred to herein as "this Plumbing Code."

(Ord. 109033 § 1, 1980.)

22.500.020 Purpose.

The purpose of this Plumbing Code is to provide minimum requirements and standards for the protection of the public health, safety and welfare.

(Ord. 109033 § 2, 1980.)

22.500.030 Liability for damages.

A. This subtitle is enacted as an exercise of the police power of the City to protect and preserve the public peace, health, safety and welfare, and its provisions shall be liberally construed for the accomplishment of these purposes.

B. It is expressly the purpose of this subtitle to provide for and promote the health, safety and welfare of the general public, and not to create or otherwise establish or designate any particular class or group of persons who will or should be especially protected or benefited by the terms of this subtitle.

C. It is the specific intent of this subtitle to place the obligation of complying with its requirements upon the owner or occupier of premises within its scope, and no provision of nor term used in this subtitle is intended to impose any duty whatsoever upon the City or any of its officers or employees, for whom the implementation or enforcement of this subtitle shall be discretionary and not mandatory.

D. Nothing contained in this subtitle is intended to be nor shall be construed to create or form the basis for any liability on the part of the City, or its officers, employees or agents, for any injury or damage resulting from the failure of the owner or occupier of premises to comply with the provisions of this subtitle, or by reason or in consequence of any act or omission in connection with the implementation or enforcement of this subtitle on the part of the City by its officers, employees or agents.

(Ord. 109033 § 3, 1980.)

22.500.040 Scope.

The provisions of this Plumbing Code shall apply to the erection, installation, alteration, addition, repair, relocation, replacement, maintenance or use of any plumbing system except as specifically otherwise provided in this Plumbing Code.

(Ord. 109033 § 4, 1980.)

Chapter 22.502
ADOPTION OF UNIFORM PLUMBING CODE

Sections:

22.502.016 Adoption of Uniform Plumbing Code, IAPMO Installation Standards and Seattle Amendments.

22.502.016 Adoption of Uniform Plumbing Code, IAPMO Installation Standards and Seattle Amendments.

The following are hereby adopted and by this reference made a part of this subtitle:

Portions of Chapters 1 and 11 of the Uniform Plumbing Code 1997 Edition, as amended by the ordinance codified in this section; Chapters 2 and 6 of the Uniform Plumbing Code 1997 Edition, as amended by the ordinance codified in this section; Chapters 3 through 5, 7 through 10, 13, 14, and Appendices A, B, C, and L of the Uniform Plumbing Code 1997 Edition; IAPMO Installation Standards 2-90, 3-93, 4-96, 5-92, 6-95, 7-90, 8-95, 9-95, 12-93, 13-91, 18-85, 20-96, and 21-89 as set forth in Appendix I of the Uniform Plumbing Code 1997 Edition; all as published by the International Association of Plumbing Officials one (1) copy of which has been filed with the City Clerk in C.F. 303537; and Chapter 13 of the 1997 Uniform Mechanical Code as adopted by Ordinance 119080; together with the Seattle Amendments to the 1997 Uniform Plumbing Code as adopted by Ordinance 119774, shall constitute the official Plumbing Code of The City of Seattle 1 and hereinafter be referred to as "the code" or "this code." In case of conflict between the Uniform Plumbing Code, the IAPMO Installation Standards and the Seattle Amendments, the Seattle Amendments shall be controlling.2

(Ord. 119774 § 2, 1999.)

1. Editor's Note: The Plumbing Code provisions adopted in Section 22.502.016 are on file with Ordinance 119774 in the City Clerk's Office.

2. Editor's Note: Sections 3 through 46 of Ordinance 119774, setting out the Seattle Amendments to the 1997 Uniform Plumbing Code, are on file in the City Clerk's Office.

Chapter 22.504
PERMITS AND INSPECTIONS

Sections:

22.504.010 Permit fees.

22.504.020 Refund of fees.

22.504.010 Permit fees.

An applicant for a permit to do work under this Plumbing Code shall pay for each permit, at the time of issuance, a fee in accordance with the following schedule, and at the rate provided for each classification shown in the schedule:

A. Schedule of Fees

Plumbing permit fees for fixtures or traps are calculated according to Table A-1. Reduced pressure principle backflow prevention devices and double check valve assemblies require separate permits and are calculated according to Table A-1.

For each atmospheric vacuum breaker in irrigation systems, tanks, vats, etc., or for installation on unprotected plumbing fixtures including necessary water piping

Vacuum breaker– one to five– each device . . . . $10

Vacuum breaker– over five– each device . . . . $5

Pressure vacuum breaker– each . . . . $10
Table A-1 – PLUMBING AND BACKFLOW PREVENTION PERMITS
# of FixturesPlumbing Permit FeeBackflow Prevention Permit Fee
1$140$140
2-3$210$210
4-6$298$298
7-10$333$333
11 on$333 + $8/fixture$333 + $8/fixture

B. Fees for Miscellaneous Inspection Services

Fees for inspection service outside regular working hours or for inspection service requested but not covered by a permit will be charged for at a rate equal to the cost of performing the service.

Fees for permanent location inspection of factory housing or modular unit containing plumbing– For each single-family dwelling or each modular unit containing plumbing . . . . $20

Plumbing permit includes on-site connections of building drain extensions, water service and necessary gas piping connections.

Additional plumbing fixtures installed after factory installation of plumbing for each plumbing fixture or trap . . . . $10

Fees for reconnection and retest of plumbing systems in relocated buildings– For each building containing plumbing . . . . $20

Plumbing permit includes on-site connections of building drain extensions, water service and necessary gas piping connections.

Additional plumbing fixtures installed after relocation for each plumbing fixture or trap . . . . $10

C. For the purpose of this section, "fixture" means and includes an appliance that is connected with a water, drain or vent pipe, but a sillcock faucet or hose bibb is not considered a fixture. A sanitary plumbing outlet on or to which a plumbing fixture or appliance may be set or attached shall be construed to be a fixture.

D. Any person who commenced any work for which a permit is required by this Plumbing Code without first having obtained such permit shall upon subsequent application for the permit pay double the fee fixed by the schedule of fees for the work in subsections A and B of this section unless it is proved to the satisfaction of the Administrative Authority that the work was urgently necessary and that it was not practical to obtain a permit prior to the commencement of the work. In all such emergency cases, a permit shall be obtained as soon as it is practical to do so, and if there is an unreasonable delay in obtaining the permit, a double fee shall be charged as provided in this Code.

E. A reinspection fee of $130 may be assessed for each inspection or reinspection if the portion of work for which inspection is called is not complete or if corrections called for are not made. This subsection does not require inspection fees the first time a job is rejected for failure to comply with this Code, but is intended to control the practice of calling for inspection or reinspection.

Reinspection fees may be assessed if the permit is not properly posted on the work site, the work to be inspected is not under test, for failure to provide access on the date for which inspection is requested or for failure to make required corrections. Requests for reinspection shall be made in writing upon forms furnished for that purpose, and shall be accompanied by the reinspection fee in accordance with this section. If reinspection fees have been assessed, additional inspection of the work shall not be performed until the required fees have been paid.

(Ord. 123453, § 1, 2010; Ord. 122382, § 1, 2007; Ord. 120983 § 1, 2002: Ord. 119774 § 47, 1999: Ord. 118813 § 1, 1997: Ord. 116939 § 1, 1993: Ord. 115946 § 1, 1991: Ord. 115443 § 1, 1990: Ord. 110885 § 1, 1982: Ord. 109495 § 1 (part), 1980: Ord. 109033 § 6(a), 1980.)

22.504.020 Refund of fees.

If the work for which a permit fee has been paid is not be started, the Administrative Authority, upon proper application for refund and surrender of the permit for cancellation, shall issue a refund. In determining the amount of refund due, the Administrative Authority shall deduct the amount of the basic fee to cover the cost of administration of the permit. A refund shall not be made for an expired permit.

(Ord. 119774 § 48, 1999: Ord. 109495 § 1(part), 1980: Ord. 109033 §6(b), 1980.)

Chapter 22.506
VIOLATIONS

Sections:

22.506.010 Penalty for violations.

22.506.010 Penalty for violations.

Violation of any provision of this subtitle constitutes a violation subject to the provisions of Chapter 12A.02 and Chapter 12A.04 of this Code (the Seattle Criminal Code,* Ordinance 102843), and any person convicted thereof may be punished by a civil fine or forfeiture not to exceed Five Hundred Dollars ($500).

(Ord. 109033 § 7, 1980.)

------------

Editor's note: The Criminal Code is codified in Title 12A of this Code.

------------

Subtitle VI
Fire Code

Chapter 22.600
SEATTLE FIRE CODE

Sections:

22.600.010 Title.

22.600.020 The Seattle Fire Code.

22.600.025 Exclusion pursuant to RCW 36.70B.140 (2).

22.600.030 Fees.

22.600.050 Examinations– Duration.

Editor's Note– Permits, notices and orders issued under the previous Chapter 22.600 shall remain valid until expiration, completion and supersession by action under this ordinance. The Fire Chief is authorized to apply technical provisions of the repealed ordinances and Code sections to inspections and Fire Code compliance, as an alternative equivalent to the technical provisions of this ordinance, until December 31, 1998. This repeal of the previous Chapter 22.600 shall not affect any pending prosecutions or enforcement actions.

(Ord. 119124 § 1(part), 1998.)

Severability: The several provisions of this ordinance are hereby declared to be separate and severable and the invalidity of any clause, sentence, paragraph, subdivision, section or portion of this ordinance or the invalidity of the application thereof to any person or circumstance shall not affect the validity of the remainder of this ordinance or the validity of its application to other persons or circumstances.

(Ord. 119124 § 3, 1998.)

22.600.010 Title.

This subtitle shall be known as the Seattle Fire Code.

(Ord. 119124 § 2(part), 1998.)

22.600.020 The Seattle Fire Code.

The Seattle Fire Code consists of:

1. the 2009 International Fire Code, along with Appendices B, D, E, F, G, H, I, and J, all as published by the International Code Council, Inc., one copy of which is filed with the City Clerk in Clerk File 310922;

2. the amendments to the 2009 International Fire Code and to Appendices B, D, E, F, G, H, I, and J, adopted by Council by ordinance, introduced as Council Bill 116918; and

3. the standards referenced in Chapter 47 of the 2009 International Fire Code, including those standards added and NFPA Standards 58, 130, and 502 that are further amended by Council by ordinance, introduced as Council Bill 116918. One copy of each amended standard is on file with the City Clerk in Clerk Files 310924, 310925, and 310923.

Wherever in this ordinance there is a conflict between metric units of measurement and English units, the English units govern.

(Ord. 123393, § 2, 2010; Ord. 122491, § 1, 2007; Ord. 121524 § 1, 2004.)

Editor's note: Amendments to the 2009 International Fire Code adopted by Section 1 of Ordinance 122491 are set out in Sections 3 through 41 of Ordinance 123393, on file in the City Clerk's Office.

22.600.025 Exclusion pursuant to RCW 36.70B.140 (2).

The special circumstances presented by the fire and life safety hazards regulated by this code warrant a review process different from that provided in Section 23.76.005 of the Seattle Municipal Code, RCW 36.70B.060 through 36.70B.080 and 36.70B.110 through 36.70B.130, and therefore the processing and review of any applications for permits required pursuant to the provisions of this chapter are excluded from the requirements of Section 23.76.005 of the Seattle Municipal Code, RCW 36.70B.060 through 36.70B.080 and 36.70B.110 through 36.70B.130. Applications for permits required pursuant to this chapter will be processed and reviewed according to the provisions of this code and applicable Fire Department regulations.

(Ord. 120157 § 1, 2000: Ord. 119124 § 2(part), 1998.)

22.600.030 Fees.

Fees for permits, certificates, inspections, plans review and code alternates required by the Seattle Fire Code shall be as established in Chapter 22.602 of the Seattle Municipal Code.

(Ord. 119124 § 2(part), 1998.)

22.600.050 Examinations– Duration.

Certificates indicating successful completion of an examination shall be valid for a period of three (3) years from the date of examination.

(Ord. 119124 §2(part), 1998.)

Chapter 22.602
FIRE CODE PERMIT AND INSPECTION FEES

Sections:

22.602.010 Title and purpose.

22.602.020 Payment of fees.

22.602.030 Administration and enforcement.

22.602.045 Fees.

22.602.050 Fees for certain inspections.

22.602.070 Fees for Fire Department plan review and inspection of fire protection systems in new or existing buildings undergoing construction, reconstruction, remodeling, or renovation.

22.602.080 Fees for filing of code alternates/variances.

22.602.090 Fees for filing confidence test documentation

22.602.010 Title and purpose.

A. Title. The ordinance codified in this chapter shall be known as the "Fire Code Permit and Inspection Fee Ordinance."

B. Purpose. It is the purpose of this chapter to prescribe fees in accordance with the regulatory authority vested in the Seattle Fire Department and for services provided, as follows:

1. Fees for permits including, but not limited to, permits to store, handle or use hazardous materials or conduct hazardous processes;

2. Fees for second acceptance tests of fire protection equipment, systems or devices as required by the Seattle Fire Code;

3. Fees for inspections or plan review by the Fire Prevention Division of the Seattle Fire Department, outside regular business hours;

4. Fees for the examination and/or review of plans;

5. Fees for filing of code alternates/variances resulting from other than plan review;

6. Fees for the administration of examinations and certificates issued as prescribed in the Seattle Fire Code;

7. Fees for subsequent inspections required to gain compliance with Seattle Fire Code requirements after completion of one (1) initial permit inspection and two (2) reinspections;

8. Fees for subsequent inspections by the Fire Prevention Division of the Seattle Fire Department required to gain compliance with Seattle Fire Code requirements; and

9. Fees for training provided by the Seattle Fire Department.

(Ord. 118391 § 1, 1996: Ord. 115956 § 1, 1991; Ord. 115636 § 1, 1991: Ord. 110893 § 2(part), 1982.)

22.602.020 Payment of fees.

A. Fees shall be paid at the time of application for permit, certification, examination or inspection.

B. Fees which are invoiced by the Seattle Fire Department shall be paid within thirty (30) days of invoice issuance.

C. Failure to pay fees stipulated in this chapter is a violation of the Seattle Fire Code.

(Ord. 115636 § 2, 1991: Ord. 110893 §2(part), 1982.)

22.602.030 Administration and enforcement.

The Chief of the Fire Department or his/her designated representative, herein referred to as the Chief, is authorized to administer and enforce the provisions of this chapter.

(Ord. 115636 § 3, 1991: Ord. 110893 § 2(part), 1982.)

22.602.045 Fees.

A. The fees for the following non-hazardous material permits are established in Schedule A. See Table 22.602.045A.

Non-Hazardous Materials Permit Fees Effective January 1, 2011

Schedule A Table 22.602.045 A Non-Hazardous Materials Permits

See footnotes Time Chargea, Late Feeb applicable to all Schedule A permit fees.
Code No.Permit TitleOriginal FeeRenewal Fee
101Annual rangehood and duct cleaning$199$199
105 (NH)Requests for code alternate/variance$205 plus time chargeNo renewal
999TTemporary permit plus time charge$154 plus time chargeNo renewal
2501Place of Assembly, non-profitNo feeNo fee
2502.1Place of Assembly, Occupant Load 100-199$351$351
2502.2Place of Assembly, Occupant Load 200-999$439$439
2504.1Place of Assembly, Occupant Load 1,000-2,999$526$526
2504.2Place of Assembly, Occupant Load 3,000-9,999$895$895
2504.3Place of Assembly, Occupant Load 10,000- 19,999$1,537$1,537
2504.4Place of Assembly, Occupant Load 20,000 and over$2,047$2,047
2508Exhibition (non-profit), Place of AssemblyNo feeNo fee
2509Open flame, Place of Assembly$154$154
2510Open flame (non-profit), Place of assemblyNo feeNo fee

a Time Charge. Where a time charge is indicated, a fee shall be charged equal to actual labor costs plus administrative overhead costs for field inspection and/or review exceeding one hour. When requested or when necessary for Fire Prevention Division staff to conduct inspections for the purpose of Seattle Fire Code compliance for any of the above Schedule A permits outside of regular business hours (Monday through Friday, 8:00 AM to 4:30 PM), a time charge will be added to the above permit cost. The time charge, when applicable, will be equal to the actual labor cost, including administrative overhead costs and other services.

;sup\sup; Late Fee. Payment for Schedule A permit renewals, where allowed, which is received more than 30 days but less than 91 days past the permit expiration date shall be equal to 1.25 times the renewal fee. The renewal permit will be valid for only one year from the expiration date of the prior permit. Permits for which no renewal payment has been received within 90 days following the permit expiration date will be cancelled. For permits that have been cancelled, a new permit application must be submitted and a fee of 1.5 times the fee for an original permit will be charged.

B. The fees for the following special event permits are established in Schedule B. See Table 22.602.045B.

Special Events Permit Fees Effective January 1, 2011

Schedule B Table 22.602.045 B Special Event Permits

Time Charge. When an inspection or permit application review for a Schedule B permit is requested or is required for Seattle Fire Code compliance to be performed outside regular business hours (Monday through Friday, 8:00 AM to 4:30 PM), a time charge will be added to the Schedule B permit cost. The time charge, when applicable, will be equal to the actual labor cost, including applicable administrative overhead costs and other services.

Late Fee Applied. Schedule B permit applications received by the Seattle Fire Department fewer than ten business days prior to the event for which they apply shall be assessed a late fee in addition to the permit fee and any applicable time charge. The late fee shall be equal to 50 percent of the original permit fee.
Code No.Permit TitleOriginal FeeRenewal Fee
107 SETemporary permitNo feeNo fee
1102Open flame, temporary, single event$173 plus time chargeNo renewal
2503Place of Assembly, temporary Indoor or outdoor event with less than 1,000 people, where the event alters the existing exit configuration and/or fire lanes.$173 plus time chargeNo renewal
2503.1Place of Assembly, temporary Event in a building or space under construction.$626 plus time chargeNo renewal
2505.1Place of Assembly, temporary Event attendance 1000-2,999 where the event alters the existing exit configuration and/or fire lanes.$343 plus time chargeNo renewal
2505.2Place of Assembly, temporary Event attendance 3,000-9,999 where the event alters the existing exit configuration and/or fire lanes.$685 plus time chargeNo renewal
2505.3Place of Assembly, temporary Event attendance 10,000-19,999 where the event alters the existing exit configuration and/or fire lanes.$979 plus time chargeNo renewal
2505.4Place of Assembly, temporary Event attendance 20,000 and over where the event alters the existing exit configuration and/or fire lanes.$1,957 plus time chargeNo renewal
2511Open flame, Place of Assembly, temporary Calendar year$455 plus time chargeNo renewal
3201Tent or air-supported structure* *For use with City of Seattle Special Events assembly permit or when used as other than an assembly$229 plus time chargeNo renewal
3201-ComboTent or air-supported structure in combination with applicable temporary public assembly permit.$229 or the applicable temporary assembly permit fee, whichever is greaterNo renewal
7801.1Fireworks use/display outdoor$1,143 plus time chargeNo renewal
7801.2Fireworks use/display outdoor with barge load/unload$1,715 plus time chargeNo renewal
7801.3Fireworks barge load/unload only$572 plus time chargeNo renewal
7802Fireworks use/display indoor$455 plus time chargeNo renewal
8020Flammable Liquids, Place of Assembly, temporary Single event$229 plus time chargeNo renewal
8206LPG, Place of Assembly, temporary Calendar year$455 plus time chargeNo renewal
8207LPG, Place of Assembly, temporary Single event$173 plus time chargeNo renewal
8208Special hazards, Place of Assembly, temporary Single event$173 plus time chargeNo renewal

C. The fees for the following special hazards permits are established in Schedule C. See Table 22.602.045C.

Special Hazards Permits.

Fees for special hazards permits are established in Schedule C (See Table 22.602.045 C). In some cases these fees are based on the quantity of hazardous material stored and/or handled at the site and the relative risk posed by each material.

1. Definitions:

a. "Quantity Range Number," as established in the Quantity Range Table below, is a number between 1 and 2 that is assigned to a hazard category based upon the amount of hazardous material located at the site.

QUANTITY RANGE TABLE
QUANTITY RANGE NUMBERSOLIDS (Pounds)LIQUIDS (Gallons)GASES (Cu. Ft.)
10– 5500– 550– 1,000
1.25>550– 5,500>55– 550>1,000– 5,000
1.5>5,500– 27,500>550– 2,750>5,000– 50,000
1.75>27,500– 55,000>2,750– 5,500>50,000– 100,000
2>55,000>5,500>100,000

b. "Assigned Risk Factor," as established below, is a number between 1 and 1.5 assigned to each hazard class and category of hazardous material indicating the relative hazard posed by materials in that hazard category and the potential nature of controls required by the Fire Code.
Hazard ClassAssigned Risk Factor
Aerosol products1.3
Cellulose nitrate1.3
Combustible fiber1.2
Combustible liquids
Class II1.2
Class III-A1.1
Class III-B1.0
Compressed gases
Highly toxic1.5
Pyrophoric1.4
Flammable1.4
Unstable1.4
Oxidizing1.4
Toxic1.3
Corrosive1.3
Corrosive Liquids and Solids1.1
Cryogenic Fluids1.3
Explosives1.5
Fireworks1.4
Flammable liquids, Class I1.4
Flammable solids1.3
Highly toxic liquids and solids1.5
Liquid petroleum gas1.4
Magnesium1.3
Organic peroxides
Unclassified1.5
Class I1.4
Class II1.3
Class III1.2
Class IV1.0
Oxidizers
Class 41.5
Class 31.4
Class 21.2
Class 11.1
Pyrophoric liquids and solids1.3
Toxic liquids and solids1.2
Unstable (reactive) liquids and solids
Class 41.5
Class 31.4
Class 21.3
Class 11.0
Water-reactive materials
Class 31.5
Class 21.3
Class 11.0

c. "Fixed permit cost" is the minimum cost for the Seattle Fire Department to issue a hazardous material permit. The fixed permit cost is $208.

d. "Base permit fee" is determined by multiplying the sum of the products of the quantity range number and assigned risk factor for each hazard class by the fixed permit cost and is represented by the following equation:

Base permit fee = [Σ (Q1)(R1) + (Q2)(R2) . . . ] [F]

Where:

Q = The quantity range number.

R = The assigned risk factor.

F = The fixed permit cost $208.

When an individual material has multiple hazards, only the hazard presented by the hazard class that has been assigned the highest risk factor shall be considered in the fee calculation.

Example:

XYZ Company stores 50 gallons of gasoline and 200 gallons of 50% nitric acid. Gasoline is classified as a Class I flammable liquid which has an assigned risk factor of 1.4. Nitric acid (50%) is classified as both a corrosive liquid and a Class 2 oxidizer. Because 50% nitric acid presents two separate hazards (corrosive and Class 2 oxidizer) only the Class 2 oxidizer hazard is considered in the fee calculation because it has an assigned risk factor of 1.2 compared to the 1.1 risk factor assigned to corrosives.

Base permit fee = [(1)(1.4)flammable + (1.25)(1.2)Class 2 oxidizer] [$208]

Base permit fee = $603.20

Schedule C Table 22.602.045 C Special Hazards Permits

Schedule C fee worksheet-based permits shall be renewed at one-half the permit origination fee or $208, which is the minimum renewal fee, whichever is greater.

Schedule C flat-fee permits which had been grandfathered at below market rate permit fees under prior fee schedules will increase 25 percent annually beginning in 2009 until such time as they reach parity with renewal rates identified in the current Schedule C.
Code NumbersPermit TitleOriginal FeeRenewal Fee
Miscellaneous Special Hazards Permits
105 (H)Code alternate , special hazards$214 plus time chargeNo renewal
1070Temporary permit for a facility under a compliance plan2Half of annual permit fee2No renewal2
1071Special inspection/permit - temporary$214 plus time chargeNo renewal
1072Helicopter lift, temporary$208 plus time chargeNo renewal
1073Cruise ship hazardous operations$208 plus time chargeNo renewal
1101Combustible material storage$161$161
1103Waste handling$208$208
1104Rooftop heliport$208$208
1401Hazardous operations at construction and demolition sites, temporary$208No renewal
1506Manufacture of reinforced plasticsFee worksheetHalf original1
2401Aviation facilityFee worksheetHalf original1
2520Tire rebuilding plant$208.00$208.00
2521Tire and tire byproduct storage$208$208
2701Hazardous material stabilization, temporary$208 plus time chargeNo renewal
2801Combustible fibersFee worksheetHalf original1
2901Repair garage (No Hazardous Activities)$208$208
2902Repair garage - Includes 1 of the following activities: Parts washing tank (1 to 3 tanks maximum) Cutting and welding (1 to 3 units maximum) Incidental flammable or combustible liquid storage$306$306
2903Repair garage - Includes 2 or more of the following activities: Parts washing tank (1 to 3 tanks maximum) Cutting and welding(1 to 3 units maximum) Incidental flammable or combustible liquid storage$459$459
3001Lumber yards and woodworking facilities$208$208
3401Wrecking yard$288$288
3402Combustible liquid tank serving emergency and standby power systemsFee worksheetHalf original1
4601Fruit and crop ripeningFee worksheetHalf original1
4701Fumigation and thermal insecticidal fogging (no storage)$208$208
4702Fumigation and thermal insecticidal fogging (storage included)Fee worksheetHalf original1
4801Magnesium workingFee worksheetHalf original1
5001Manufacture of organic coatingsFee worksheetHalf original1
5101Semiconductor fabrication facilitiesFee worksheetHalf original1
6201Industrial oven$208$208
6301Refrigeration system - temporary$208No renewal
6401Battery systems$208$208
7601Combustible dust-producing operation$208$208
7907Fuel dispensing (open use) into equipment from aboveground tankFee worksheetHalf original1
7909Parts washing tank (1 to 3 non-exempted tanks)$228$288
7910Parts washing tanks (4 or more non-exempted tanks)$409$409
8101High-piled combustible storage$208 plus time charge$208 plus time charge
Roofing Operations
7901Roofing operations - annual$208 plus $208 per kettle$208 plus $208 per kettle
7901TRoofing operations-temporary$208No renewal
Dry Cleaning
3601Dry cleaner (Class IV plants or systems)$208$208
3602Dry cleaner (Class II or III plants or systems)Fee worksheetHalf original1
Flammable finishes
1505Electrostatic operationsFee worksheetHalf original1
2601Floor finishingFee worksheetHalf original1
4501Temporary limited spray finishing$208No renewal
4502Spray finishing process (non-marine) (below permit quantities)$208$208
4503Spray finishing process (non-marine) (above permit quantities)Fee worksheetHalf original1
4504Marine spray finishing process (below permit quantities)$208$208
4505Marine spray finishing process (above permit quantities)Fee worksheetHalf original1
4506Combustible powder finishing (below permit quantities)$208$208
4507Combustible powder finishing (above permit quantities)Fee worksheetHalf original1
4508Dip tanks$228$228
Motor vehicle / Marine motor vehicle fuel-dispensing facility
2204Hydrogen motor vehicle fuel dispensing station$531$531
5201Motor vehicle fueling station (underground tank)$208$208
5202Motor vehicle fueling station (above ground tank)$446$446
5203Marine motor vehicle fueling station$531$531
5204Liquefied petroleum gas motor vehicle fuel-dispensing station$531$531
5205Compressed natural gas motor vehicle fuel-dispensing station$531$531
Hot Work Operations
4911Annual non-marine cutting and welding (1-3 units)$365$365
4912Annual non-marine cutting and welding (4 or more units)$612$612
4913Temporary non-marine cutting and welding$208No renewal
4914Annual hot work on marine vessels$910$910
4915Temporary marine hot workSee Table C-4915No renewal
4901Shipyard$2,124$2,124
4902Type I designated marine hot work facility (for all vessels regardless of length)$910$910
4903Type II designated marine hot work facility (for vessels < 200 feet)$455$455
LP-gas
8201-PCLiquid petroleum gas (LPG) in portable containers (≤ 550 gal. aggregate)$319$319
8201-STLiquid petroleum gas (LPG) in stationary containers (≤ 550 gal. aggregate)$319$319
8201-SELiquid petroleum gas (LPG) for food vending$319$319
8202-PCLiquid petroleum gas (LPG) in portable containers (>550-2000 gal. aggregate)$382$382
8202-STLiquid petroleum gas (LPG) in stationary containers (>550-2000 gal. aggregate)$382$382
8202-EXLPG cylinder exchange at retail occupancy$319$319
8202-POHPortable outdoor heater at permanent drinking or dining establishment$319$319
8202-CHOutdoor heater at construction sites, temporary$319No renewal
8203LPG storage and use (>2,000 gal. aggregate)$455$455
Hazardous materials
801-ACombustible liquid storage and useFee worksheetHalf original1
801-BCorrosive compressed gasFee worksheetHalf original1
801-CCorrosive liquids and solidsFee worksheetHalf original1
801-DCryogenic fluidsFee worksheetHalf original1
801-EExplosivesFee worksheetHalf original1
801-FFlammable compressed gas (except LPG)Fee worksheetHalf original1
801-GFlammable liquidsFee worksheetHalf original1
801-HFlammable solidsFee worksheetHalf original1
801-IHighly toxic compressed gasFee worksheetHalf original1
801-JHighly toxic liquids and solidsFee worksheetHalf original1
801-KOrganic peroxidesFee worksheetHalf original1
801-LOxidizing compressed gasFee worksheetHalf original1
801-MOxidizer liquids and solidsFee worksheetHalf original1
801-NPyrophoric compressed gasFee worksheetHalf original1
801-OPyrophoric liquids and solidsFee worksheetHalf original1
801-QToxic compressed gasFee worksheetHalf original1
801-RToxic liquids and solidsFee worksheetHalf original1
801-SUnstable (reactive) compressed gasFee worksheetHalf original1
801-TUnstable (reactive) liquids and solidsFee worksheetHalf original1
801-UWater-reactive liquids and solidsFee worksheetHalf original1
801-VAerosols (Level 2 and 3)Fee worksheetHalf original1
2701Cellulose nitrate (pyroxylin) plasticsFee worksheetHalf original1
6101Annual Residential Heating Oil Tank Decommissioning/RemovalNo feeNo fee
6103Residential heating oil tank decommissioning$106No renewal
7401Compressed gas (Inert and simple asphyxiates)$208$208
7402Medical gas systemFee worksheetHalf original1
7501Non-flammable cryogens$208$208
7900Flammable/combustible liquid tank vehicle(( )) $208$208
7903Gas freeing of tank vessels and barges$910$910
7904Bulk flammable liquid plantFee worksheetHalf original1
7905Master fuel transfer to marine vessels$208$208
7906Marine refueling facility (for marine vessels)$208$208
7906-FMarine refueling approved facility$455$455
7908Commercial flammable or combustible liquid tank decommissioning$208No renewal
7912Mobile fleet fueler (land-based)$208$208
7913Mobile fleet fueling site$208$208
8001Incidental flammable and combustible liquids (<30 gallons)$230$230
8002Laboratory per control area$208 per control area$208 per control area
8010Hazardous materials vehicle$208 plus time charge$208 plus time charge
8025Marine Terminal$4,250 + [$308 x no. of acres >5]Same as base
8030Container Freight Station$2,124$2,124

1 Schedule C fee worksheet-based permits shall be renewed at one-half the permit origination fee or $208, which is the minimum renewal fee, whichever is greater.

2This temporary permit is valid for six months and is issued to a facility placed under a long-term compliance plan while the facility works towards full compliance with the Code. The fee is calculated to be half of the annual permit fee of the annual permit that will be issued to the facility once compliance is achieved. This permit cannot be renewed but additional 1070 permits can be issued as needed to cover the entire compliance plan period.

Schedule C flat-fee permits which had been grandfathered at below market rate permit fees under prior fee schedules will increase 25 percent annually until such time as they reach parity with renewal rates identified in the current Schedule C.

Schedule C Table C-4915 Marine Cutting and Welding Fees1,2,3,4 Temporary
Permit DurationLength of Vessel (Feet)
(DAYS)<4040– 5960– 8990– 129130– 199200– 299300+
2$89$125$161$196$232$268$302
7$125$161$196$232$268$302$339
15$161$196$232$268$302$339$375
30$196$232$268$302$339$375$412
60$286$321$357$403$446$491$536

1 Fees apply to non pre-approved applicants.

2 Fees for pre-approved applicants equal 1/2 of the fee identified in Table C-4915.

3 Any pre-approved applicant found to be in violation of permit conditions may be removed from the pre-approved applicant list and subject to non pre-approved applicant fees and conditions.

4 Each applicant who receives a minimum of six permits (Code 4915) during a six month period and is found to be in compliance with all permit conditions will be considered a pre-approved applicant after the six month period ends. Applicants who obtain fewer than six permits (Code 4915) during a six month period will be considered a pre-approved applicant only after six permits have been issued and no permit violations have been noted.

D. All permits listed under Schedule A, B, and C of this section, except for those permits for which a time charge is indicated, have a base fee which incorporates the cost of an initial site inspection, one site reinspection, and related administrative time to determine compliance with the Seattle Fire Code. Any subsequent inspections will result in a fee based on a time charge which shall be actual labor costs plus administrative overhead costs for field inspection and review time exceeding one hour. Such fees shall include overtime costs only when the work performed outside normal business hours (8:00 a.m. to 4:30 p.m. Monday through Friday) is required by the Seattle Fire Code or is performed at the request of the owner or responsible person or permit holder.

Permits for which a time charge is indicated include a base fee and a labor charge equal to actual labor costs plus administrative overhead costs for field inspection and review exceeding one hour before a permit is issued.

E. Temporary permits listed under Schedule A, B and C will not be renewed on an annual basis.

F. Those permit applications that are required to be filed within time limitations specified under the Seattle Fire Code or by order of the Fire Chief or his designee shall be subject to a late fee if not filed within the prescribed time period. Any work activity or operation regulated by the code that commences before obtaining the necessary permits may be required to obtain a permit and pay 1.5 times the fee of the original permit. Where a compliance plan agreement has been reached for a permitted activity, the fire code official is authorized to require temporary permits to be issued in lieu of an annual permit until full compliance with the fire code regulations for that activity is achieved. The fee for such temporary permits shall be based on the cost of an annual permit pro-rated for the time period the temporary permit is valid.

G. Payment for fixed rate Schedule C permit renewals that is received more than 30 days but fewer than 91 days past the permit expiration date shall be equal to 1.25 times the renewal fee. The renewal permit will be valid for only one year from the expiration date of the prior permit. Permits for which no renewal payment has been received within 90 days following the permit expiration date will be cancelled. For permits that have been cancelled, a new permit application must be submitted and a fee of 1.5 times the fee for an original permit will be charged.

H. Payment for Schedule C worksheet-based permit fees listed under Schedule C as renewable, that is more than 30 days but fewer than 91 days past the permit expiration date, shall be equal to 1.75 times the renewal amount. The renewal permit will be valid for only one year from the expiration date of the prior permit. Permits for which no renewal payment has been received within 90 days following the permit expiration date will be cancelled. For permits that have been cancelled, a new permit application must be submitted and a fee of 1.25 times the fee for an original permit will be charged.

I. Unless specifically stated on the permit, no temporary use permit shall be valid for a term exceeding 12 months.

J. Each examination fee listed under Schedule D shall include one test and one retest.

K. In special circumstances, permit fees may be adjusted, modified or combined. Authority to adjust, modify or combine such permit fees is limited to the Fire Chief, the Fire Marshal and the Assistant Fire Marshal.

L. For permits listed in Schedules A, B and C, when the Fire Marshal determines that a fire guard or subsequent inspections beyond those provided for in paragraph D. above are essential in order to obtain compliance with the fire code or for the public safety of an existing or proposed activity, building or structure, or for the safety of the occupants thereof, actual costs for labor including applicable administrative overhead and other services shall be charged to the permit holder or other responsible party.

M. Fees for certification examinations and training are established in Schedule M. See Table 22.602.045 M.

Schedule M Table 22.602.045 M Certification Examinations and Training
Certification TypeDescriptionRenewal Fee
Type AS-1Installation, maintenance and confidence testing of automatic sprinkler systems in any type of building.$261
Type AS-2Installation, maintenance and confidence testing of automatic sprinkler systems in buildings up to four stories.$261
Type AS-3Installation of automatic sprinkler systems.$261
Type CT-ASConfidence testing of automatic sprinkler systems.$261
Type CT-FAConfidence testing of automatic fire alarm systems.$261
Type E-1Installation, maintenance and confidence testing of foam fire extinguishing systems.$261
Type E-2Installation, maintenance and confidence testing of carbon dioxide fire extinguishing systems.$261
Type E-3Installation, maintenance and confidence testing of engineered, halon or replacement agent fire extinguishing systems.$261
Type E-4Installation, maintenance and confidence testing of engineered dry/wet chemical fire extinguishing systems.$261
Type EG-1Installation, maintenance and confidence testing of emergency generators.$261
Type EG-CTConfidence testing of emergency generators.$261
Type FA-1Acceptance testing, confidence testing and maintenance of automatic fire alarm systems in any building.$261
Type FA-2Acceptance testing, confidence testing and maintenance of automatic fire alarm systems in any type of building except high-rise, hospitals and public assemblies over 300 persons.$261
Type FA-3Acceptance testing, confidence testing and maintenance of automatic fire alarm systems in buildings up to four stories; except hospitals and public assemblies over 300.$261
Type FP-1Installation, maintenance and confidence testing of fire pumps and controllers.$261
Type FP-CTConfidence testing of fire pumps and controllers.$261
Type FEX-1All activities relating to portable fire extinguishers including those listed in Types FEX-2, FEX-3, and FEX-4.$261
Type FEX-2Maintain, charge, recharge, inspect, or install portable fire extinguishers.$261
Type FEX-3Hydrostatic testing of fire extinguisher cylinders.$261
Type FEX-4Annual external examination of CO2 or stored pressure fire extinguishers equipped with pressure indicators or gauges.$261
Type SC-1Installation, maintenance and confidence testing of smoke control systems.$261
Type SC-2Confidence testing and maintenance of shaft pressurization systems.$237
Type STP-1Installation, maintenance and confidence testing of Class I, II and III standpipes.$261
Type FESC-1Confidence testing of fire escape$261
Issuance of replacement certification card$44

(Ord. 123444, § 1, 2010; Ord. 123090, § 6, 2009; Ord. 122849, § 1, 2008; Ord. 121668 § 1, 2004.)

22.602.050 Fees for certain inspections.

A. Whenever the Fire Prevention Division is requested or required by the Fire Code to perform inspections outside normal business hours (8:00 a.m.– 4:30 p.m. Monday through Friday), the responsible party shall pay a fee for such an inspection. Such fees shall be equal to actual labor costs including any applicable administrative overhead costs.

B. Whenever the Fire Prevention Division is requested to perform an inspection as required by the Fire Code and the responsible party fails to appear within 20 minutes from the original appointment time, or fails to have the required personnel and/or equipment prepared and available to conduct the test, the Fire Chief or his designee shall collect and the responsible party shall pay a fee for such staff time and preparation required to meet the inspection appointment. Such fees shall be based on actual labor costs including any applicable administrative overhead.

C. Whenever the Fire Prevention Division is required to perform an inspection after three inspections have been performed to gain compliance with Section Fire Code requirements, the Fire Chief or his designee shall collect and the responsible party shall pay a fee in the amount of $183. Such fee shall be due upon each inspection performed by the Fire Prevention Division until compliance with Seattle Fire Code requirements has been accomplished. The Fire Chief, Fire Marshal or Assistant Fire Marshal shall waive the inspection fee if the original order or notice is determined to be invalid or when mitigating circumstances beyond the responsible party's control exist such as conflicting enforcement by other jurisdictions, conditions caused by third parties or where alternate materials, methods or designs are under review to meet the intent of the Seattle Fire Code.

D. For events at public assemblies, or other instances where it is necessary or requested to temporarily alter operation of fire protection/detection systems and/or the Fire Marshal determines that it is essential for public safety that a fire guard or fire marshal shall remain on site during the event or activity, the Fire Marshal is authorized to charge actual costs for labor and other incurred services including applicable administrative overhead and other services.

(Ord. 123444, § 2, 2010; Ord. 122849, § 2, 2008; Ord. 121668 § 2, 2004; Ord. 120982 § 2, 2002: Ord. 119256 § 2, 1998: Ord. 117392 § 1, 1994: Ord. 116258 §§ 1, 2, 1992: Ord. 115956 §§ 4, 5, 1991: Ord. 114829 § 2, 1989: Ord. 110893 § 2(part), 1982.)

22.602.070 Fees for Fire Department plan review and inspection of fire protection systems in new or existing buildings undergoing construction, reconstruction, remodeling, or renovation.

A. The responsible party shall pay a fee for the Fire Prevention Division to examine and review plans and inspect fire protection systems in new or existing buildings undergoing construction, reconstruction, remodeling, or renovation.

B. The fee for such plan examination or review shall be $159 per hour.

C. The fee for inspection of fire protection systems in new or existing buildings undergoing construction, reconstruction, remodeling, or renovation shall be as follows:
Fire Alarm Systems$440 plus $4.40 per device > 6 devices
Fire Extinguishing System – Pre-engineered or Rangehood$177
Fire Sprinkler System$265, plus $2.65 per sprinkler head > 6 sprinkler heads
Standpipe$177
Fire Pump$177 per pump
Sprinkler System Supply Main$177
Tenant Improvement Inspection without modification of fire protection systems, Or Tenant Improvement with 6 or less sprinkler heads and 6 or less fire alarm devices.$133
Knox Box inspection$153
Request for Temporary Certificate of Occupancy recommendation$156 plus time charge for all related inspection and review.a

a The time charge shall equal actual labor costs including any applicable administrative overhead.

D. Whenever the Fire Prevention Division is requested or required by the Seattle Fire Code to perform inspections outside regular business hours (8:00 AM to 4:30 PM) Monday through Friday, the Fire Chief or his designee shall collect and the responsible party shall pay a fee for such inspection equal to actual labor costs including applicable administrative overhead.

E. The Director of the Department of Planning and Development is authorized to collect fees listed in this section for the Seattle Fire Department, and to transfer those funds to the Seattle Fire Department.

(Ord. No. 123444, § 3, 2010; Ord. 122849, § 3, 2008; Ord. 121668 § 3, 2004; Ord. 121276 § 37, 2003; Ord. 120982 § 3, 2002: Ord. 114829 § 3, 1989: Ord. 110893 § 2(part), 1982.)

22.602.080 Fees for filing of code alternates/variances.

A. This section shall not apply to requests for a code alternate/variance which result from plan review and examination, issuance of hazardous material related permits, or deferment of provisions to a separate regulating agency.

B. Whenever a building owner or other responsible party proposes to use an alternate material or method to meet the intent or requirement of the Fire Code, the Fire Chief or his designee shall collect and the responsible party shall pay a fee for field inspection and research.

C. The fee for such code alternates/variances shall be $214 plus a time charge equal to actual labor plus applicable administrative overhead costs for field inspection, code research or analysis exceeding one hour. Alternate/variance requests which do not require field inspection or detailed code research exceeding one hour of staff time will be subject to a flat nonrefundable fee of $214.

(Ord. No. 123444, § 4, 2010; Ord. 122849, § 4, 2008; Ord. 121668 § 4, 2004; Ord. 115956 § 6, 1991: Ord. 115636 § 7, 1991: Ord. 114829 § 4, 1989: Ord. 110893 § 2(part), 1982.)

22.602.090 Fees for filing confidence test documentation

The Fire Chief or his designee shall collect and the responsible party shall pay a $10 fee for processing documentation pertaining to confidence testing conducted in accordance with Administrative Rule 9.02.09, Confidence Test Requirements for Life Safety Systems, as required by the Seattle Fire Code.

(Ord. 123650, § 1, 2011.)

Subtitle VII.
Energy Code

Chapter 22.700
ADMINISTRATION

Sections:

22.700.010 Seattle Energy Code.

22.700.010 Seattle Energy Code.

A. The 2009 Washington State Energy Code (WAC 51-11), which is filed with the City Clerk in C.F. 311044, and the amendments thereto adopted by Council Bill 116967, which are the Seattle Amendments, are hereby adopted and by this reference made a part of this subtitle. The Seattle Amendments include amendments to Reference Standard 29 and add Reference Standards 35 and 36. The 2009 Washington State Energy Code, with all Seattle Amendments, constitutes the Seattle Energy Code for all purposes other than application to residential spaces.

B. For purposes of this Section 22.700.010:

1. Prior to the effective date of the 2009 Washington State Energy Code, "residential spaces" are defined as spaces within the definition of "Group R" occupancy in Chapter 3 of the 2006 Seattle Building Code, as adopted by Ordinance 122528, or within the exception in Section 101.2 of that code, and

2. effective upon the date when the 2009 Washington State Energy Code takes effect, "residential spaces" are defined as set forth in Chapter 2 of the 2009 Washington State Energy Code under "RESIDENTIAL".

C. Effective upon the date when the 2009 Washington State Energy Code takes effect, the 2009 Washington State Energy Code, with the Seattle Amendments only to Chapter 1 and to Sections 1144 and 1162 of Chapter 11, and the provisions for procedure, administration and enforcement described in Section 1105 of the Seattle Amendments, shall constitute the Seattle Energy Code for residential spaces, to the extent that the provisions thereof apply to residential spaces. Until the effective date of the 2009 Washington State Energy Code, the 2006 Washington State Energy Code, as filed in C.F. 308938, and the amendments thereto adopted by Ordinance 122530, constitute the Seattle Energy Code for residential spaces, except as provided in Section 101.1.2 of the Seattle Amendments regarding procedure, administration and enforcement provisions.

D. It is the City's intent that the Seattle Energy Code constitute part of a local building code, and that any provisions that would be superseded by federal standards but for the application of 42 USC Section 6316(b)(2)(B) or of any other exception to federal preemption shall be applicable to the full extent authorized by any such exception. Any other provision notwithstanding, any requirement of the Seattle Energy Code shall be applicable at any time only to the maximum extent that its application is not prohibited by United States law as then in effect. If any provision of the Seattle Amendments shall be determined to be invalid or unenforceable for any reason, and if the such invalidity or unenforceability would otherwise result in application of any standard below that required by the Washington State Energy Code as then in effect, then the standard of the Washington State Energy Code as then in effect shall apply unless such application is prohibited by applicable federal law.

(Ord. No. 123430, § 1, 2010; Ord. 122530, § 1, 2007; Ord. 121821 § 1, 2005; Ord. 121522 § 1, 2004; Ord. 120804 § 1, 2002: Ord. 120525 § 1, 2001: Ord. 120378 § 1, 2001: Ord. 119081 § 1, 1998: Ord. 117698 §1, 1995: Ord. 117081 § 1, 1994: Ord. 116368 § 298, 1992: Ord. 116159 § 1, 1992: Ord. 115641 § 1, 1991: Ord. 113059 § 1, 1986: Ord. 112500 § 1, 1985.)

1. Editor's Note: Amendments to the 2009 Washington State Energy Code adopted by Section 1 of Ordinance 123430 are set out in Sections 2 through 19 of Ordinance 123430, on file in the City Clerk's Office.

Subtitle VIII.
Grading and Drainage Control1

22.808.140 Severability. The provisions of this subtitle are declared to be separate and severable and the invalidity of any clause, sentence, paragraph, subdivision, section or portion of this subtitle, or the invalidity of the application thereof to any person or circumstance shall not affect the validity of the remainder of this subtitle or the validity of its application to other persons or circumstances.

(Ord. 116425 § 2(part), 1992.)

1. Cross-reference: For provisions regarding emergency control of drainage problems, mud flows and earth slides, see Chapter 10.06 of this Code.

Chapter 22.800
TITLE, PURPOSE, SCOPE AND AUTHORITY

Sections:

22.800.010 Title

22.800.020 Purpose

22.800.030 Scope and Applicability

22.800.040 Exemptions, Adjustments, and Exceptions

22.800.050 Potentially Hazardous Locations

22.800.060 Compliance With Other Laws

22.800.070 Minimum Requirements for City Agency Projects

22.800.075 Compliance by Public Agencies

22.800.080 Authority

22.800.090 City Not Liable

22.800.010 Title

This subtitle, comprised of Chapters 22.800 through 22.808, shall be known as the "Stormwater Code" and may be cited as such.

(Ord. 123105, § 2, 2009.)

22.800.020 Purpose

A. The provisions of this subtitle shall be liberally construed to accomplish its remedial purposes, which are:

1. Protect, to the greatest extent practicable, life, property and the environment from loss, injury and damage by pollution, erosion, flooding, landslides, strong ground motion, soil liquefaction, accelerated soil creep, settlement and subsidence, and other potential hazards, whether from natural causes or from human activity;

2. Protect the public interest in drainage and related functions of drainage basins, watercourses and shoreline areas;

3. Protect receiving waters from pollution, mechanical damage, excessive flows and other conditions in their drainage basins which will increase the rate of downcutting, streambank erosion, and/or the degree of turbidity, siltation and other forms of pollution, or which will reduce their low flows or low levels to levels which degrade the environment, reduce recharging of groundwater, or endanger aquatic and benthic life within these receiving waters and receiving waters of the state;

4. Meet the requirements of state and federal law and the City's municipal stormwater National Pollutant Discharge Elimination System ("NPDES") permit;

5. To protect the functions and values of environmentally critical areas as required under the state's Growth Management Act and Shoreline Management Act;

6. To protect the public drainage system from loss, injury and damage by pollution, erosion, flooding, landslides, strong ground motion, soil liquefaction, accelerated soil creep, settlement and subsidence, and other potential hazards, whether from natural causes or from human activity; and

7. Fulfill the responsibilities of the City as trustee of the environment for future generations.

B. It is expressly the purpose of this subtitle to provide for and promote the health, safety and welfare of the general public. This subtitle is not intended to create or otherwise establish or designate any particular class or group of persons who will or should be especially protected or benefited by its terms.

C. It is expressly acknowledged that water quality degradation can result either directly from one discharge or through the collective impact of many small discharges. Therefore, the water quality protection measures in this subtitle are necessary to protect the health, safety and welfare of the residents of Seattle and the integrity of natural resources for the benefit of all and for the purposes of this subtitle. Such water quality protection measures are required under the federal Clean Water Act, 33 U.S.C. Section 1251, et seq., and in response to the obligations of the City's municipal stormwater discharge permit, issued by the State of Washington under the federal National Pollutant Discharge Elimination System program.

(Ord. 123105, § 2, 2009.)

22.800.030 Scope and Applicability

This subtitle applies to:

A. All grading and drainage and erosion control, whether or not a permit is required;

B. All land disturbing activities, whether or not a permit is required;

C. All discharges directly or indirectly to a public drainage system;

D. All discharges directly or indirectly into receiving waters within or contiguous to Seattle city limits;

E. All new and existing land uses; and

F. All real property.

(Ord. 123105, § 2, 2009.)

22.800.040 Exemptions, Adjustments, and Exceptions

A. Exemptions.

1. The following land uses are exempt from the provisions of this subtitle:

a. Commercial agriculture, including only those activities conducted on lands defined in RCW 84.34.020(2), and production of crops or livestock for wholesale trade; and

b. Forest practices regulated under Title 222 Washington Administrative Code, except for Class IV general forest practices, as defined in WAC 222-16-050, that are conversions from timber land to other uses.

2. The following land disturbing activities are not required to comply with the specific minimum requirements listed below.

a. Maintenance, repair, or installation of underground or overhead utility facilities, such as, but not limited to, pipes, conduits and vaults, and that includes replacing the ground surface with in-kind material or materials with similar runoff characteristics are not required to comply with Section 22.805.080 (Minimum Requirements for Flow Control) or Section 22.805.090 (Minimum Requirements for Treatment), except as modified as follows:

1) Installation of a new or replacement of an existing public drainage system, public combined sewer, public sanitary sewer, or public water supply system in the public right-of-way shall comply with Section 22.805.060 (Minimum requirements for Roadway Projects) when these activities are implemented as publicly bid capital improvement projects funded by Seattle Public Utilities; and

2) Installation of underground or overhead utility facilities that are integral with and contiguous to a road-related project shall comply with Section 22.805.060 (Minimum requirements for Roadway Projects).

b. Road maintenance practices limited to the following activities are not required to comply with Section 22.805.060 (Minimum requirements for Roadway Projects), Section 22.805.080 (Minimum Requirements for Flow Control), or Section 22.805.090 (Minimum Requirements for Treatment):

1) Pothole and square cut patching;

2) Overlaying existing asphalt or concrete or brick pavement with asphalt or concrete without expanding the area of coverage;

3) Shoulder grading;

4) Reshaping or regrading drainage ditches;

5) Crack sealing; and

6) Vegetation maintenance.

3. Sites that produce no runoff as determined by a licensed civil engineer using a continuous runoff model approved by the Director are not required to comply with Section 22.805.080 (Minimum Requirements for Flow Control).

4. When a portion of the site being developed discharges only to the public combined sewer, that portion is not required to comply with the provision of subsection 22.805.020.K (Install Source Control BMPs) unless the Director determines that these activities pose a hazard to public health, safety or welfare; endanger any property; adversely affect the safety and operation of city right-of-way, utilities, or other property owned or maintained by the City; or adversely affect the functions and values of an environmentally critical area or buffer.

5. Residential activities are not required to comply with the provision of subsection 22.805.020.K (Install Source Control BMPs) unless the Director determines that these activities pose a hazard to public health, safety or welfare; endanger any property; adversely affect the safety and operation of city right-of-way, utilities, or other property owned or maintained by the City; or adversely affect the functions and values of an environmentally critical area or buffer.

6. With respect to all state highway right-of-way under WSDOT control within the jurisdiction of the City of Seattle, WSDOT shall use the current, approved Highway Runoff Manual (HRM) for its existing and new facilities and rights-of-way, as addressed in WAC 173-270-030(1) and (2). Exceptions to this exemption, where more stringent stormwater management requirements apply, are addressed in WAC 173-270-030(3)(b) and (c).

a. When a state highway is located in the jurisdiction of a local government that is required by Ecology to use more stringent standards to protect the quality of receiving waters, WSDOT shall comply with the same standards to promote uniform stormwater management.

b. WSDOT shall comply with standards identified in watershed action plans for WSDOT rights-of-way, as required by WAC 400-12-570.

c. Other instances where more stringent local stormwater standards apply are projects subject to tribal government standards or to the stormwater management-related permit conditions imposed under Chapter 25.09 to protect environmentally critical areas and their buffers (under the Growth Management Act), an NPDES permit, or shoreline master programs (under the Shoreline Management Act). In addition, WSDOT shall comply with local jurisdiction stormwater standards when WSDOT elects, and is granted permission, to discharge stormwater runoff into a municipality's stormwater system or combined sewer system.

B. Adjustments.

1. The Director may approve a request for adjustments to the requirements of this subtitle when the Director finds that:

a. The adjustment provides substantially equivalent environmental protection; and

b. The objectives of safety, function, environmental protection, and facility maintenance are met, based on sound engineering practices.

2. During construction, the Director may require, or the applicant may request, that the construction of drainage control facilities and associated project designs be adjusted if physical conditions are discovered on the site that are inconsistent with the assumptions upon which the approval was based, including but not limited to unexpected soil and/or water conditions, weather generated problems, or changes in the design of the improved areas.

3. A request by the applicant for adjustments shall be submitted to the Director for approval prior to implementation. The request shall be in writing and shall provide facts substantiating the requirements of subsection 22.805.080.B1, and if made during construction, the factors in subsection B2. Any such modifications made during the construction of drainage control facilities shall be recorded on the final approved drainage control plan, a revised copy of which shall be filed by the Director.

C. Exceptions.

1. The Director may approve a request for an exception to the requirements of this subtitle when the applicant demonstrates that the exception will not increase risks in the vicinity and/or downstream of the property to public health, safety and welfare, or to water quality, or to public and private property, and:

a. The requirement would cause a severe and unexpected financial hardship that outweighs the requirement's benefits, and the criteria for an adjustment cannot be met; or

b. The requirement would cause harm or a significant threat of harm to public health, safety and welfare, the environment, or public and private property, and the criteria for an adjustment cannot be met; or

c. The requirement is not technically feasible, and the criteria for an adjustment cannot be met; or

d. An emergency situation exists that necessitates approval of the exception.

2. An exception shall only be granted to the extent necessary to provide relief from the economic hardship, to alleviate the harm or threat of harm, to the degree that compliance with the requirement becomes technically feasible, or to perform the emergency work that the Director determines exists.

3. An applicant is not entitled to an exception, whether or not the criteria allowing approval of an exception are met.

4. The Director may require an applicant to provide additional information at the applicant's expense, including, but not limited to an engineer's report or analysis.

5. When an exception is granted, the Director may impose new or additional requirements to offset or mitigate harm that may be caused by granting the exception, or that would have been prevented if the exception had not been granted.

6. Public notice of an application for an exception and of the Director's decision on the application shall be provided in the manner prescribed for Type II land use decisions, as set forth in Chapter 23.76.

7. The Director's decision shall be in writing with written findings of fact. Decisions approving an exception based on severe and unexpected economic hardship shall address all the factors in subsection 22.805.080.C.8.

8. An application for an exception on the grounds of severe and unexpected financial hardship must describe, at a minimum, all of the following:

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

b. How application of the requirement(s) for which an exception is being requested restricts the proposed use of the site compared to the restrictions that existed prior to the adoption of this current subtitle; 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 this subtitle; and

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

f. The feasibility of the owner or developer to alter the project to apply the requirements of this subtitle.

9. In addition to rights under Chapter 3.02 of the Seattle Municipal Code, any person aggrieved by a Director's decision on an application for an exception may appeal to the Hearing Examiner's Office by filing an appeal, with the applicable filing fee, as set forth in Section 23.76.022. However, appeals of a Notice of Violation, Director's order, or invoice issued pursuant to this subtitle shall follow the required procedure established in Chapter 22.808 of this subtitle.

10. The Hearing Examiner shall affirm the Director's determination on the exception unless the examiner finds the determination is clearly erroneous based on substantial evidence. The applicant for the exception shall have the burden of proof on all issues related to justifying the exception.

11. The Director shall keep a record, including the Director's written findings of fact, on all approved requests for exceptions.

(Ord. 123105, § 2, 2009.)

22.800.050 Potentially Hazardous Locations

A. Any site on a list, register, or data base compiled by the United States Environmental Protection Agency or the Washington State Department of Ecology for investigation, cleanup, or other action regarding contamination under any federal or state environmental law shall be a potentially hazardous location under this subtitle. When EPA or Ecology removes the site from the list, register or data base, or when the Director of DPD determines the owner has otherwise established the contamination does not pose a present or potential threat to human health or the environment, the site will no longer be considered a potentially hazardous location.

B. The following property may also be designated by the Director of DPD as potentially hazardous locations:

1. Existing and/or abandoned solid waste disposal sites;

2. Hazardous waste treatment, storage, or disposal facilities, all as defined by the federal Solid Waste Disposal Act, 42 U.S.C. section 6901, et seq.

(Ord. 123105, § 2, 2009.)

22.800.060 Compliance With Other Laws

A. The requirements of this subtitle are minimum requirements. They do not replace, repeal, abrogate, supersede or affect any other more stringent requirements, rules, regulations, covenants, standards, or restrictions. Where this subtitle imposes requirements that are more protective of human health or the environment than those set forth elsewhere, the provisions of this subtitle shall prevail. When this subtitle imposes requirements that are less protective of human health or the environment than those set forth elsewhere, the provisions of the more protective requirements shall prevail.

B. Approvals and permits granted under this subtitle are not waivers of the requirements of any other laws, nor do they indicate compliance with any other laws. Compliance is still required with all applicable federal, state and local laws and regulations, including rules promulgated under authority of this subtitle.

C. Compliance with the provisions of this subtitle and of regulations and manuals adopted by the City in relation to this subtitle does not necessarily mitigate all impacts to the environment. Thus, compliance with this subtitle and related regulations and manuals should not be construed as mitigating all drainage water or other environmental impacts, and additional mitigation may be required to protect the environment. The primary obligation for compliance with this subtitle, and for preventing environmental harm on or from property, is placed upon responsible parties as defined by this subtitle.

(Ord. 123105, § 2, 2009.)

22.800.070 Minimum Requirements for City Agency Projects

A. Compliance. City agencies shall comply with all the requirements of this subtitle except as specified below:

1. City agencies are not required to obtain permits and approvals under this subtitle, other than inspections as set out in subsection B of this section, for work performed within a public right-of-way or for work performed for the operation and maintenance of park lands under the control or jurisdiction of the Department of Parks and Recreation. Where the work occurs in a public right-of-way, it shall also comply with Seattle Municipal Code Title 15, Street and Sidewalk Use, including the applicable requirements to obtain permits or approvals.

2. A City agency project, as defined in Section 22.801.170, that is not required to obtain permit(s) and approval(s) per subsection 22.800.070.A.1 and meets all of the conditions set forth below, is not required to comply with Section 22.805.080 (Minimum Requirements for Flow Control) or Section 22.805.090 (Minimum Requirements for Treatment).

a. The project begins land disturbing activities within 18 months of the effective date of this subtitle, and;

b. The project complies with subsections 22.802.015.C.4, 22.802.016. B.1, and 22.802.016.B.2 of the Stormwater, Grading and Drainage Control Code that was made effective July 5, 2000 by Ordinance 119965, and

c. The project meets one or more of the following criteria:

1) Project funding was appropriated as identified in Ordinance 122863 titled, "An ordinance adopting a budget, including a capital improvement program and a position list, for the City of Seattle for 2009"; or

2) Project received or will receive voter approval of financing before January 1, 2009; or

3) Project received or will receive funds based on grant application(s) submitted before January 1, 2009.

B. Inspection.

1. When the City conducts projects for which review and approval is required under Chapter 22.807 (Drainage Control Review and Application Requirements) the work shall be inspected by the City agency conducting the project or supervising the contract for the project. The inspector for the City agency shall be responsible for ascertaining that the grading and drainage control is done in a manner consistent with the requirements of this subtitle.

2. A City agency need not provide an inspector from its own agency provided either:

a. The work is inspected by an appropriate inspector from another City agency; or

b. The work is inspected by an appropriate inspector hired for that purpose by a City agency; or

c. The work is inspected by the licensed civil or geotechnical engineer who prepared the plans and specifications for the work; or

d. A permit or approval is obtained from the Director of DPD, and the work is inspected by the Director.

C. Certification of Compliance. City agencies shall meet the same standards as non-City projects, except as provided in subsection 22.800.070.A, and shall certify that each individual project meets those standards.

(Ord. 123105, § 2, 2009.)

22.800.075 Compliance by Public Agencies

Whether or not they are required to obtain permits or submit documents, public agencies are subject to the substantive requirements of this subtitle, unless adjustments or exceptions are granted as set forth in Section 22.800.040 (Exemptions, Adjustments, and Exceptions) or the requirements have been waived under subsection 22.807.020.A.3.

(Ord. 123105, § 2, 2009.)

22.800.080 Authority

A. For projects not conducted in the public right-of-way, the Director of DPD has authority regarding the provisions of this subtitle pertaining to grading, review of drainage control plans, and review of construction stormwater control plans, and has inspection and enforcement authority pertaining to temporary erosion and sediment control measures.

B. The Director of SPU has authority regarding all other provisions of this subtitle pertaining to drainage water, drainage, and erosion control, including inspection and enforcement authority. The Director of SPU may delegate authority to the Director of DPD or the Director of Seattle Department of Transportation regarding the provisions of this subtitle pertaining to review of drainage control plans, review of erosion control plans, and inspection and enforcement authority pertaining to temporary erosion and sediment control measures for projects conducted in the public right-of-way.

C. The Directors of DPD, SDOT and SPU are authorized to take actions necessary to implement the provisions and purposes of this subtitle in their respective spheres of authority to the extent allowed by law, including, but not limited to, the following: promulgating and amending rules and regulations, pursuant to the Administrative Code, Chapter 3.02 of the Seattle Municipal Code; establishing and conducting inspection programs; establishing and conducting or, as set forth in Section 22.802.040, requiring responsible parties to conduct monitoring programs, which may include sampling of discharges to or from drainage control facilities, the public drainage system, or receiving waters; taking enforcement action; abating nuisances; promulgating guidance and policy documents; and reviewing and approving, conditioning, or disapproving required submittals and applications for approvals and permits. The Directors are authorized to exercise their authority under this subtitle in a manner consistent with their legal obligations as determined by the courts or by statute.

D. The Director of SPU is authorized to develop, review, or approve drainage basin plans for managing receiving waters, drainage water, and erosion within individual basins. A drainage basin plan may, when approved by the Director of SPU, be used to modify requirements of this subtitle, provided the level of protection for human health, safety and welfare, the environment, and public or private property will equal or exceed that which would otherwise be achieved. A drainage basin plan that modifies the minimum requirements of this subtitle at a drainage basin level must be reviewed and approved by Ecology and adopted by City ordinance.

E. The Director of SPU is authorized, to the extent allowed by law, to develop, review, or approve an Integrated Drainage Plan as an equivalent means of complying with the requirements of this subtitle, in which the developer of a project voluntarily enters into an agreement with the Director of SPU to implement an Integrated Drainage Plan that is specific to one or more sites where best management practices are employed such that the cumulative effect on the discharge from the site(s) to the same receiving water is the same or better than that which would be achieved by a less integrated, site-by-site implementation of best management practices.

F. The Director of SPU is authorized, to the extent allowed by law, to enter into an agreement with the developer of a project for the developer to voluntarily contribute funds toward the construction of one or more drainage control facilities that mitigate the impacts to the same receiving water that have been identified as a consequence of the proposed development.

G. The Director of SPU is authorized, to the extent allowed by law, to enter into an agreement with the developer of a project for the developer to voluntarily construct one or more drainage control facilities at an alternative location, determined by the Director, to mitigate the impacts to the same receiving water that have been identified as a consequence of the proposed development.

H. If the Director of SPU determines that a discharge from a site, real property, or drainage facility, directly or indirectly to a public drainage system, a private drainage system, or a receiving water within or contiguous to Seattle city limits, has exceeded, exceeds, or will exceed water quality standards at the point of assessment, or has caused or contributed, is causing or contributing, or will cause or contribute to a prohibited discharge or a known or likely violation of water quality standards in the receiving water or a known or likely violation of the City's municipal stormwater NPDES permit, and cannot be adequately addressed by the required best management practices, then the Director of SPU has the authority, to the extent allowed by law, to issue an order under Chapter 22.808 requiring the responsible party to undertake more stringent or additional best management practices. These best management practices may include additional source control or structural best management practices or other actions necessary to cease the exceedance, the prohibited discharge, or causing or contributing to the known or likely violation of water quality standards in the receiving water or the known or likely violation of the City's municipal stormwater NPDES permit. Structural best management practices may include but shall not be limited to: drainage control facilities, structural source controls, treatment facilities, constructed facilities such as enclosures, covering and/or berming of container storage areas, and revised drainage systems. For existing discharges as opposed to new projects, the Director may allow 12 months to install a new flow control facility, structural source control, or treatment facility after the Director notifies the responsible party in writing of the Director's determination pursuant to this subsection and of the flow control facility, structural source control, or treatment facility that must be installed.

I. Unless an adjustment per subsection 22.800.040.B or an exception per subsection 22.800.040.C is approved by the Director, an owner or occupant who is required, or who wishes, to connect to a public drainage system shall be required to extend the public drainage system if a public drainage system is not accessible within an abutting public area across the full frontage of the property.

J. The Director of DPD has the authority, to the extent allowed by law, to require sites with addition or replacement of less than 5,000 square feet of impervious surface or with less than one acre of land disturbing activity to comply with the requirements set forth in Section 22.805.080 or Section 22.805.090 when necessary to accomplish the purposes of this subtitle. In making this determination, the Director of DPD may consider, but not be limited to, the following attributes of the site: location within an Environmentally Critical Area; proximity and tributary to an Environmentally Critical Area; and proximity and tributary to an area with known erosion or flooding problems.

(Ord. 123105, § 2, 2009.)

22.800.090 City Not Liable

A. Nothing contained in this subtitle is intended to be nor shall be construed to create or form the basis for any liability on the part of the City, or its officers, employees or agents for any injury or damage resulting from the failure of responsible parties to comply with the provisions of this subtitle, or by reason or in consequence of any inspection, notice, order, certificate, permission or approval authorized or issued or done in connection with the implementation or enforcement of this subtitle, or by reason of any action or inaction on the part of the City related in any manner to the enforcement of this subtitle by its officers, employees or agents.

B. The Director or any employee charged with the enforcement of this subtitle, acting in good faith and without malice on behalf of the City, shall not be personally liable for any damage that may accrue to persons or property as a result of any act required by the City, or by reason of any act or omission in the discharge of these duties. Any suit brought against the Director of DPD, Director of SPU or other employee because of an act or omission performed in the enforcement of any provisions of this subtitle, shall be defended by the City.

C. Nothing in this subtitle shall impose any liability on the City or any of its officers or employees for cleanup or any harm relating to sites containing hazardous materials, wastes or contaminated soil.

(Ord. 123105, § 2, 2009.)

Chapter 22.801
DEFINITIONS

Sections:

22.801.010 General

22.801.020 "A"

22.801.030 "B"

22.801.040 "C"

22.801.050 "D"

22.801.060 "E"

22.801.070 "F"

22.801.080 "G"

22.801.090 "H"

22.801.100 "I"

22.801.110 "J"

22.801.130 "L"

22.801.140 "M"

22.801.150 "N"

22.801.160 "O"

22.801.170 "P"

22.801.190 "R"

22.801.200 "S"

22.801.210 "T"

22.801.220 "U"

22.801.230 "V"

22.801.240 "W"

22.801.010 General

For the purpose of this subtitle, the words listed in this chapter have the following meanings, unless the context clearly indicates otherwise. Terms relating to pollutants and to hazardous wastes, materials, and substances, where not defined in this subtitle, shall be as defined in Washington Administrative Code Chapters 173-303, 173-304 and 173-340, the Seattle Building Code or the Seattle Fire Code, including future amendments to those codes. Words used in the singular include the plural, and words used in the plural include the singular.

(Ord. 123105, § 2, 2009.)

22.801.020 "A"

"Agency" means any governmental entity or its subdivision.

"Agency, City" means "City agency" as defined in Section 25.09.520.

"Agency with jurisdiction" means those agencies with statutory authority to approve, condition or deny permits, such as the United States Environmental Protection Agency, the Washington State Department of Ecology or the Seattle-King County Department of Public Health.

"Approved" means approved by the Director.

(Ord. 123105, § 2, 2009.)

22.801.030 "B"

"Basin plan" means a plan to manage the quality and quantity of drainage water in a watershed or a drainage basin, including watershed action plans.

"Basic treatment facility" means a drainage control facility designed to reduce concentrations of total suspended solids in drainage water.

"Best management practice (BMP)" means a schedule of activities, prohibitions of practices, operational and maintenance procedures, structural facilities, or managerial practice or device that, when used singly or in combination, prevents, reduces, or treats contamination of drainage water, prevents or reduces soil erosion, or prevents or reduces other adverse effects of drainage water on receiving waters. When the Directors develop rules and/or manuals prescribing best management practices for particular purposes, whether or not those rules and/or manuals are adopted by ordinance, BMPs prescribed in the rules and/or manuals shall be the BMPs required for compliance with this subtitle.

"Building permit" means a document issued by the Department of Planning and Development authorizing construction or other specified activity in accordance with the Seattle Building Code (Chapter 22.100) or the Seattle Residential Code (Chapter 22.150).

(Ord. 123105, § 2, 2009.)

22.801.040 "C"

"Capacity-constrained system" means a drainage system that the Director of SPU has determined to have inadequate capacity to carry drainage water.

"Cause or contribute to a violation" means and includes acts or omissions that create a violation, that increase the duration, extent or severity of a violation, or that aid or abet a violation.

"Certified Erosion and Sediment Control Lead (CESCL)" means an individual who has current certification through an approved erosion and sediment control training program that meets the minimum training standards established by the Washington State Department of Ecology.

"Civil engineer, licensed" means a person who is licensed by the State of Washington to practice civil engineering.

"City agency" means "City agency" as defined in Section 25.09.520.

"Combined sewer." See "public combined sewer."

"Construction Stormwater Control Plan" means a document that explains and illustrates the measures to be taken on the construction site to control pollutants on a construction project.

"Compaction" means the densification of earth material by mechanical means.

"Containment area" means the area designated for conducting pollution-generating activities for the purposes of implementing source controls or designing and installing source controls or treatment facilities.

"Contaminate" means the addition of sediment, any other pollutant or waste, or any illicit or prohibited discharge.

"Creek" means a Type 2-5 water as defined in WAC 222-16-031 and is used synonymously with "stream."

(Ord. 123105, § 2, 2009.)

22.801.050 "D"

"Damages" means monetary compensation for harm, loss, costs, or expenses incurred by the City, including, but not limited, to the following: costs of abating or correcting violations of this subtitle; fines or penalties the City incurs as a result of a violation of this subtitle; and costs to repair or clean the public drainage system as a result of a violation. For the purposes of this subtitle, damages do not include compensation to any person other than the City.

"Designated receiving water" means the Duwamish River, Puget Sound, Lake Washington, Lake Union, Elliott Bay, Portage Bay, Union Bay, the Lake Washington Ship Canal, and other receiving waters determined by the Director of SPU and approved by Ecology as having sufficient capacity to receive discharges of drainage water such that a site discharging to the designated receiving water is not required to implement flow control.

"Detention" means temporary storage of drainage water for the purpose of controlling the drainage discharge rate.

"Development" means land disturbing activity or the addition or replacement of impervious surface.

"Director" means the Director of the Department authorized to take a particular action, and the Director's designees, who may be employees of that department or another City department.

"Director of DPD" means the Director of the Department of Planning and Development of The City of Seattle and/or the designee of the Director of Planning and Development, who may be employees of that department or another City department.

"Director of SDOT" means the Director of Seattle Department of Transportation of The City of Seattle and/or the designee of the Director of Seattle Department of Transportation, who may be employees of that department or another City department.

"Director of SPU" means the Director of Seattle Public Utilities of The City of Seattle and/or the designee of the Director of Seattle Public Utilities, who may be employees of that department or another City department.

"Discharge point" means the location from which drainage water from a site is released.

"Discharge rate" means the rate at which drainage water is released from a site. The discharge rate is expressed as volume per unit of time, such as cubic feet per second.

"DPD" means the Department of Planning and Development.

"Drainage basin" means the tributary area or subunit of a watershed through which drainage water is collected, regulated, transported, and discharged to receiving waters.

"Drainage control" means the management of drainage water. Drainage control is accomplished through one or more of the following: collecting, conveying, and discharging drainage water; controlling the discharge rate from a site; controlling the flow duration from a site; and separating, treating or preventing the introduction of pollutants.

"Drainage control facility" means any facility, including best management practices, installed or constructed for the purpose of controlling the discharge rate, flow duration, quantity, and/or quality of drainage water.

"Drainage control plan" means a plan for collecting, controlling, transporting and disposing of drainage water falling upon, entering, flowing within, and exiting the site, including designs for drainage control facilities.

"Drainage system" means a system intended to collect, convey and control release of only drainage water. The system may be either publicly or privately owned or operated, and the system may serve public or private property. It includes constructed and/or natural components such as pipes, ditches, culverts, streams, creeks, or drainage control facilities.

"Drainage water" means stormwater and all other discharges that are permissible per subsection 22.802.030.A.

(Ord. 123105, § 2, 2009.)

22.801.060 "E"

"Earth material" means any rock, gravel, natural soil, fill, or re-sedimented soil, or any combination thereof, but does not include any solid waste as defined by RCW 70.95.

"Ecology" means the Washington State Department of Ecology.

"Effective impervious surface" means those impervious surfaces that are connected via sheet flow or discrete conveyance to a drainage system.

"Enhanced treatment facility" means a drainage control facility designed to reduce concentrations of dissolved metals in drainage water.

"Environmentally critical area" means an area designated in Section 25.09.020.

"EPA" means the United States Environmental Protection Agency.

"Erosion" means the wearing away of the ground surface as a result of mass wasting or of the movement of wind, water, ice, or other geological agents, including such processes as gravitational creep. Erosion also means the detachment and movement of soil or rock fragments by water, wind, ice, or gravity.

"Excavation" means the mechanical removal of earth material.

"Exception" means relief from a requirement of this subtitle to a specific project.

(Ord. 123105, § 2, 2009.)

22.801.070 "F"

"Fill" means a deposit of earth material placed by artificial means.

"Flow control" means controlling the discharge rate, flow duration, or both of drainage water from the site through means such as infiltration or detention.

"Flow control facility" means a drainage control facility for controlling the discharge rate, flow duration, or both of drainage water from a site.

"Flow-critical receiving water" means a surface water that is not a designated receiving water as defined in this subtitle.

"Flow duration" means the aggregate time that peak flows are at or above a particular flow rate of interest.

(Ord. 123105, § 2, 2009.)

22.801.080 "G"

"Garbage" means putrescible waste.

"Geotechnical engineer" or "Geotechnical/civil engineer" means a professional civil engineer licensed by The State of Washington who has at least four years of professional experience as a geotechnical engineer, including experience with landslide evaluation.

"Grading" means excavation, filling, in-place ground modification, removal of roots or stumps that includes ground disturbance, stockpiling of earth materials, or any combination thereof, including the establishment of a grade following demolition of a structure.

"Green stormwater infrastructure" means a drainage control facility that uses infiltration, evapotranspiration, or stormwater reuse. Examples of green stormwater infrastructure include permeable pavement, bioretention facilities, and green roofs.

(Ord. 123105, § 2, 2009.)

22.801.090 "H"

"High-use sites" means sites that typically generate high concentrations of oil due to high traffic turnover or the frequent transfer of oil. High-use sites include:

1. An area of a commercial or industrial site subject to an expected average daily traffic (ADT) count equal to or greater than 100 vehicles per 1,000 square feet of gross building area;

2. An area of a commercial or industrial site subject to petroleum storage and transfer in excess of 1,500 gallons per year, not including routinely delivered heating oil;

3. An area of a commercial or industrial site subject to parking, storage or maintenance of 25 or more vehicles that are over 10 tons gross weight (trucks, buses, trains, heavy equipment, etc.);

4. A road intersection with a measured ADT count of 25,000 vehicles or more on the main roadway and 15,000 vehicles or more on any intersecting roadway, excluding projects proposing primarily pedestrian or bicycle use improvements.

(Ord. 123105, § 2, 2009.)

22.801.100 "I"

"Impervious Surface" means any surface exposed to rainwater from which most water runs off. Common impervious surfaces include, but are not limited to, roof tops, walkways, patios, driveways, formal planters, parking lots or storage areas, concrete or asphalt paving, permeable paving, gravel surfaces subjected to vehicular traffic, compact gravel, packed earthen materials, and oiled macadam or other surfaces which similarly impede the natural infiltration of stormwater. Open, uncovered retention/detention facilities shall not be considered as impervious surfaces for the purposes of determining whether the thresholds for application of minimum requirements are exceeded. Open, uncovered retention/detention facilities shall be considered impervious surfaces for purposes of stormwater modeling.

Impervious surface, replaced. See "replaced or replacement of impervious surface."

"Infiltration" means the downward movement of water from the surface to the subsoil.

"Infiltration facility" means a drainage control facility that temporarily stores, and then percolates drainage water into the underlying soil.

"Integrated Drainage Plan" means a plan developed, reviewed, and approved per subsection 22.800.080.E.

"Interflow" means that portion of rainfall and other precipitation that infiltrates into the soil and moves laterally through the upper soil horizons until intercepted by a stream channel or until it returns to the surface.

"Inspector" means a City inspector, their designee, or licensed civil engineer performing the inspection work required by this subtitle.

(Ord. 123105, § 2, 2009.)

22.801.110 "J"

"Joint project" means a project that is both a parcel-based project and a roadway project.

(Ord. 123105, § 2, 2009.)

22.801.130 "L"

"Land disturbing activity" means any activity that results in a movement of earth, or a change in the existing soil cover, both vegetative and nonvegetative, or the existing topography. Land disturbing activities include, but are not limited to, clearing, grading, filling, excavation, or addition of new or the replacement of impervious surface. Compaction, excluding hot asphalt mix, that is associated with stabilization of structures and road construction shall also be considered a land disturbing activity. Vegetation maintenance practices are not considered land disturbing activities.

"Large project" means a project including 5,000 square feet or more of new impervious surface or replaced impervious surface, individually or combined, or one acre or more of land disturbing activity.

"Listed creek basins" means Blue Ridge Creek, Broadview Creek, Discovery Park Creek, Durham Creek, Frink Creek, Golden Gardens Creek, Kiwanis Ravine/Wolfe Creek, Licton Springs Creek, Madrona Park Creek, Mee-Kwa-Mooks Creek, Mount Baker Park Creek, Puget Creek, Riverview Creek, Schmitz Creek, Taylor Creek, or Washington Park Creek.

(Ord. 123105, § 2, 2009.)

22.801.140 "M"

"Master use permit" means a document issued by DPD giving permission for development or use of land or street right-of-way in accordance with Chapter 23.76.

"Maximum extent feasible" means the requirement is to be fully implemented, constrained only by the physical limitations of the site, practical considerations of engineering design, and reasonable considerations of financial costs and environmental impacts.

"Municipal stormwater NPDES permit" means the permit issued to the City under the federal Clean Water Act for public drainage systems within the City limits.

(Ord. 123105, § 2, 2009.)

22.801.150 "N"

"Native vegetation" means "native vegetation" as defined in Section 25.09.520.

"Nutrient-critical receiving water" means a surface water or water segment that that has been listed as Category 5 (impaired) under Section 303(d) of the Clean Water Act for total phosphorus through the State of Washington's Water Quality Assessment program and approved by EPA.

"NPDES" means National Pollutant Discharge Elimination System, the national program for controlling discharges under the federal Clean Water Act.

"NPDES permit" means an authorization, license or equivalent control document issued by the United States Environmental Protection Agency or the Washington State Department of Ecology to implement the requirements of the NPDES program.

(Ord. 123105, § 2, 2009.)

22.801.160 "O"

"Oil control treatment facility" means a drainage control facility designed to reduce concentrations of oil in drainage water.

"Owner" means any person having title to and/or responsibility for, a building or property, including a lessee, guardian, receiver or trustee, and the owner's duly authorized agent.

(Ord. 123105, § 2, 2009.)

22.801.170 "P"

"Parcel-based project" means any project that is not a roadway project, single-family residential project, sidewalk project, or trail project.

"Person" means an individual, receiver, administrator, executor, assignee, trustee in bankruptcy, trust estate, firm, partnership, joint venture, club, company, joint stock company, business trust, municipal corporation, the State of Washington, political subdivision or agency of the State of Washington, public authority or other public body, corporation, limited liability company, association, society or any group of individuals acting as a unit, whether mutual, cooperative, fraternal, nonprofit or otherwise, and the United States or any instrumentality thereof.

"Pervious surface" means a surface that is not impervious. See also, "impervious surface".

"Phosphorus treatment facility" means a drainage control facility designed to reduce concentrations of phosphorus in drainage water.

"Plan" means a graphic or schematic representation, with accompanying notes, schedules, specifications and other related documents, or a document consisting of checklists, steps, actions, schedules, or other contents that has been prepared pursuant to this subtitle, such as a drainage control plan, construction stormwater control plan, stormwater pollution prevention plan, and integrated drainage plan.

"Pollution-generating activity" means any activity that is regulated by the joint SPU/DPD Directors' Rule titled, "Source Control Technical Requirements Manual" or activities with similar impacts on drainage water. These activities include, but are not limited to: cleaning and washing activities; transfer of liquid or solid material; production and application activities; dust, soil, and sediment control; commercial animal care and handling; log sorting and handling; boat building, mooring, maintenance, and repair; logging and tree removal; mining and quarrying of sand, gravel, rock, peat, clay, and other materials; cleaning and maintenance of swimming pool and spas; deicing and anti-icing operations for airports and streets; maintenance and management of roof and building drains at manufacturing and commercial buildings; maintenance and operation of railroad yards; maintenance of public and utility corridors and facilities; and maintenance of roadside ditches.

"Pollution-generating impervious surface" means those impervious surfaces considered to be a significant source of pollutants in drainage water. Such surfaces include those that are subject to: vehicular use; certain industrial activities; or storage of erodible or leachable materials, wastes, or chemicals, and which receive direct rainfall or the run-on or blow-in of rainfall. Erodible or leachable materials, wastes, or chemicals are those substances which, when exposed to rainfall, measurably alter the physical or chemical characteristics of the drainage water. Examples include: erodible soils that are stockpiled; uncovered process wastes; manure; fertilizers; oily substances; ashes; kiln dust; and garbage dumpster leakage. Metal roofs are also considered to be PGIS unless they are coated with an inert, non-leachable material (e.g., baked-on enamel coating).

A surface, whether paved or not, shall be considered subject to vehicular use if it is regularly used by motor vehicles. The following are considered regularly-used surfaces: roads; unvegetated road shoulders; permeable pavement; bike lanes within the traveled lane of a roadway; driveways; parking lots; unfenced fire lanes; vehicular equipment storage yards; and airport runways.

The following are not considered regularly-used surfaces: paved bicycle pathways separated from and not subject to drainage from roads for motor vehicles; fenced fire lanes; and infrequently used maintenance access roads.

"Pollution-generating pervious surface" means any non-impervious surface subject to use of pesticides and fertilizers or loss of soil, and typically includes lawns, landscaped areas, golf courses, parks, cemeteries, and sports fields.

"Pre-developed condition" means the vegetation and soil conditions that are used to determine the allowable post-development discharge peak flow rates and flow durations, such as pasture or forest.

"Project" means the addition or replacement of impervious surface or the undertaking of land disturbing activity on a site.

"Public combined sewer" means a publicly owned and maintained system which carries drainage water and wastewater and flows to a publicly owned treatment works.

"Public drainage system" means a drainage system owned or used by the City of Seattle.

"Public place" means and includes streets, avenues, ways, boulevards, drives, places, alleys, sidewalks, and planting (parking) strips, squares, triangles and right-of-way for public use and the space above or beneath its surface, whether or not opened or improved.

"Public sanitary sewer" means the sanitary sewer that is owned or operated by a City agency.

"Public storm drain" means the part of a public drainage system that is wholly or partially piped, owned or operated by a City agency, and designed to carry only drainage water.

(Ord. 123105, § 2, 2009.)

22.801.190 "R"

"Real property" means "real property" as defined in Section 3.110.

"Receiving water" means the surface water or wetland receiving drainage water.

"Repeat Violation" means a prior violation of this subtitle within the preceding five years that became a final order or decision of the Director or a court. The violation does not need to be the same nor occur on one site to be considered repeat.

"Replaced impervious surface" or "replacement of impervious surface" means for structures, the removal and replacement of impervious surface down to the foundation. For other impervious surface, the impervious surface that is removed down to earth material and a new impervious surface is installed.

"Responsible party" means all of the following persons:

1. Owners, operators, and occupants of property; and,

2. Any person causing or contributing to a violation of the provisions of this subtitle.

"Right-of-way" means "right-of-way" as defined in Section 23.84A.032.

"Roadway" means "roadway" as defined in Section 23.84A.032.

"Roadway project" means a project located in the public right-of- way, that involves the creation of a new or replacement of an existing roadway, or that involves the creation of new or replacement of existing impervious surface.

"Runoff" means the portion of rainfall or other precipitation that becomes surface flow and interflow.

(Ord. 123105, § 2, 2009.)

22.801.200 "S"

"SPU" means Seattle Public Utilities.

"Sanitary sewer" means a system that conveys wastewater and is not designed to convey stormwater.

"SDOT" means the Seattle Department of Transportation.

"Service drain" means "service drain" as defined in Section 21.16.030.

"Side sewer" means "side sewer" as defined in Section 21.16.030.

"Sidewalk" means "sidewalk" as defined in Section 23.84A.036.

"Sidewalk project" means a project that exclusively involves the creation of a new or replacement of an existing sidewalk, including any associated planting strip, curb, or gutter.

"Single-family residential project" means a project, that constructs one Single-family Dwelling Unit per Section 23.44.006.A located in land classified as being Single-family Residential 9,600 (SF 9600), Single-family Residential 7,200 (SF 7200), or Single-family Residential 5,000 (SF 5000) per Section 23.30.010, and the total new plus replaced impervious surface is less than 10,000 square feet and the total new plus replaced pollution-generating impervious surface is less than 5,000 square feet.

"Site" means the lot or parcel, or portion of street, highway or other right-of-way, or contiguous combination thereof, where a permit for the addition or replacement of impervious surface or the undertaking of land disturbing activity has been issued or where any such work is proposed or performed. For roadway projects, the length of the project site and the right-of-way boundaries define the site.

"Slope" means an inclined ground surface.

"Small project" means a project with:

1. Less than 5,000 square feet of new and replaced impervious surface; and

2. Less than one acre of land disturbing activities.

"SMC" means the Seattle Municipal Code.

"Soil" means naturally deposited non-rock earth materials.

"Solid waste" means "solid waste" as defined in Section 21.36.016.

"Source controls" mean structures or operations that prevent contaminants from coming in contact with drainage water through physical separation or careful management of activities that are known sources of pollution.

"Standard design" is a design pre-approved by the Director for drainage and erosion control available for use at a site with pre-defined characteristics.

"Storm drain" means both public storm drain and service drain.

"Stormwater" means that portion of precipitation and snowmelt that does not naturally percolate into the ground or evaporate, but flows via overland flow, interflow, pipes and other features of a drainage system into a receiving water or a constructed infiltration facility.

"Stream" means a Type 2-5 water as defined in WAC 222-16-031. Used synonymously with "creek."

(Ord. 123105, § 2, 2009.)

22.801.210 "T"

"Topsoil" means the weathered surface soil, including the organic layer, in which plants have most of their roots.

"Trail" means a path of travel for recreation and/or transportation within a park, natural environment, or corridor that is not classified as a highway, road, or street.

"Trail project" means a project that exclusively involves creating a new or replacement of an existing trail, and which does not contain pollution-generating impervious surfaces.

"Treatment facility" means a drainage control facility designed to remove pollutants from drainage water.

(Ord. 123105, § 2, 2009.)

22.801.220 "U"

"Uncontaminated" means surface water or groundwater not containing sediment or other pollutants or contaminants above natural background levels and not containing pollutants or contaminants in levels greater than City-supplied drinking water when referring to potable water.

(Ord. 123105, § 2, 2009.)

22.801.230 "V"

"Vegetation" means "vegetation" as defined in Section 25.09.520.

(Ord. 123105, § 2, 2009.)

22.801.240 "W"

"Wastewater" means "wastewater" as defined in Section 21.16.030.

"Water Quality Standards" means Surface Water Quality Standards, Chapter 173-201A WAC, Ground Water Quality Standards, Chapter 173-200 WAC, and Sediment Management Standards, Chapter 173-204 WAC.

"Watercourse" means the route, constructed or formed by humans or by natural processes, generally consisting of a channel with bed, banks or sides, in which surface waters flow. Watercourse includes small lakes, bogs, streams, creeks, and intermittent artificial components (including ditches and culverts) but does not include designated receiving waters.

"Watershed" means a geographic region within which water drains into a particular river, stream, or other body of water.

"Wetland" means a wetland designated under Section 25.09.020.

"Wetland function" means the physical, biological, chemical, and geologic interactions among different components of the environment that occur within a wetland. Wetland functions can be grouped into three categories: functions that improve water quality; functions that change the water regime in a watershed, such as flood storage; and functions that provide habitat for plants and animals.

"Wetland values" means wetland processes, characteristics, or attributes that are considered to benefit society.

(Ord. 123105, § 2, 2009.)

Chapter 22.802
PROHIBITED AND PERMISSIBLE DISCHARGES

Sections:

22.802.010 General

22.802.020 Prohibited Discharges

22.802.030 Permissible Discharges

22.802.040 Testing for Prohibited Discharges

22.802.010 General

A. No discharge from a site, real property, or drainage facility, directly or indirectly to a public drainage system, private drainage system, or a receiving water within or contiguous to Seattle city limits, may cause or contribute to a prohibited discharge or a known or likely violation of water quality standards in the receiving water or a known or likely violation of the City's municipal stormwater NPDES permit.

B. Every permit issued to implement this subtitle shall contain a performance standard requiring that no discharge from a site, real property, or drainage facility, directly or indirectly to a public drainage system, private drainage system, or a receiving water within or contiguous to Seattle city limits, cause or contribute to a prohibited discharge or a known or likely violation of water quality standards in the receiving water or a known or likely violation of the City's municipal stormwater NPDES permit.

(Ord. 123105, § 2, 2009.)

22.802.020 Prohibited Discharges

A. Prohibited Discharges. The following common substances are prohibited to enter, either directly or indirectly, a public drainage system, a private drainage system, or a receiving water within or contiguous to Seattle city limits, including but not limited to when entering via a service drain, overland flow, or as a result of a spill or deliberate dumping:

1. acids;

2. alkalis including cement wash water;

3. ammonia;

4. animal carcasses;

5. antifreeze, oil, gasoline, grease and all other automotive and petroleum products;

6. chemicals not normally found in uncontaminated water;

7. chlorinated swimming pool or hot tub water;

8. chlorine;

9. commercial and household cleaning materials;

10. detergent;

11. dirt;

12. domestic or sanitary sewage;

13. drain cleaners;

14. fertilizers;

15. flammable or explosive materials;

16. food and food waste;

17. gravel.

18. herbicides;

19. human and animal waste;

20. industrial process wastewater,

21. ink;

22. laundry waste;

23. metals in excess of naturally occurring amounts, whether in liquid or solid form;

24. painting products;

25. pesticides;

26. sand;

27. soap;

28. solid waste;

29. solvents and degreasers;

30. steam-cleaning waste; and,

31. yard waste.

B. Prohibited Discharges to Public and Private Drainage System. Except as provided in Section 22.802.030, any discharge to a public drainage system or to a private drainage system that is not composed entirely of stormwater is prohibited.

C. Prohibited Discharges to Receiving Waters. Except as provided in Section 22.802.030, any discharge, either directly or indirectly to receiving waters within or contiguous to Seattle city limits or to a public drainage system that is not composed entirely of stormwater is prohibited.

(Ord. 123105, § 2, 2009.)

22.802.030 Permissible Discharges

Permissible Discharges to Drainage Systems and Receiving Waters. Discharges from the sources listed below are permissible discharges unless the Director of SPU determines that the type of discharge, directly or indirectly to a public drainage system, private drainage system, or a receiving water within or contiguous to Seattle city limits, whether singly or in combination with others, is causing or contributing to a violation of the City's NPDES stormwater permit or is causing or contributing to a water quality problem:

1. Discharges from potable water sources, including flushing of potable water lines, hyperchlorinated water line flushing, fire hydrant system flushing, and pipeline hydrostatic test water. Planned discharges shall be de-chlorinated to a concentration of 0.1 ppm or less, pH-adjusted if necessary, and volumetrically and velocity controlled to prevent resuspension of sediments in the drainage system;

2. Discharges from washing or rinsing of potable water storage reservoirs, dechlorinated as above;

3. Discharges from surface waters, including diverted stream flows;

4. Discharges of uncontaminated groundwater, including uncontaminated groundwater infiltration (as defined at 40 CFR 35.2005(2, uncontaminated pumped groundwater, and rising ground waters;

5. Discharges of air conditioning condensation;

6. Discharges from springs;

7. Discharges of uncontaminated water from crawl space pumps;

8. Discharges from lawn watering;

9. Discharges from irrigation runoff, including irrigation water from agricultural sources that is commingled with stormwater and that does not contain prohibited substances;

10. Discharges from riparian habitats and wetlands;

11. Discharges from approved footing drains and other subsurface drains or, where approval is not required, installed in compliance with this subtitle and rules promulgated pursuant to this subtitle;

12. Discharges from foundation drains;

13. Discharges from swimming pools, hot tubs, fountains, or similar aquatic recreation facilities and constructed water features, provided the discharges have been de-chlorinated to a concentration of 0.1 ppm or less, pH-adjusted and reoxygenated if necessary, and volumetrically and velocity controlled to prevent resuspension of sediments in the drainage control system;

14. Discharges of street and sidewalk wash-water that does not use detergents or chemical additives;

15. Discharges of water used to control dust;

16. Discharges of water from routine external building washdown that does not use detergents or chemical additives;

17. Discharges that are in compliance with a separate individual or general NPDES permit;

18. Discharges that are from emergency fire fighting activities; and

19. Other non-stormwater discharges, provided these discharges are in compliance with the requirements of an approved stormwater pollution prevention plan that addresses such discharges.

B. Permissible Discharges to Sanitary Sewers. In consultation with the local sewage treatment agency, the Director of SPU may approve discharges of drainage water to a sanitary sewer if the discharging party demonstrates to the satisfaction of the Director of SPU that other methods of controlling pollutants in the discharge are not adequate or reasonable, the discharging party certifies that the discharge will not harm the environment, and the discharging party certifies that the discharge will not overburden or otherwise harm the sanitary sewer. Connections to the sanitary sewer shall be made in accordance with Chapter 21.16 (Side Sewer Code). The Director of SPU shall condition approval of such a discharge on compliance with local pretreatment regulations and on maintaining compliance with the required certifications given by the discharging party.

C. Permissible Discharges to Public Combined Sewers. In consultation with the local sewage treatment agency, the Director of SPU may approve discharges of drainage water to a public combined sewer if the discharging party certifies that the discharge will not harm the environment, and the discharging party certifies that the discharge will not overburden or otherwise harm the public combined sewers. Connections to the public combined sewers shall be made in accordance with Chapter 21.16 (Side Sewer Code). The Director of SPU shall condition approval of such a discharge on compliance with local pretreatment regulations and on maintaining compliance with the required certifications given by the discharging party.

(Ord. 123105, § 2, 2009.)

22.802.040 Testing for Prohibited Discharges

When the Director of SPU has reason to believe that any discharge is a prohibited discharge, the Director of SPU may sample and analyze the discharge and recover the costs from a responsible party in an enforcement proceeding. When the discharge is likely to be a prohibited discharge on a recurring basis, the Director of SPU may conduct, or may require the responsible party to conduct, ongoing monitoring at the responsible party's expense.

(Ord. 123105, § 2, 2009.)

Chapter 22.803
MINIMUM REQUIREMENTS FOR ALL DISCHARGES AND ALL REAL PROPERTY

Sections:

22.803.010 General

22.803.020 Minimum Requirements for All Discharges and Real Property

22.803.030 Minimum Requirements for Source Controls for All Real Property

22.803.040 Minimum Requirements for Source Controls For All Businesses and Public Entities

22.803.010 General

A. All responsible parties are required to comply with this chapter, even where no development is occurring.

B. No discharge from a site, real property, or drainage facility, directly or indirectly to a public drainage system, private drainage system, or a receiving water within or contiguous to Seattle city limits, may cause or contribute to a prohibited discharge or a known or likely violation of water quality standards in the receiving water or a known or likely violation of the City's municipal stormwater NPDES permit.

C. Every permit issued to implement this subtitle shall contain a performance standard requiring that no discharge from a site, real property, or drainage facility, directly or indirectly to a public drainage system, private drainage system, or a receiving water within or contiguous to Seattle city limits, cause or contribute to a prohibited discharge or a known or likely violation of water quality standards in the receiving water or a known or likely violation of the City's municipal stormwater NPDES permit.

(Ord. 123105, § 3, 2009.)

22.803.020 Minimum Requirements for All Discharges and Real Property

A. Requirement to provide documentation. The owner is required to make plans, procedures, and schedules required by this subsection available to the Director of SPU when requested.

B. Requirement to report spills, releases, or dumping. A responsible party is required to, at the earliest possible time, but in any case within 24 hours of discovery, report to the Director of SPU, a spill, release, dumping, or other situation that has contributed or is likely to contribute pollutants to a public drainage system, a private drainage system, or a receiving water. This reporting requirement is in addition to, and not instead of, any other reporting requirements under federal, state or local laws.

C. Requirements to maintain facilities. All treatment facilities, flow control facilities, drainage control facilities, and drainage systems shall be maintained as prescribed in rules promulgated by the Director in order for these facilities and systems to be kept in continuous working order.

D. Requirements for disposal of waste from maintenance activities. Disposal of waste from maintenance of drainage control facilities shall be conducted in accordance with federal, state and local regulations, including the Minimum Functional Standards for Solid Waste Handling, Chapter 173-304 WAC, guidelines for disposal of waste materials, and, where appropriate, Dangerous Waste Regulations, Chapter 173-303 WAC.

E. Requirements to maintain records of installation and maintenance activities. When a drainage control facility is installed, the party having the facility installed shall make records of the installation and shall identify the party (or parties) responsible for maintenance and operations. The parties shall retain a continuous record of all maintenance and repair activities, and shall retain the records for at least ten years. If a transfer of ownership occurs, these records of installation, repair, and maintenance shall be transferred to the new property owner. These records shall be made available to the Director of SPU during inspection of the facility and at other reasonable times upon request of the Director of SPU.

(Ord. 123105, § 3, 2009.)

22.803.030 Minimum Requirements for Source Controls for All Real Property

For all discharges, responsible parties shall implement and maintain source controls to prevent or minimize pollutants from leaving a site or property. Source controls that are required for all real property include, but are not limited to, the following, as further described in rules promulgated by the Director:

A. Eliminate Illicit or Prohibited Connections to Storm Drains. It is the responsibility of the property owner to ensure that all plumbing connections are properly made and that only connections conveying stormwater or permissible discharges per Section 22.802.030 are connected to the drainage system.

B. Perform Routine Maintenance for Stormwater Drainage System. All drainage system components, including, but not limited to catch basins, flow control facilities, treatment facilities, green stormwater infrastructure, and unimproved drainage pathways shall be kept in continuously working order.

C. Dispose of Fluids and Wastes Properly. Solid and liquid wastes must be disposed of in a manner that minimizes the risk of contaminating stormwater.

D. Proper Storage of Solid Wastes. Solid wastes must be stored of in a manner that minimizes the risk of contaminating stormwater.

E. Spill Prevention and Cleanup. All property owners having the potential to spill pollutants shall take measures to the maximum extent feasible to prevent spills of pollutant and to properly clean up spills that may occur.

F. Provide Oversight and Training for Staff. Train at least annually all employees responsible for the operation, maintenance, or inspection of BMPs.

(Ord. 123105, § 3, 2009.)

22.803.040 Minimum Requirements for Source Controls For All Businesses and Public Entities

A. Source controls shall be implemented, to the extent allowed by law, by all businesses and public entities for specific pollution-generating activities as specified in the joint SPU/DPD Directors' Rule, "Source Control Technical Requirements Manual," to the extent necessary to prevent prohibited discharges as described in subsection 22.802.020.A through subsection 22.802.020.C, and to prevent contaminants from coming in contact with drainage water. Source controls include, but are not limited to, segregating or isolating wastes to prevent contact with drainage water; enclosing, covering, or containing the activity to prevent contact with drainage water; developing and implementing inspection and maintenance programs; sweeping; and taking management actions such as training employees on pollution prevention.

B. Spill prevention shall be required for all businesses and public entities, as further defined in rules promulgated by the Director:

1. Develop and implement plans and procedures to prevent spills and other accidental releases of materials that may contaminate drainage water. This requirement may be satisfied by a Stormwater Pollution Prevention Plan prepared in compliance with an NPDES industrial stormwater permit for the site; and

2. Implement procedures for immediate containment and other appropriate action regarding spills and other accidental releases to prevent contamination of drainage water; and

3. Provide necessary containment and response equipment on-site, and training of personnel regarding the procedures and equipment to be used.

(Ord. 123105, § 3, 2009.)

Chapter 22.805
MINIMUM REQUIREMENTS FOR ALL PROJECTS

Sections:

22.805.010 General

22.805.020 Minimum Requirements for All Projects

22.805.030 Minimum Requirements for Single-Family Residential Projects

22.805.040 Minimum Requirements for Trail and Sidewalk Projects

22.805.050 Minimum Requirements for Parcel-Based Projects

22.805.060 Minimum Requirements for Roadway Projects

22.805.070 Minimum Requirements for Joint Parcel-Based and Roadway Projects

22.805.080 Minimum Requirements for Flow Control

22.805.090 Minimum Requirements for Treatment.

22.805.010 General

A. All projects are required to comply with this chapter, even where drainage control review is not required.

B. No discharge from a site, real property, or drainage facility, directly or indirectly to a public drainage system, private drainage system, or a receiving water within or contiguous to Seattle city limits, may cause or contribute to a prohibited discharge or a known or likely violation of water quality standards in the receiving water or a known or likely violation of the City's municipal stormwater NPDES permit.

C. Every permit issued to implement this subtitle shall contain a performance standard requiring that no discharge from a site, real property, or drainage facility, directly or indirectly to a public drainage system, private drainage system, or a receiving water within or contiguous to Seattle city limits, cause or contribute to a prohibited discharge or a known or likely violation of water quality standards in the receiving water or a known or likely violation of the City's municipal stormwater NPDES permit.

(Ord. 123105, § 3, 2009.)

22.805.020 Minimum Requirements for All Projects

A. Minimum Requirements for Maintaining Natural Drainage Patterns. For all projects, natural drainage patterns shall be maintained and discharges shall occur at the natural location to the maximum extent feasible and consistent with subsection 22.805.020.B. Drainage water discharged from the site shall not cause a significant adverse impact to receiving waters or down-gradient properties. Drainage water retained on the site shall not cause significant adverse impact to up-gradient properties.

B. Minimum Requirements for Discharge Point. The discharge point for drainage water from each site shall be selected using criteria that shall include, but not be limited to, preservation of natural drainage patterns and whether the capacity of the drainage system is adequate for the flow rate and volume. For those projects meeting the drainage review threshold, the proposed discharge point shall be identified in the drainage control plan required by this subtitle, for review and approval or disapproval by the Director.

C. Minimum Requirements for Flood-prone Areas. On sites within flood prone areas, responsible parties are required to employ procedures to minimize the potential for flooding on the site and to minimize the potential for the project to increase the risk of floods on adjacent or nearby properties. Flood control measures shall include those set forth in other titles of the Seattle Municipal Code and rules promulgated thereunder, including, but not limited to, Chapter 23.60 (Shoreline Master Program), Chapter 25.06 (Floodplain Development) and Chapter 25.09 (Environmentally Critical Areas) of the Seattle Municipal Code.

D. Minimum Requirements for Construction Site Stormwater Pollution Prevention Control. Temporary and permanent construction controls shall be used to accomplish the following minimum requirements. All projects are required to meet each of the elements below or document why an element is not applicable. Additional controls may be required by the Director when minimum controls are not sufficient to prevent erosion or transport of sediment or other pollutants from the site.

1. Mark Clearing Limits and Environmentally Critical Areas. Within the boundaries of the project site and prior to beginning land disturbing activities, including clearing and grading, clearly mark all clearing limits, easements, setbacks, all environmentally critical areas and their buffers, and all trees, and drainage courses that are to be preserved within the construction area.

2. Retain Top Layer. Within the boundaries of the project site, the duff layer, topsoil, and native vegetation, if there is any, shall be retained in an undisturbed state to the maximum extent feasible. If it is not feasible to retain the top layer in place, it should be stockpiled on-site, covered to prevent erosion, and replaced immediately upon completion of the ground disturbing activities to the maximum extent feasible.

3. Establish Construction Access. Limit construction vehicle access, whenever possible, to one route. Stabilize access points and minimize tracking sediment onto public roads. Promptly remove any sediment tracked off site.

4. Protect Downstream Properties and Receiving Waters. Protect properties and receiving waters downstream from the development sites from erosion due to increases in the volume, velocity, and peak flow rate of drainage water from the project site. If it is necessary to construct flow control facilities to meet this requirement, these facilities shall be functioning prior to implementation of other land disturbing activity. If permanent infiltration ponds are used to control flows during construction, these facilities shall be protected from siltation during the construction phase of the project.

5. Prevent Erosion and Sediment Transport from the Site. Pass all drainage water from disturbed areas through a sediment trap, sediment pond, or other appropriate sediment removal BMP before leaving the site or prior to discharge to an infiltration facility. Sediment controls intended to trap sediment on site shall be constructed as one of the first steps in grading and shall be functional before other land disturbing activities take place. BMPs intended to trap sedimentation shall be located in a manner to avoid interference with the movement of juvenile salmonids attempting to enter off-channel areas or drainages.

6. Prevent Erosion and Sediment Transport from the Site by Vehicles. Whenever construction vehicle access routes intersect paved roads, the transport of sediment onto the paved road shall be minimized. If sediment is transported onto a paved road surface, the roads shall be cleaned thoroughly at the end of each day. Sediment shall be removed from paved roads by shoveling or sweeping and shall be transported to a controlled sediment disposal area. If sediment is tracked off site, roads shall be cleaned thoroughly at the end of each day, or at least twice daily during wet weather. Street washing is allowed only after sediment is removed and street wash wastewater shall be prevented from entering the public drainage system and receiving waters.

7. Stabilize Soils. Prevent on-site erosion by stabilizing all exposed and unworked soils, including stock piles and earthen structures such as dams, dikes, and diversions. From October 1 to April 30, no soils shall remain exposed and unworked for more than two days. From May 1 to September 30, no soils shall remain exposed for more than seven days. Soils shall be stabilized at the end of the shift before a holiday or weekend if needed based on the weather forecast. Soil stockpiles shall be stabilized from erosion, protected with sediment trapping measures, and be located away from storm drain inlets, waterways, and drainage channels. Before the completion of the project, permanently stabilize all exposed soils that have been disturbed during construction.

8. Protect Slopes. Erosion from slopes shall be minimized. Cut and fill slopes shall be designed and constructed in a manner that will minimize erosion. Off-site stormwater run-on or groundwater shall be diverted away from slopes and undisturbed areas with interceptor dikes, pipes, and/or swales. Pipe slope drains or protected channels shall be constructed at the top of slopes to collect drainage and prevent erosion. Excavated material shall be placed on the uphill side of trenches, consistent with safety and space considerations. Check dams shall be placed at regular intervals within constructed channels that are cut down a slope.

9. Protect Storm Drains. Prevent sediment from entering all storm drains, including ditches that receive drainage water from the project. Storm drain inlets protection devices shall be cleaned or removed and replaced as recommended by the product manufacturer, or more frequently if required to prevent failure of the device or flooding. Storm drain inlets made operable during construction shall be protected so that drainage water does not enter the drainage system without first being filtered or treated to remove sediments. Storm drain inlet protection devices shall be removed at the conclusion of the project. When manufactured storm drain inlet protection devices are not feasible, inlets and catch basins must be cleaned as necessary to prevent sediment from entering the drainage control system.

10. Stabilize Channels and Outlets. All temporary on-site drainage systems shall be designed, constructed, and stabilized to prevent erosion. Stabilization shall be provided at the outlets of all drainage systems that is adequate to prevent erosion of outlets, adjacent stream banks, slopes, and downstream reaches.

11. Control Pollutants. Measures shall be taken to control potential pollutants that include, but are not limited to, the following measures:

a. All pollutants, including sediment, waste materials, and demolition debris, that occur onsite shall be handled and disposed of in a manner that does not cause contamination of drainage water and per all applicable disposal laws.

b. Containment, cover, and protection from vandalism shall be provided for all chemicals, liquid products, petroleum products, and other materials that have the potential to pose a threat to human health or the environment.

c. On-site fueling tanks shall include secondary containment.

d. Maintenance, fueling, and repair of heavy equipment and vehicles involving oil changes, hydraulic system drain down, solvent and de-greasing cleaning operations, fuel tank drain down and removal, and other activities which may result in discharge or spillage of pollutants to the ground or into drainage water runoff shall be conducted using spill prevention and control measures.

e. Contaminated surfaces shall be cleaned immediately following any discharge or spill incident.

f. Wheel wash or tire bath wastewater shall be discharged to a separate on-site treatment system or to the sanitary sewer or combined sewer system with approval of the Director of SPU. Temporary discharges or connections to the public sanitary and combined sewers shall be made in accordance with Chapter 21.16 (Side Sewer Code).

g. Application of fertilizers and pesticides shall be conducted in a manner and at application rates that will not result in loss of chemical to drainage water. Manufacturers' label requirements for application rates and procedures shall be followed.

h. BMPs shall be used to prevent or treat contamination of drainage water by pH-modifying sources. These sources include, but are not limited to, bulk cement, cement kiln dust, fly ash, new concrete washing and curing waters, waste streams generated from concrete grinding and sawing, exposed aggregate processes, and concrete pumping and mixer washout waters. Construction site operators may be required to adjust the pH of drainage water if necessary to prevent a violation of water quality standards. Construction site operators must obtain written approval from Ecology prior to using chemical treatment other than carbon dioxide (CO2) or dry ice to adjust pH.

12. Control Dewatering. When dewatering devices discharge on site or to a public drainage system, dewatering devices shall discharge into a sediment trap, sediment pond, gently sloping vegetated area of sufficient length to remove sediment contamination, or other sediment removal BMP. Foundation, vault, and trench dewatering waters must be discharged into a controlled drainage system prior to discharge to a sediment trap or sediment pond. Clean, non-turbid dewatering water, such as well-point ground water, that is discharged to systems tributary to state surface waters must not cause erosion or flooding. Highly turbid or contaminated dewatering water shall be handled separately from drainage water. For any project with an excavation depth of 12 feet or more below the existing grade and for all large projects, dewatering flows must be determined and it must be verified that there is sufficient capacity in the public drainage system and public combined sewer prior to discharging.

13. Maintain BMPs. All temporary and permanent erosion and sediment control BMPs shall be maintained and repaired as needed to assure continued performance of their intended function. All temporary erosion and sediment controls shall be removed within five days after final site stabilization is achieved or after the temporary controls are no longer needed, whichever is later. Trapped sediment shall be removed or stabilized on site. Disturbed soil areas resulting from removal shall be permanently stabilized.

14. Inspect BMPs. BMPs shall be periodically inspected. For projects with 5,000 square feet or more of new plus replaced impervious surface or 7,000 square feet or more of land disturbing activity, site inspections shall be conducted by a Certified Erosion and Sediment Control Lead who shall be identified in the Construction Stormwater Control Plan and shall be present on-site or on-call at all times.

15. Execute Construction Stormwater Control Plan. Construction site operators shall maintain, update, and implement their Construction Stormwater Control Plan. Construction site operators shall modify their Construction Stormwater Control Plan to maintain compliance whenever there is a change in design, construction, operation, or maintenance at the site that has, or could have, a significant effect on the discharge of pollutants to waters of the state.

16. Minimize Open Trenches. In the construction of underground utility lines, where feasible, no more than 150 feet of trench shall be opened at one time, unless soil is replaced within the same working day, and where consistent with safety and space considerations, excavated material shall be placed on the uphill side of trenches. Trench dewatering devices shall discharge into a sediment trap or sediment pond.

17. Phase the Project. Development projects shall be phased to the maximum extent feasible in order to minimize the amount of land disturbing activity occurring at the same time and shall take into account seasonal work limitations.

18. Install Permanent Flow Control and Water Quality Facilities. Development projects required to comply with Section 22.805.080 (Minimum Requirements for Flow Control) or Section 22.805.090 (Minimum Requirements for Treatment) shall install permanent flow control and water quality facilities.

E. Minimum Requirement to Amend Soils. Prior to completion of the project all new, replaced, and disturbed topsoil shall be amended with organic matter per rules promulgated by the Director to improve onsite management of drainage water flow and water quality.

F. Implement Green Stormwater Infrastructure. All Single-family residential projects and all other projects with 7,000 square feet or more of land disturbing activity or 2,000 square feet or more of new plus replaced impervious surface must implement green stormwater infrastructure to infiltrate, disperse, and retain drainage water onsite to the maximum extent feasible without causing flooding, landslide, or erosion impacts.

G. Protect Wetlands. All projects discharging into a wetland or its buffer, either directly or indirectly through a drainage system, shall prevent impacts to wetlands that would result in a net loss of functions or values.

H. Protect Streams and Creeks. All projects, including projects discharging directly to a stream or creek, or to a drainage system that discharges to a stream or creek, shall maintain the water quality in any affected stream or creek by selecting, designing, installing, and maintaining temporary and permanent controls.

I. Protect Shorelines. All projects discharging directly or indirectly through a drainage system into the shoreline district as defined in Chapter 23.60 shall prevent impacts to water quality and stormwater quantity that would result in a net loss of shoreline ecological functions as defined in WAC 173-26-020 (11).

J. Ensure Sufficient Capacity. All large projects, all projects with an excavation depth of 12 feet or more below the existing grade, and all projects with an excavation depth of less than 12 feet located in an area expected to have shallow groundwater depths shall ensure that sufficient capacity exists in the public drainage system and public combined sewer to carry existing and anticipated loads, including any flows from dewatering activities. Capacity analysis shall extend to at least 1/4-mile from the discharge point of the site. Sites at which there is insufficient capacity may be required to install a flow control facility or improve the drainage system or public combined sewer to accommodate flow from the site. Unless approved otherwise by the Director as necessary to meet the purposes of this subtitle:

1. Capacity analysis for discharges to the public drainage system shall be based on peak flows with a 4% annual probability (25-year recurrence interval); and

2. Capacity analysis for discharges to the public combined sewer shall be based on peak flows with a 20% annual probability (5-year recurrence interval).

K. Install Source Control BMPs. Source control BMPs shall be installed for specific pollution-generating activities as specified in the joint SPU/DPD Directors' Rule, "Source Control Technical Requirements Manual," to the extent necessary to prevent prohibited discharges as described in Section 22.802.020, and to prevent contaminants from coming in contact with drainage water. This requirement applies to the pollution-generating activities that are stationary or occur in one primary location and to the portion of the site being developed. Examples of installed source controls include, but are not limited to, the following:

1. A roof, awning, or cover erected over the pollution-generating activity area;

2. Ground surface treatment in the pollution-generating activity area to prevent interaction with, or breakdown of, materials used in conjunction with the pollution-generating activity;

3. Containment of drainage from the pollution-generating activity to a closed sump or tank. Contents of such a sump or tank must be pumped or hauled by a waste handler, or treated prior to discharge to a public drainage system.

4. Construct a berm or dike to enclose or contain the pollution-generating activities;

5. Direct drainage from containment area of pollution-generating activity to a closed sump or tank for settling and appropriate disposal, or treat prior to discharging to a public drainage system;

6. Pave, treat, or cover the containment area of pollution-generating activities with materials that will not interact with or break down in the presence of other materials used in conjunction with the pollution-generating activity; and

7. Prevent precipitation from flowing or being blown onto containment areas of pollution-generating activities.

L. Do not obstruct watercourses. Watercourses shall not be obstructed.

M. Comply with Side Sewer Code.

1. All privately owned and operated drainage control facilities or systems, whether or not they discharge to a public drainage system, shall be considered side sewers and subject to Chapter 21.16 (Side Sewer Code), SPU Director's Rules promulgated under Title 21, and the design and installation specifications and permit requirements of SPU and DPD for side sewer and drainage systems.

2. Side sewer permits and inspections shall be required for constructing, capping, altering, or repairing privately owned and operated drainage systems as provided for in Chapter 21.16. When the work is ready for inspection, the permittee shall notify the Director of DPD. If the work is not constructed according to the plans approved under this subtitle, Chapter 21.16, the SPU Director's Rules promulgated under Title 21, and SPU and DPD design and installation specifications, then SPU, after consulting with DPD, may issue a stop work order under Chapter 22.808 and require modifications as provided for in this subtitle and Chapter 21.16.

(Ord. 123105, § 3, 2009.)

22.805.030 Minimum Requirements for Single-Family Residential Projects

All single-family residential projects shall implement green stormwater infrastructure to the maximum extent feasible.

(Ord. 123105, § 3, 2009.)

22.805.040 Minimum Requirements for Trail and Sidewalk Projects

All trail and sidewalk projects with 2,000 square feet or more of new plus replaced impervious surface or 7,000 square feet or more of land disturbing activity shall implement green stormwater infrastructure to the maximum extent feasible.

(Ord. 123105, § 3, 2009.)

22.805.050 Minimum Requirements for Parcel-Based Projects

A. Flow Control. Parcel-based projects shall meet the minimum requirements for flow control contained in Section 22.805.080, to the extent allowed by law, as prescribed below.

1. Discharges to Wetlands. Parcel-based projects discharging into a wetland shall comply with subsection 22.805.080.B.1 (Wetland Protection Standard) if:.

a. The total new plus replaced impervious surface is 5,000 square feet or more; or

b. The project converts 3/4-acres or more of native vegetation to lawn or landscaped areas and from which there is a surface discharge into a natural or man-made conveyance system from the site; or

c. The project converts 2.5 acres or more of native vegetation to pasture and from which there is a surface discharge into a natural or man-made conveyance system from the site.

2. Discharges to Listed Creek Basins. Parcel-based projects discharging into Blue Ridge Creek, Broadview Creek, Discovery Park Creek, Durham Creek, Frink Creek, Golden Gardens Creek, Kiwanis Ravine/Wolfe Creek, Licton Springs Creek, Madrona Park Creek, Mee-Kwa-Mooks Creek, Mount Baker Park Creek, Puget Creek, Riverview Creek, Schmitz Creek, Taylor Creek, or Washington Park Creek shall:

a. Comply with subsection 22.805.080.B.2 (Pre-developed Forested Standard) if the existing impervious coverage is less than 35 percent and one or more of the following apply:

1) The project adds 5,000 square feet or more of new impervious surface and the total new plus replaced impervious surface is 10,000 square feet or more; or

2) The project converts 3/4 acres or more of native vegetation to lawn or landscaped areas and from which there is a surface discharge into a natural or man-made conveyance system from the site; or

3) The project converts 2.5 acres or more of native vegetation to pasture and from which there is a surface discharge into a natural or man-made conveyance system from the site; or

4) The project adds 5,000 square feet or more of new impervious surface and, through a combination of effective impervious surfaces and converted pervious surfaces, causes a 0.1 cubic feet per second increase in the 100-year recurrence interval flow frequency as estimated using a continuous model approved by the Director.

b. Comply with subsection 22.805.080.B.3 (Pre-developed Pasture Standard) if the criteria in subsection 22.805.050.A.2.a do not apply and the total new plus replaced impervious surface is 2,000 square feet or more.

3. Discharges to Non-listed Creek Basins. Parcel-based projects discharging into a creek not listed in subsection 22.805.050.A.2 shall:

a. Comply with subsection 22.805.080.B.2 (Pre-developed Forested Standard) if the existing land cover is forested and one or more of the following apply:

1) The project adds 5,000 square feet or more of new impervious surface and the total new plus replaced impervious surface is 10,000 square feet or more; or

2) The project converts 3/4 acres or more of native vegetation to lawn or landscaped areas and from which there is a surface discharge into a natural or man-made conveyance system from the site; or

3) The project converts 2.5 acres or more of native vegetation to pasture and from which there is a surface discharge into a natural or man-made conveyance system from the site; or

4) The project adds 5,000 square feet or more of new impervious surface and, through a combination of effective impervious surfaces and converted pervious surfaces, causes a 0.1 cubic feet per second increase in the 100-year recurrence interval flow frequency as estimated using a continuous model approved by the Director.

b. Comply with subsection 22.805.080.B.3 (Pre-developed Pasture Standard) if the criteria in subsection 22.805.050.A.3.a do not apply and the total new plus replaced impervious surface is 2,000 square feet or more.

4. Discharges to Small Lake Basins. Parcel-based projects discharging into Bitter Lake, Green Lake, or Haller Lake drainage basins shall comply with subsection 22.805.080.B.4 (Peak Control Standard) if the total new plus replaced impervious surface is 2,000 square feet or more.

5. Discharges to Public Combined Sewer. Parcel-based projects discharging into the public combined sewer shall comply with subsection 22.805.080.B.4 (Peak Control Standard) if the total new plus replaced impervious surface is 10,000 square feet or more.

6. Discharges to a Capacity-constrained System. In addition to applicable minimum requirements for flow control in subsection 22.805.050.A.1 through subsection 22.805.050.A.5, parcel-based projects discharging into a capacity-constrained system shall also comply with subsection 22.805.080.B.4 (Peak Control Standard) if the total new plus replaced impervious surface is 2,000 square feet or more.

B. Treatment. Parcel-based projects not discharging to the public combined sewer shall comply with the minimum requirements for treatment contained in Section 22.805.090, to the extent allowed by law, if:

1. The total new plus replaced pollution-generating impervious surface is 5,000 square feet or more; or

2. The total new plus replaced pollution-generating pervious surfaces is 3/4 of an acre or more and from which there is a surface discharge in a natural or man-made conveyance system from the site.

(Ord. 123105, § 3, 2009.)

22.805.060 Minimum Requirements for Roadway Projects

A. Flow Control. Roadway projects shall meet the minimum requirements for flow control contained in Section 22.805.080, to the extent allowed by law, as prescribed below.

1. Discharges to Wetlands. Roadway projects discharging into a wetland shall comply with subsection 22.805.080.B.1 (Wetland Protection Standard) if:

a. The total new plus replaced impervious surface is 5,000 square feet or more; or

b. The project converts 3/4 acres or more of native vegetation to lawn or landscaped areas and from which there is a surface discharge into a natural or man-made conveyance system from the site; or

c. The project converts 2.5 acres or more of native vegetation to pasture and from which there is a surface discharge into a natural or man-made conveyance system from the site.

2. Discharges to Listed Creek Basins. Roadway projects discharging into Blue Ridge Creek, Broadview Creek, Discovery Park Creek, Durham Creek, Frink Creek, Golden Gardens Creek, Kiwanis Ravine/Wolfe Creek, Licton Springs Creek, Madrona Park Creek, Mee-Kwa-Mooks Creek, Mount Baker Park Creek, Puget Creek, Riverview Creek, Schmitz Creek, Taylor Creek, or Washington Park Creek shall:

a. Comply with subsection 22.805.080.B.2 (Pre-developed Forested Standard) if the existing impervious coverage is less than 35 percent and one or more of the following apply:

1) The project adds 5,000 square feet or more of new impervious surface and the total new plus replaced impervious surface is 10,000 square feet or more; or

2) The project converts 3/4 acres or more of native vegetation to lawn or landscaped areas and from which there is a surface discharge into a natural or man-made conveyance system from the site; or

3) The project converts 2.5 acres or more of native vegetation to pasture and from which there is a surface discharge into a natural or man-made conveyance system from the site; or

4) The project adds 5,000 square feet or more of new impervious surface and, through a combination of effective impervious surfaces and converted pervious surfaces, causes a 0.1 cubic feet per second increase in the 100-year recurrence interval flow frequency as estimated using a continuous model approved by the Director.

b. Comply with subsection 22.805.080.B.3 (Pre-developed Pasture Standard) if the criteria in subsection 22.805.060.A.2.a do not apply and the total new plus replaced impervious surface is 10,000 square feet or more.

3. Discharges to Non-listed Creek Basins. Roadway projects discharging into a creek not listed in subsection 22.805.060.A.2 shall:

a. Comply with subsection 22.805.080.B.2 (Pre-developed Forested Standard) if the existing land cover is forested and one or more of the following apply:

1) The project adds 5,000 square feet or more of new impervious surface and the total new plus replaced impervious surface is 10,000 square feet or more; or

2) The project converts 3/4 acres or more of native vegetation to lawn or landscaped areas and from which there is a surface discharge into a natural or man-made conveyance system from the site; or

3) The project converts 2.5 acres or more of native vegetation to pasture and from which there is a surface discharge into a natural or man-made conveyance system from the site; or

4) The project adds 5,000 square feet or more of new impervious surface and, through a combination of effective impervious surfaces and converted pervious surfaces, causes a 0.1 cubic feet per second increase in the 100-year recurrence interval flow frequency as estimated using a continuous model approved by the Director.

b. Comply with subsection 22.805.080.B.3 (Pre-developed Pasture Standard) if the criteria in subsection 22.805.060.A.3.a do not apply and the total new plus replaced impervious surface is 10,000 square feet or more.

4. Discharges to Small Lake Basins. Projects discharging into Bitter Lake, Green Lake, or Haller Lake drainage basins shall comply with subsection 22.805.080.B.4 (Peak Control Standard) if the total new plus replaced impervious surface is 10,000 square feet or more.

5. Discharges to Public Combined Sewer. Roadway projects discharging into the public combined sewer shall comply with subsection 22.805.080.B.4 (Peak Control Standard) if the total new plus replaced impervious surface is 10,000 square feet or more.

6. Discharges to a Capacity-constrained System. In addition to applicable minimum requirements for flow control in subsection 22.805.060.A.1 through subsection 22.805.060.A.5, roadway projects discharging into a capacity-constrained system shall also comply with subsection 22.805.080.B.4 (Peak Control Standard) if the total new plus replaced impervious surface is 10,000 square feet or more.

B. Treatment. Roadway projects not discharging to the public combined sewer shall comply with the minimum requirements for treatment contained in Section 22.805.090, to the extent allowed by law, if:

1. The total new plus replaced pollution-generating impervious surface is 5,000 square feet or more; or

2. The total new plus replaced pollution-generating pervious surfaces is three-quarters of an acre or more and from which there is a surface discharge in a natural or man-made conveyance system from the site.

(Ord. 123105, § 3, 2009.)

22.805.070 Minimum Requirements for Joint Parcel-Based and Roadway Projects

The parcel-based portion of joint projects shall comply with the minimum requirements for parcel-based projects contained in Section 22.805.050. The roadway portion of joint projects shall comply with the minimum requirements roadway projects contained in Section 22.805.060. The boundary of the public right-of-way shall form the boundary between the parcel and roadway portions of the joint project for purposes of determining applicable thresholds.

(Ord. 123105, § 3, 2009.)

22.805.080 Minimum Requirements for Flow Control

A. Applicability. The requirements of this subsection apply to the extent required in Section 22.805.050 to Section 22.805.070.

B. Requirements. Flow control facilities shall be installed to the extent allowed by law and maintained per rules promulgated by the Director to receive flows from that portion of the site being developed. Post-development discharge determination must include flows from dewatering activities. All projects shall use green stormwater infrastructure to the maximum extent feasible to meet the minimum requirements. Flow control facilities that receive flows from less than that portion of the site being developed may be installed if the total new plus replaced impervious surface is less than 10,000 square feet, the project site uses only green stormwater infrastructure to meet the requirement, and the green stormwater infrastructure provides substantially equivalent environmental protection as facilities not using green stormwater infrastructure that receive flows from all of the portion of the site being developed.

1. Wetland Protection Standard. All projects discharging to wetlands or their buffers shall protect the hydrologic conditions, vegetative community, and substrate characteristics of the wetlands and their buffers to protect the functions and values of the affected wetlands. The introduction of sediment, heat and other pollutants and contaminants into wetlands shall be minimized through the selection, design, installation, and maintenance of temporary and permanent controls. Discharges shall maintain existing flows to the extent necessary to protect the functions and values of the wetlands. Prior to authorizing new discharges to a wetland, alternative discharge locations shall be evaluated and infiltration options outside the wetland shall be maximized unless doing so will adversely impact the functions and values of the affected wetlands. If one or more of the flow control requirements contained in 22.805.080.B.2 through 22.805.080.B.4 also apply to the project, an analysis shall be conducted to ensure that the functions and values of the affected wetland are protected before implementing these flow control requirements.

2. Pre-developed Forested Standard. The post-development discharge peak flow rates and flow durations must be matched to the pre-developed forested condition for the range of pre-developed discharge rates from 50% of the 2-year recurrence interval flow up to the 50-year recurrence interval flow.

3. Pre-developed Pasture Standard. The post-development discharge peak flow rates and flow durations must be matched to the pre-developed pasture condition for the range of pre-developed discharge rates from 50% of the 2-year recurrence interval flow up to the 2-year recurrence interval flow.

4. Peak Flow Control Standard. The post-development peak flow with a 4% annual probability (25-year recurrence flow) shall not exceed 0.4 cubic feet per second per acre. Additionally, the peak flow with a 50% annual probability (2-year recurrence flow) shall not exceed 0.15 cubic feet per second per acre.

C. Inspection and Maintenance Schedule. Temporary and permanent flow control facilities shall be inspected and maintained according to rules promulgated by the Director to keep these facilities in continuous working order.

(Ord. 123105, § 3, 2009.)

22.805.090 Minimum Requirements for Treatment.

A. Applicability. The requirements of this subsection apply to the extent required in Section 22.805.050 to Section 22.805.070.

B. Requirements. Water quality treatment facilities shall be installed to the extent allowed by law and maintained per rules promulgated by the Director to treat flows from the pollution generating pervious and impervious surfaces on the site being developed. When stormwater flows from other areas, including non-pollution generating surfaces (e.g., roofs), dewatering activities, and offsite areas, cannot be separated or bypassed, treatment BMPs shall be designed for the entire area draining to the treatment facility. All projects shall use green stormwater infrastructure the maximum extent feasible to meet the minimum requirements.

1. Runoff Volume. Stormwater treatment facilities shall be designed based on the stormwater runoff volume from the contributing area or a peak flow rate as follows:

a. The daily runoff volume at or below which 91 percent of the total runoff volume for the simulation period occurs, as determined using an approved continuous model. It is calculated as follows:

1) Rank the daily runoff volumes from highest to lowest.

2) Sum all the daily volumes and multiply by 0.09.

3) Sequentially sum daily runoff volumes, starting with the highest value, until the total equals 9 percent of the total runoff volume. The last daily value added to the sum is defined as the water quality design volume.

b. Different design flow rates are required depending on whether a treatment facility will be located upstream or downstream of a detention facility:

1) For facilities located upstream of detention or when detention is not required, the design flow rate is the flow rate at or below which 91 percent of the total runoff volume for the simulation period is treated, as determined using an approved continuous runoff model.

2) For facilities located downstream of detention, the design flow rate is the release rate from the detention facility that has a 50 percent annual probability of occurring in any given year (2-year recurrence interval), as determined using an approved continuous runoff model.

c. Infiltration facilities designed for water quality treatment must infiltrate 91 percent of the total runoff volume as determined using an approved continuous runoff model. To prevent the onset of anaerobic conditions, an infiltration facility designed for water quality treatment purposes must be designed to drain the water quality design treatment volume (the 91st percentile, 24-hour volume) within 48 hours.

2. Basic Treatment. A basic treatment facility shall be required for all projects. The requirements of subsection 22.805.090 B3 (Oil Control Treatment), subsection 22.805.090 B4 (Phosphorus Treatment), subsection 22.805.090.B.5 (Enhanced Treatment) are in addition to this basic treatment requirement.

3. Oil Control Treatment. An oil control treatment facility shall be required for high-use sites, as defined in this subtitle.

4. Phosphorus Treatment. A phosphorus treatment facility shall be required for projects discharging into nutrient-critical receiving waters.

5. Enhanced Treatment. An enhanced treatment facility for reducing concentrations of dissolved metals shall be required for projects discharging to a fish-bearing stream or lake, and to waters or drainage systems that are tributary to fish-bearing streams, creeks, or lakes, if the project meets one of the following criteria:

a. For a parcel-based project, the total of new plus replaced pollution-generating impervious surface is 5,000 square feet or more, and the site is an industrial, commercial, or multi-family project.

b. For a roadway project, the project adds 5,000 square feet or more of pollution-generating impervious surface, and the site is either:

1) A fully controlled or a partially controlled limited access highway with Annual Average Daily Traffic counts of 15,000 or more; or

2) Any other road with an Annual Average Daily Traffic count of 7,500 or greater.

6. Discharges to Groundwater. Direct discharge of untreated drainage water from pollution-generating impervious surfaces to ground water is prohibited.

C. Inspection and Maintenance Schedule. Temporary and permanent treatment facilities shall be inspected and maintained according to rules promulgated by the Director to keep these facilities to be kept in continuous working order.

(Ord. 123105, § 3, 2009.)

Chapter 22.807
DRAINAGE CONTROL REVIEW AND APPLICATION REQUIREMENTS

22.807.010 General

22.807.020 Drainage Control Review and Application Requirements

22.807.090 Maintenance and Inspection

22.807.010 General

A. No discharge from a site, real property, or drainage facility, directly or indirectly to a public drainage system, private drainage system, or a receiving water within or contiguous to Seattle city limits, may cause or contribute to a prohibited discharge or a known or likely violation of water quality standards in the receiving water or a known or likely violation of the City's municipal stormwater NPDES permit.

B. Every permit issued to implement this subtitle shall contain a performance standard requiring that no discharge from a site, real property, or drainage facility, directly or indirectly to a public drainage system, private drainage system, or a receiving water within or contiguous to Seattle city limits, cause or contribute to a prohibited discharge or a known or likely violation of water quality standards in the receiving water or a known or likely violation of the City's municipal stormwater NPDES permit.

(Ord. 123105, § 3, 2009.)

22.807.020 Drainage Control Review and Application Requirements

A. Thresholds for Drainage Control Review. Drainage control review and approval shall be required for any of the following:

1. Standard drainage control review and approval shall be required for the following:

a. Any land disturbing activity encompassing an area of seven hundred fifty (750) square feet or more;

b. Applications for either a master use permit or building permit that includes the cumulative addition of 750 square feet or more of land disturbing activity and/or new and replaced impervious surface;

c. Applications for which a grading permit or approval is required per SMC 22.170;

d. Applications for street use permits for the cumulative addition of 750 square feet or more of new and replaced impervious surface and land disturbing activity;

e. City public works projects or construction contracts, including contracts for day labor and other public works purchasing agreements, for the cumulative addition of 750 square feet or more of new and replaced impervious surface and/or land disturbing activity to the site, except for projects in a City-owned right-of-way and except for work performed for the operation and maintenance of park lands under the control or jurisdiction of the Department of Parks and Recreation; or

f. Permit approvals and contracts that include any new or replaced impervious surface or any land disturbing activity on a site deemed a potentially hazardous location, as specified in Section 22.800.050 (Potentially Hazardous Locations);

g. Permit approvals that include any new impervious surface in a Category I peat settlement-prone area delineated pursuant to subsection 25.09.020; or

h. Whenever an exception to a requirement set forth in this subtitle or in a rule promulgated under this subtitle is desired, whether or not review and approval would otherwise be required, including but not limited to, alteration of natural drainage patterns or the obstruction of watercourses.

2. Large project drainage control review and approval shall be required for projects that include:

a. Five thousand square feet or more of new plus replaced impervious surface;

b. One acre or more of land disturbing activity;

c. Conversion of 3/4 acres or more of native vegetation to lawn or landscaped area;

d. Conversion of 2.5 acres or more of native vegetation to pasture.

3. The City may, by interagency agreement signed by the Directors of SPU and DPD, waive the drainage and erosion control permit and document requirements for property owned by public entities, when discharges for the property do not enter the public drainage system or the public combined sewer system.

B. Submittal Requirements for Drainage Control Review and Approval.

1. Information Required for Standard Drainage Control Review. The following information shall be submitted to the Director for all projects for which drainage control review is required.

a. Standard Drainage Control Plan. A drainage control plan shall be submitted to the Director. Standard designs for drainage control facilities as set forth in rules promulgated by the Director may be used.

b. Construction Stormwater Control Plan. A construction stormwater control plan demonstrating controls sufficient to determine compliance with subsection 22.805.020.D shall be submitted. The Director may approve a checklist in place of a plan, pursuant to rules promulgated by the Director.

c. Memorandum of Drainage Control. The owner(s) of the site shall sign a "memorandum of drainage control" that has been prepared by the Director of SPU. Completion of the memorandum shall be a condition precedent to issuance of any permit or approval for which a drainage control plan is required. The applicant shall file the memorandum of drainage control with the King County Recorder's Office so as to become part of the King County real property records. The applicant shall give the Director of SPU proof of filing of the memorandum. The memorandum shall not be required when the drainage control facility will be owned and operated by the City. A memorandum of drainage control shall include:

1) The legal description of the site;

2) A summary of the terms of the drainage control plan, including any known limitations of the drainage control facilities, and an agreement by the owners to implement those terns;

3) An agreement that the owner(s) shall inform future purchasers and other successors and assignees of the existence of the drainage control facilities and other elements of the drainage control plan, the limitations of the drainage control facilities, and of the requirements for continued inspection and maintenance of the drainage control facilities;

4) The side sewer permit number and the date and name of the permit or approval for which the drainage control plan is required;

5) Permission for the City to enter the property for inspection, monitoring, correction, and abatement purposes;

6) An acknowledgment by the owner(s) that the City is not responsible for the adequacy or performance of the drainage control plan, and a waiver of any and all claims against the City for any harm, loss, or damage related to the plan, or to drainage or erosion on the property, except for claims arising from the City's sole negligence; and

7) The owner(s)' signatures acknowledged by a notary public.

2. Information Required for Large Project Drainage Control Review. In addition to the submittal requirements for standard drainage control review, the following information is required for projects that include: one acre or more of land disturbing activities; 5,000 square feet or more of new and replaced impervious surface; conversion of 3/4 acres or more of native vegetation to lawn or landscaped area; or conversion of 2.5 acres or more of native vegetation to pasture.

a. Comprehensive Drainage Control Plan. A comprehensive drainage control plan, in lieu of a standard drainage control plan, to comply with the requirements of this subtitle and rules promulgated hereunder and to accomplish the purposes of this subtitle shall be submitted with the permit application. It shall be prepared by a licensed civil engineer in accordance with standards adopted by the Director of DPD.

b. Inspection and Maintenance Schedule. A schedule shall be submitted that provides for inspection of temporary and permanent flow control facilities, treatment facilities, and source controls to comply with Section 22.805.080 (Minimum Requirements for Flow Control) and Section 22.805.090 (Minimum Requirements for Treatment).

c. Construction Stormwater Control Plan. A construction stormwater control plan prepared in accordance with subsection 22.805.020.D shall be submitted.

3. Applications for drainage control review and approval shall be prepared and submitted in accordance with provisions of this subsection, with Chapter 21.16 (Side Sewer Code) and with associated rules and regulations adopted jointly by the Directors of DPD and SPU.

4. The Director of DPD may require additional information necessary to adequately evaluate applications for compliance with the requirements and purposes of this subtitle and other laws and regulations, including but not limited to Chapter 25.09 (Regulations for Environmentally Critical Areas). The Director of DPD may also require appropriate information about adjoining properties that may be related to, or affected by, the drainage control proposal in order to evaluate effects on the adjacent property. This additional information may be required as a precondition for permit application review and approval.

5. Where an applicant simultaneously applies for more than one of the permits listed in subsection 22.807.020.A for the same property, the application shall comply with the requirements for the permit that is the most detailed and complete.

C. Authority to Review. The Director may approve those plans that comply with the provisions of this subtitle and rules promulgated hereunder, and may place conditions upon the approval in order to assure compliance with the provisions of this subtitle. Submission of the required drainage control application information shall be a condition precedent to the processing of any of the above-listed permits. Approval of drainage control shall be a condition precedent to issuance of any of the above-listed permits. The Director may review and inspect activities subject to this subtitle and may require compliance regardless of whether review or approval is specifically required by this subsection. The Director may disapprove plans that do not comply with the provisions of this subtitle and rules promulgated hereunder. Disapproved plans shall be returned to the applicant, who may correct and resubmit the plans.

(Ord. 123105, § 3, 2009.)

22.807.090 Maintenance and Inspection

A. Responsibility for Maintenance and Inspection. The owner and other responsible party shall maintain drainage control facilities, source controls, and other facilities required by this subtitle and by rules adopted hereunder to keep these facilities in continuous working order. The owner and other responsible party shall inspect permanent drainage control facilities temporary drainage control facilities, and other temporary best management practices or facilities on a schedule consistent with this subtitle and sufficient for the facilities to function at design capacity. The Director may require the responsible party to conduct more frequent inspections and/or maintenance when necessary to ensure functioning at design capacity. The owner(s) shall inform future purchasers and other successors and assignees to the property of the existence of the drainage control facilities and the elements of the drainage control plan, the limitations of the drainage control facilities, and the requirements for continued inspection and maintenance of the drainage control facilities.

B. Inspection by City. The Director of SPU may establish inspection programs to evaluate and, when required, enforce compliance with the requirements of this subtitle and accomplishment of its purposes. Inspection programs may be established on any reasonable basis, including but not limited to: routine inspections; random inspections; inspections based upon complaints or other notice of possible violations; inspection of drainage basins or areas identified as higher than typical sources of sediment or other contaminants or pollutants; inspections of businesses or industries of a type associated with higher than usual discharges of contaminants or pollutants or with discharges of a type which are more likely than the typical discharge to cause violations of state or federal water or sediment quality standards or the City's NPDES stormwater permit; and joint inspections with other agencies inspecting under environmental or safety laws. Inspections may include, but are not limited to: reviewing maintenance and repair records; sampling discharges, surface water, groundwater, and material or water in drainage control facilities; and evaluating the condition of drainage control facilities and other best management practices.

C. Entry for Inspection and Abatement Purposes.

1. New Installations and Connections. When any new drainage control facility is installed on private property, and when any new connection is made between private property and a public drainage system, sanitary sewer or combined sewer, the property owner shall grant, per subsection 22.807.020.B.1.c (Memorandum of Drainage Control), the City the right to enter the property at reasonable times and in a reasonable manner pursuant to an inspection program established pursuant subsection 22.807.090.B, and to enter the property when the City has a reasonable basis to believe that a violation of this subtitle is occurring or has occurred, and to enter when necessary for abatement of a public nuisance or correction of a violation of this subtitle.

2. Existing Real Property and Discharges. Owners of property with existing discharges or land uses subject to this subtitle who are not installing a new drainage control facility or making a new connection between private property and a public drainage system, sanitary sewer or combined sewer, shall have the option to execute a permission form for the purposes described above when provided with the form by the Director of SPU.

(Ord. 123105, § 3, 2009.)

Chapter 22.808
STORMWATER CODE ENFORCEMENT

22.808.010 Violations

22.808.020 Liability and Defenses of Responsible Parties

22.808.025 Right of Entry for Enforcement

22.808.030 Enforcement Actions

22.808.040 Voluntary Compliance Agreement

22.808.050 Penalties and Damages

22.808.060 Collection of Costs and Penalties

22.808.070 Public Nuisance

22.808.080 Additional Relief

22.808.090 Suspension or Revocation

22.808.100 Fees

22.808.110 Financial Assurance and Covenants

22.808.010 Violations

A. Civil Violations.

1. The following are civil violations of this subtitle, subject to a maximum civil penalty of up to $5,000 per day for each violation.

a. General. It is a violation to not comply with any requirement of, or to act in a manner prohibited by, this subtitle, or a permit, approval, rule, manual, order, or Notice of Violation issued pursuant to this subtitle;

b. Aiding and Abetting. It is a violation to aid, abet, counsel, encourage, commend, incite, induce, hire or otherwise procure another person to violate this subtitle;

c. Alteration of Existing Drainage. It is a violation to alter existing drainage patterns which serve a tributary area of more than one acre without authorization or approval by the Director;

d. Obstruction of Watercourse. It is a violation to obstruct a watercourse without authorization or approval by the Director;

e. Dangerous Condition. It is a violation to allow to exist, or cause or contribute to, a condition of a drainage control facility, or condition related to grading, drainage water, drainage or erosion that is likely to endanger the public health, safety or welfare, the environment, or public or private property;

f. Interference. It is a violation for any person to interfere with or impede the correction of any violation, or compliance with any Notice of Violation, emergency order, stop work order, or the abatement of any nuisance;

g. Piecemeal of Projects. It is a violation for any person to knowingly divide a large project into a set of smaller projects specifically for the purpose of avoiding minimum requirements;

h. Altering a Posted Order. It is a violation for any person to remove, obscure, or mutilate any posted order of the Director, including a stop work or emergency order; and

i. Continuing Work. It is a violation for any work to be done after service or posting of a stop work order, except work necessary to perform the required corrective action, until authorization is given by the Director.

B. Criminal Violations.

1. The following are criminal violations, punishable upon conviction by a fine of not more than $5,000 per violation or imprisonment for each violation for not more than 360 days, or both such fine and imprisonment:

a. Failing to comply with a Notice of Violation or Director's order issued pursuant to this subtitle;

b. Failing to comply with a court order;

c. Tampering with or vandalizing any part of a drainage control facility or other best management practice, a public or private drainage system, monitoring or sampling equipment or records, or notices posted pursuant to this subtitle; and

d. Anyone violating this subtitle who has had a judgment, final Director's order, or Director's review decision against them for a prior violation of this subtitle in the preceding five years.

(Ord. 123105, § 4, 2009.)

22.808.020 Liability and Defenses of Responsible Parties

A. Who Must Comply. It is the specific intent of this subtitle to place the obligation of complying with its requirements upon the responsible parties, as defined in subsection 22.801.190. The City and its agencies are intended to have the same obligation for compliance when the City is a responsible party. No provision of this subtitle is intended to impose any other duty upon the City or any of its officers or employees.

1. Joint and Several Liability. Each responsible party is jointly and severally liable for a violation of this subtitle. The Director may take enforcement action, in whole or in part, against any responsible party. All applicable civil penalties may be imposed against each responsible party.

2. Allocation of Damages. In the event enforcement action is taken against more than one responsible party, recoverable damages, costs, and expenses may be allocated among the responsible parties by the court based upon the extent to which each responsible party's acts or omissions caused the violation. If this factor cannot be determined the court may consider:

a. Awareness of the violation;

b. Ability to correct the violation;

c. Ability to pay the damages, costs, and expenses;

d. Cooperation with government agencies;

e. Degree to which any impact or threatened impact on water or sediment quality, human health, the environment, or public or private property is related to acts or omissions by each responsible party;

f. Degree to which the responsible parties made good-faith efforts to avoid a violation or to mitigate its consequences; and

g. Other equitable factors.

B. Defenses. A responsible party shall not be liable under this subtitle when the responsible party proves, by a preponderance of the evidence, one of the following:

1. The violation was caused solely by an act of God;

2. The violation was caused solely by another responsible party over whom the defending responsible party had no authority or control and the defending responsible party could not have reasonably prevented the violation;

3. The violation was caused solely by a prior owner or occupant when the defending responsible party took possession of the property without knowledge of the violation, after using reasonable efforts to identify violations. But, the defending responsible party shall be liable for all continuing, recurrent, or new violations after becoming the owner or occupant; or

4. The responsible party implemented and maintained all appropriate drainage control facilities, treatment facilities, flow control facilities, erosion and sediment controls, source controls, and best management practices identified in rules promulgated by the Director or in manuals published by the State Department of Ecology, or as otherwise identified and required of the responsible party by the Director in writing.

(Ord. 123105, § 4, 2009.)

22.808.025 Right of Entry for Enforcement

With the consent of the owner or occupant of a building, premises, or property, or pursuant to a lawfully issued warrant, the Director may enter a building, premises, or property at any reasonable time to perform the duties imposed by this code.

(Ord. 123105, § 4, 2009.)

22.808.030 Enforcement Actions

A. Investigation. The Director may investigate any site where there is reason to believe that there may be a failure to comply with the requirements of this subtitle.

B. Notice of Violation.

1. Issuance. The Director is authorized to issue a Notice of Violation to a responsible party, whenever the Director determines that a violation of this subtitle has occurred or is occurring. The Notice of Violation shall be considered an order of the Director.

2. Contents.

a. The Notice of Violation shall include the following information:

1) A description of the violation and the action necessary to correct it;

2) The date of the notice; and

3) A deadline by which the action necessary to correct the violation must be completed.

b. A Notice of Violation may be amended at any time to correct clerical errors, add citations of authority, or modify required corrective action.

3. Service. The Director shall serve the notice upon a responsible party either by personal service, by first class mail, or by certified mail return receipt requested, to the party's last known address. If the address of the responsible party cannot be found after a reasonable search, the notice may be served by posting a copy of the notice at a conspicuous place on the property. Alternatively, if the whereabouts of the responsible party is unknown and cannot be ascertained in the exercise of reasonable diligence, and the Director makes an affidavit to that effect, then service may be accomplished by publishing the notice once each week for two consecutive weeks in the City official newspaper.

4. Nothing in this subtitle shall be deemed to obligate or require the Director to issue a Notice of Violation or order prior to the initiation of enforcement action by the City Attorney's Office pursuant to subsection 22.808.030.E.

C. Stop Work and Emergency Orders.

1. Stop Work Order. The Director may order work on a site stopped when he or she determines it is necessary to do so in order to obtain compliance with or to correct a violation of any provision of this subtitle or rules promulgated hereunder or to correct a violation of a permit or approval granted under this subtitle.

a. The stop work notice shall contain the following information:

1) A description of the violation; and

2) An order that the work be stopped until corrective action has been completed and approved by the Director.

b. The stop work order shall be personally served on the responsible party or posted conspicuously on the premises.

2. Emergency Order.

a. The Director may order a responsible party to take emergency corrective action and set a schedule for compliance and/or may require immediate compliance with an emergency order to correct when the Director determines that it is necessary to do so in order to obtain immediate compliance with or to correct a violation of any provision of this subtitle, or to correct a violation of a permit or approval granted under this subtitle.

b. An emergency order shall be personally served on the responsible party or posted conspicuously on the premises.

c. The Director is authorized to enter any property to investigate and correct a condition associated with grading, drainage, erosion control, drainage water, or a drainage control facility when it reasonably appears that the condition creates a substantial and present or imminent danger to the public health, safety or welfare, the environment, or public or private property. The Director may enter property without permission or an administrative warrant in the case of an extreme emergency placing human life, property, or the environment in immediate and substantial jeopardy which requires corrective action before either permission or an administrative warrant can be obtained. The cost of such emergency corrective action shall be collected as set forth in subsection 22.808.060.

3. Director's Review of Stop Work and Emergency Order. A stop work order or emergency order shall be final and not subject to a Director's review.

D. Review by Director.

1. A Notice of Violation, Director's order, or invoice issued pursuant to this subtitle shall be final and not subject to further appeal unless an aggrieved party requests in writing a review by the Director within ten days after service of the Notice of Violation, order or invoice. When the last day of the period so computed is a Saturday, Sunday or federal or City holiday, the period shall run until 5:00 p.m. on the next business day.

2. Following receipt of a request for review, the Director shall notify the requesting party, any persons served the Notice of Violation, order or invoice, and any person who has requested notice of the review, that the request for review has been received by the Director. Additional information for consideration as part of the review shall be submitted to the Director no later than 15 days after the written request for a review is mailed.

3. The Director will review the basis for issuance of the Notice of Violation, order, or invoice and all information received by the deadline for submission of additional information for consideration as part of the review. The Director may request clarification of information received and a site visit. After the review is completed, the Director may:

a. Sustain the Notice of Violation, order, or invoice;

b. Withdraw the Notice of Violation, order or invoice;

c. Continue the review to a date certain for receipt of additional information; or

d. Modify or amend the Notice of Violation, order, or invoice.

4. The Director's decision shall become final and is not subject to further administrative appeal.

E. Referral to City Attorney for Enforcement. If a responsible party fails to correct a violation or pay a penalty as required by a Notice of Violation, or fails to comply with a Director's order, the Director shall refer the matter to the City Attorney's Office for civil or criminal enforcement action. Civil actions to enforce a violation of this subtitle shall be exclusively in Municipal Court.

F. Appeal to Superior Court. Because civil actions to enforce Title 22 are brought exclusively in Municipal Court, notices of violation, orders, and all other actions made under this chapter are not subject to judicial review under chapter 36.70C RCW. Instead, final decisions of the Municipal Court on enforcement actions authorized by this chapter may be appealed under the Rules of Appeals of Decisions of Courts of Limited Jurisdiction.

G. Filing of Notice or Order. A Notice of Violation, voluntary compliance agreement or an order issued by the Director or court, may be filed with the King County Recorder's Office.

H. Change of Ownership. When a Notice of Violation, voluntary compliance agreement, or an order issued by the Director or court has been filed with the King County Recorder's Office, a Notice of Violation or an order regarding the same violations need not be served upon a new owner of the property where the violation occurred. If no Notice of Violation or order is served upon the new owner, the Director may grant the new owner the same number of days to comply as was given the previous owner. The compliance period for the new owner shall begin on the date that the conveyance of title to the new owner is completed.

(Ord. 123105, § 4, 2009.)

22.808.040 Voluntary Compliance Agreement

A. Initiation. Either a responsible party or the Director may initiate negotiations for a voluntary compliance agreement at any time. Neither has any obligation to enter into any voluntary compliance agreement.

B. Contents. A voluntary compliance agreement shall identify actions to be taken by the responsible party that will correct past or existing violations of this subtitle. The agreement may also identify actions to mitigate the impacts of violations. The agreement shall contain a schedule for completion of the corrective actions and any mitigating actions. The agreement shall contain a provision allowing the Director to inspect the premises to determine compliance with the agreement. The agreement shall provide that the responsible party agrees the City may perform the actions set forth in the agreement if the responsible party fails to do so according to the terms and schedule of the agreement, and the responsible party will pay the costs, expenses and damages the City incurs in performing the actions, as set forth in Section 22.808.060.

C. Effect of Agreement.

1. A voluntary compliance agreement is a binding contract between the party executing it and the City. It is not enforceable by any other party. By entering into a voluntary compliance agreement, a responsible party waives the right to Director's Review of the Notice of Violation or order.

2. Penalties may be reduced or waived if violations are corrected or mitigated according to the terms and schedule of a voluntary compliance agreement. If the responsible party fails to perform according to the terms and schedule of the voluntary compliance agreement, penalties for each violation addressed in the agreement may be assessed starting from the date the violation occurred, or as otherwise provided for in a Notice of Violation or Director's order.

D. Modification. The terms and schedule of the voluntary compliance agreement may be modified by mutual agreement of the responsible party and either Director if circumstances or conditions outside the responsible party's control, or unknown at the time the agreement was made, or other just cause necessitate such modifications.

(Ord. 123105, § 4, 2009.)

22.808.050 Penalties and Damages

A. Assessment of Penalties by the Director. The Director, after considering all available information, may assess a penalty for each violation of this subtitle based upon the Schedule of Civil Penalties.

B. Schedule of Civil Penalties. The Director shall determine penalties as follows:

1. Basic Penalty.

a. Maximum Penalty. A violation of this subtitle is subject to a maximum civil penalty of up to $5,000. Each day or portion thereof during which a violation of this subtitle exists is a separate violation of this subtitle.

b. Commencement Date. The penalty shall commence on the date of the violation, unless otherwise provided for in a Notice of Violation or Director's order.

c. Assessment Matrix. The penalty shall be assessed using a matrix of criteria and scored as defined in rules promulgated by the Director. The total score will equate with a penalty up to a maximum of $5000 for each violation. The penalty shall be rated for severity by using the criteria listed below and by answering "No", "Possibly", "Probably", or "Definitely":

1) Does the violation pose a public health risk;

2) Does the violation cause environmental damage or adversely impact infrastructure;

3) Was the responsible party willful or knowing of the violation;

4) Was the responsible party unresponsive in correcting the violation;

5) Was there improper operation or maintenance;

6) Was there a failure to obtain necessary permits or approval;

7) Does the violation provide economic benefit for non-compliance; and

8) Was the violation a repeat violation.

C. Penalty for Significant Violation. For violations causing significant harm to public health, safety, welfare, the environment, or private or public property, the Director may, as an alternative to the Basic Penalty, refer the matter to the City Attorney's Office for enforcement and request the City Attorney seek a penalty equivalent to the economic benefit the responsible party derived from the violation. Significant harm is damage or injury which cannot be fully corrected or mitigated by the responsible party, and which cannot be adequately compensated for by assessment of the Basic Penalty and costs, expenses, or damages under this subtitle. Economic benefit may be determined by savings in costs realized by the responsible party, value received by the responsible party, increased income to the responsible party, increase in market value of property, or any other method reasonable under the circumstances.

D. Damages. Whoever violates any of the provisions of this subtitle shall, in addition to any penalties provided for such violation, be liable for any: investigation cost, cost to correct or any other cost expense; loss or damage incurred by the City; plus a charge of 15% for administrative costs. This subtitle does not establish a cause of action that may be asserted by any party other than the City. Penalties, damages, costs and expenses may be recovered only by the City.

E. Effect of Payment of Penalties. The responsible party named in a Notice of Violation or order is not relieved of the duty to correct the violation by paying civil penalties.

(Ord. 123105, § 4, 2009.)

22.808.060 Collection of Costs and Penalties

A. Invoice and Demand for Payment of Investigation and Correction Costs. The Director may issue an invoice and demand for payment of the City's costs and expenses when the Director has investigated or corrected a violation of this subtitle. The invoice shall include:

1. The amount of the City's investigation and correction costs, which include, but are not limited to:

a. Billed cost including labor, administration, overhead, overtime, profit, taxes, and other related costs for a hired contractor to investigate and/or perform the abatement work;

b. Labor, administration, overhead, overtime, and other related costs for the City staff and crews to investigate and/or perform the abatement work;

c. Administrative costs to set up contracts and coordinate work;

d. Time spent communicating with the responsible party, any other enforcing agencies, and the affected community;

e. Inspections for compliance with the Code, documentation of costs, and invoicing the responsible party;

f. Cost of equipment, materials, and supplies, including all related expenses for purchasing, renting, and leasing;

g. Laboratory costs and analytical expenses;

h. Cost of mobilization, disposal of materials, and cleanup, and

i. Any associated permit fees;

2. Either a legal description of the property corresponding as nearly as possible to that used for the property on the rolls of the King County Assessor or, where available, the property's street address;

3. Notice that the responsible party may request a Director's review pursuant to subsection 22.808.030.D;

4. Notice that if the amount due is not paid within 30 days, the unpaid amount may be collected in any of the manners identified in subsection 22.808.060.C; and

5. Notice that interest shall accrue on the unpaid balance if not paid within 30 days after the invoice date.

B. Invoice and Demand for Payment of Civil Penalties. The Director may issue an invoice and demand for payment of civil penalties when the responsible party has failed to pay a penalty by the deadline in a Notice of Violation or order and has failed to request a Director's review or file an appeal within the required time periods established in subsection 22.808.030.D. The invoice shall include:

1. The amount of the penalty;

2. Either a legal description of the property corresponding as nearly as possible to that used for the property on the rolls of the King County Assessor or, where available, the property's street address;

3. Notice that if the amount due is not paid within 30 days, the unpaid amount may be collected in any of the manners identified in subsection 22.808.060.C and

4. Notice that interest shall accrue on the unpaid balance if not paid within 30 days after the invoice date.

C. Collection Following a Judicial Review. If a court has issued an order or judgment imposing penalties, costs, damages, or expenses for a violation of this subtitle, and the court's order or judgment is not appealed within 30 days, the Director may:

1. Refer the matter to the City Attorney to initiate appropriate enforcement action;

2. Refer, after consultation with the City Attorney, the matter to a collection agency; or

3. Add a surcharge in the amount owed under the order to the bill for drainage and wastewater services to the site. If unpaid, the surcharge may become a lien on the property, may be foreclosed, and may accrue interest as provided by state law or Section 21.33.110.

(Ord. 123105, § 4, 2009.)

22.808.070 Public Nuisance

A. Abatement Required. A public nuisance affecting drainage water, drainage, erosion control, grading and other public nuisances set forth in this subsection are violations of this subtitle. A responsible party shall immediately abate a public nuisance upon becoming aware of its existence.

B. Dysfunctional Facility or Practice. Any private drainage control facility or best management practice not installed or maintained as required by this subtitle, or otherwise found to be in a state of dysfunction creating, a threat to the public health, safety or welfare, the environment, or public or private property is a public nuisance.

C. Obstruction of Watercourse. Obstruction of a watercourse without authorization by the Director, and obstruction in such a manner as to increase the risk of flooding or erosion should a storm occur, is a public nuisance.

D. Dangerous Conditions. Any condition relating to grading, drainage water, drainage or erosion which creates a present or imminent danger, or which is likely to create a danger in the event of a storm, to the public health, safety or welfare, the environment, or public or private property is a public nuisance.

E. Abatement by the City. The Director is authorized, but not required to investigate a condition that the Director suspects of being a public nuisance under this subtitle, and to abate any public nuisance. If a public nuisance is an immediate threat to the public health, safety or welfare or to the environment, the Director may summarily and without prior notice abate the condition. The Director shall give notice of the abatement to the responsible party as soon as reasonably possible after the abatement.

F. Collection of Abatement Costs. The costs of abatement may be collected from the responsible party, including, a reasonable charge for attorney time, and a 15% surcharge for administrative expenses as set forth in subsection 22.808.050.D. Abatement costs and other damages, expenses and penalties collected by the City shall go into an abatement account for the department collecting the moneys. The money in the abatement account shall be used for abatements, investigations, and corrections of violations performed by the City. When the account is insufficient the Director may use other available funds.

(Ord. 123105, § 4, 2009.)

22.808.080 Additional Relief

In addition to any remedy provided in this subtitle, the Director may seek any other legal or equitable remedy to enjoin any acts or practice or abate any condition that or will constitute a violation of this subtitle or a public nuisance.

(Ord. 123105, § 4, 2009.)

22.808.090 Suspension or Revocation

Approvals or permits granted on the basis of inaccurate or misleading information may be suspended or revoked. Other permits or approvals interrelated with an approval suspended or revoked under this subsection, including certificates of occupancy or approvals for occupancy, may also be suspended or revoked. When an approval or permit is suspended or revoked, the Director may require the applicant take corrective action to bring the project into compliance with this subtitle by a deadline set by the Director, or may take other enforcement action.

(Ord. 123105, § 4, 2009.)

22.808.100 Fees

Fees for grading permits, drainage control plan review and approvals shall be as identified in the Fee Subtitle, Subtitle IX of Title 22, Seattle Municipal Code. Fees for record-keeping or other activities pursuant to this subtitle shall, unless otherwise provided for in this subtitle, be prescribed by ordinance.

(Ord. 123105, § 4, 2009.)

22.808.110 Financial Assurance and Covenants

As a condition precedent to issuance of any permit or approval provided for in this subtitle, the Director may require an applicant for a permit or approval to submit financial assurances as provided in this subsection.

A. Insurance.

1. The Director may require the property owners or contractor carry liability and property damage insurance naming the City as an additional insured. The amount, as determined by the Director, shall be commensurate with the risks.

2. The Director may also require the property owner maintain a policy of general public liability insurance against personal injury, death, property damage and/or loss from activities conducted pursuant to the permit or approval, or conditions caused by such activities, and naming the City as an additional insured. The amount, as determined by the Director, shall be commensurate with the risks. It shall cover a period of not more than ten years from the date of issuance of a certificate of occupancy or finalization of the permit or approval. A certificate evidencing such insurance shall be filed with the Director before issuing a certificate of occupancy or finalizing a permit for any single family dwelling or duplex.

3. The insurance policy shall provide that the City will be notified of cancellation of the policy at least 30 days prior to cancellation. The notice shall be sent to the Director who required the insurance and shall state the insured's name and the property address. If a property owner's insurance is canceled and not replaced, the permit or approval and any interrelated permit or approval may be revoked, including a certificate of occupancy or approval for occupancy.

B. Bonds, Cash Deposits or Instruments of Credit.

1. Surety Bond.

a. The Director may require that the property owners or contractor deliver to the Director for filing in the Office of the City Clerk a surety bond, cash deposit or an instrument of credit in such form and amounts deemed by the Director to be necessary to ensure that requirements of the permit or approval are met. A surety bond may be furnished only by a surety company licensed to do business in The State of Washington. The bond shall be conditioned that the work will be completed in accordance with the conditions of the permit or approval, or, if the work is not completed, that the site will be left in a safe condition. The bond shall also be conditioned that the site and nearby, adjacent or surrounding areas will be restored if damaged or made unsafe by activities conducted pursuant to the permit or approval.

b. The bond will be exonerated one year after a determination by the Director that the requirements of the permit or approval have been met. For work under a building permit, issuance of a certificate of occupancy or approval for occupancy following a final inspection shall be considered to be such a determination.

2. Assurance in Lieu of Surety Bond. In lieu of a surety bond, the owners may elect to file a cash deposit or instrument of credit with the Director in an amount equal to that which would be required in the surety bond and in a form approved by the Director. The cash deposit or instrument of credit shall comply with the same conditions as required for surety bonds.

C. Covenants.

1. The Director may require a covenant between the property owners and the City. The covenant shall be signed by the owners of the site and notarized prior to issuing any permit or approval in a potential landslide area, potentially hazardous location, flood prone zone, or other area of potentially hazardous soils or drainage or erosion conditions. The covenant shall not be required where the permit or approval is for work done by the City. The covenant shall include:

a. A legal description of the property;

b. A description of the property condition making this subsection applicable;

c. A statement that the owners of the property understands and accepts the responsibility for the risks associated with development on the property given the described condition, and agrees to inform future purchasers and other successors and assignees of the risks;

d. The application date, type, and number of the permit or approval for which the covenant is required; and

e. A statement waiving the right of the owners, the owners' heirs, successors and assigns, to assert any claim against the City by reason of or arising out of issuance of the permit or approval by the City for the development on the property, except only for such losses that may directly result from the sole negligence of the City.

2. The covenant shall be filed by the Director with the King County Recorder's Office, at the expense of the owners, so as to become part of the King County real property records.

(Ord. 123105, § 4, 2009.)

Subtitle IX.
Permit Fees

Chapter 22.900A
ADMINISTRATION AND ENFORCEMENT

Sections:

22.900A.010 Title.

22.900A.020 Purpose.

22.900A.030 Payment and responsibility for fees.

22.900A.040 Administration and enforcement.

22.900A.050 Transition.

22.900A.060 Delinquent fees.

22.900A.070 Work done without per- mit– Director's authority.

22.900A.080 Civil penalty for violations.

22.900A.090 Severability. If any section, subsection, sentence, clause or phrase of this subtitle is, for any reason, held to be unconstitutional or invalid, such decision shall not affect the validity of the remaining portions of this subtitle. The City Council hereby declares that it would have passed this subtitle and each section, subsection, clause, or phrase thereof, irrespective of the fact that any one (1) or more sections, subsections, sentences, clauses, and phrases be declared unconstitutional or otherwise invalid.

(Ord. 119255 § 2 (part), 1998.)

22.900A.010 Title.

Chapters 22.900A through 22.900G shall be known as the "Fee Subtitle," may be cited as such, and will be referred to in this subtitle as "this subtitle."

(Ord. 119255 § 2 (part), 1998.)

22.900A.020 Purpose.

A. It is the purpose of this Subtitle to prescribe equitable fees and fee collection policies for all services provided by the Department of Planning and Development, hereafter, "Department" or "DPD," and other City departments that are sufficient to cover their costs of processing applications, inspecting and reviewing plans, and preparing detailed statements required by Chapter 43.21C RCW.

B. An additional purpose of this subtitle is to prescribe special fees for testing, examination, registration, inspection, or the furnishing of certain services or materials.

(Ord. 123453, § 2, 2010; Ord. 121338 § 1, 2003; Ord. 121276 §§ 23, 37, 2003; Ord. 119255 § 2 (part), 1998.)

22.900A.030 Payment and responsibility for fees.

A. No permit shall be issued or approved, no certificate of occupancy shall be issued, and no drawing or other data relating to such permit shall be examined until the corresponding fees prescribed by this subtitle have been paid.

B. Unless otherwise specified in this subtitle, each distinct component of an application, review, or permit shall be charged as a separate fee.

C. Both the applicant for the permit, and the owner of the property for which the permit is required, are jointly and severally responsible for payment of fees required by this subtitle. However, when an applicant is not the owner and is not acting, even in part, as agent for the owner, the applicant is solely responsible for payment of applicable fees. Applicants and owners are liable for all charges incurred whether or not a favorable decision or recommendation is given by the Director, and regardless of whether a permit is issued or the project or application is canceled or denied before permit issuance.

D. The Director is authorized to accept as payment for fees contemplated under the ordinance codified in this subtitle the following forms of payment: U.S. currency, cashier's checks, corporate checks, traveler's checks, personal checks drawn on in-state banks, electronic funds transfers, and credit cards. Further, the Director has full authority to refuse any form of payment where the Director believes sufficient causes exists to question the City's ability to collect full payment.

(Ord. 121664 § 1, 2004; Ord. 120818 § 1, 2002; Ord. 119255 § 2 (part), 1998.)

22.900A.040 Administration and enforcement.

A. For the purpose of this subtitle, the term "Director" means the Director of the Department or an authorized representative.

B. The Director is authorized to administer, interpret, and enforce the provisions of this subtitle provided, that:

1. The Director of Public Health shall administer, interpret and enforce sections of this subtitle that are applicable to fuel gas piping permits; and

2. The Director of Transportation shall administer, interpret and enforce sections of this subtitle that are applicable to Seattle Transportation review of projects; and

3. The Director of Seattle Public Utilities shall administer, interpret and enforce sections of this subtitle that are applicable to Seattle Public Utilities review of projects; and

4. The Chief of the Fire Department shall administer, interpret and enforce sections of this subtitle that are applicable to the Seattle Fire Department review of projects; and

5. The Director of the Department of Neighborhoods shall administer, interpret and enforce sections of this subtitle that are applicable to certificates of approval, special tax valuation for historic properties, Public School Citizen Advisory Committees, interpretations of SMC Chapters 25.12, 25.20, 25.22, and 25.24 and for environmental (SEPA) review of projects that include City of Seattle landmarks and projects located in special review districts or landmark districts; and

6. The Director of the Office of Arts and Cultural Affairs shall administer, interpret and enforce sections of this subtitle that are applicable to the Office's review of projects.

C. The Director is authorized to collect fees listed in the preceding subsection or other fee related legislation for the Seattle Department of Transportation, the Seattle Fire Department, the Seattle-King County Department of Health, the Department of Neighborhoods, or Seattle Public Utilities, and to transfer those funds to them.

D. Where no definite method is prescribed in the subtitle for calculating the amount of fees, the Director may assess charges as required to cover costs.

E. The Director has full authority to specify the terms and conditions upon which services and materials are made available, and the fees as determined by the Director shall be consistent with the reasonable estimated cost to the City for furnishing such services or materials.

F. The total fee assessed for any permit, decision, review, inspection, or approval may be rounded to the nearest whole dollar (rounded down: $.01 through $.50; rounded up: $.51 through $.99).

(Ord. 123453, § 3, 2010; Ord. 122297, § 1, 2006; Ord. 121664 § 2, 2004; Ord. 121006 § 15, 2002; Ord. 119255 § 2 (part), 1998.)

22.900A.050 Transition.

A. Land Use and Environmentally Critically Areas Fees. Minimum land use review fees for applications requiring a land use or environmentally critical areas review shall be charged according to the permit fee legislation in effect when the application was received by the Department. Hourly fees shall be charged according to the legislation in effect when the review is performed.

B. Other Fees. Fees for other applications shall be set according to the permit fee legislation in effect at the time the review is performed unless one of the following occurs:

1. The permit is issued within twelve (12) months of the start of the initial review; or

2. If longer than twelve months, the Director determines that there was reasonable and continuous progress on the completion of permit requirements.

If either Item 1 or 2 occurs, the application shall be subject to the permit fee legislation in effect at the time the application was received by the Department.

(Ord. 122297, § 2, 2006; Ord. 120997 § 1, 2002; Ord. 120448 § 1, 2001; Ord. 119766 § 1, 1999: Ord. 119255 § 2 (part), 1998.)

22.900A.060 Delinquent fees.

A. Delinquent Fees. Whenever any fees have not been paid within 30 days after the billing date, the person or persons responsible for payment of the fee may be billed, payable immediately, for the remainder of the fees due. Interest shall accrue on the unpaid balance at 12 percent per annum, with a minimum $1 charge. The Director is authorized to collect any fees that remain unpaid at 90 days after the billing date.

B. Not Sufficient Funds Fees. Whenever checks accepted prove not to be covered by sufficient funds, the person or persons responsible for payment of the fee shall be billed, payable immediately, for the remainder of the fees due and a $21 charge. This shall be in addition to the delinquent fees assessed in Section 22.900A.060 A.

C. Remedies.

1. The Director may issue a stop-work order as provided in Section 22.900A.070 where the person or persons responsible for payment of a fee have not done so within 30 days after the billing.

2. The Director may suspend processing and/or withhold issuance of a permit, decision, certificate or approval on any application where fees have not been fully paid, or on any subsequent or concurrent applications by the same person or persons responsible for payment of fees until such time as the fees are paid.

3. The Director may refer collection of any amounts due under this Subtitle to a collection agency. The cost to the Department for the collection services will be assessed as costs, at the rate agreed to between the Department and the collection agency, and added to the penalty.

4. The Director may take other actions to collect amounts due, including but not limited to, placing delinquent accounts on a cash-only basis.

(Ord. 123453, § 4, 2010; Ord. 121338 § 2, 2003; Ord. 120818 § 2, 2002; Ord. 119255 § 2 (part), 1998.)

22.900A.070 Work done without permit– Director's authority.

A. It is unlawful to proceed with any work or with any portion of any construction, installation, alteration or repair when the fee required in this subtitle has not been paid.

B. Should it be found that any work is proceeding for which the required permit or approval fee has not been paid, the Director may immediately order the suspension of such construction, installation, alteration or repair by posting a stop work order on the structure or premises and/or by notifying the owner, lessee or person in charge. It is unlawful for any person to remove, mutilate, conceal or destroy posted lawful notice or to proceed with work after posting or notification until written authorization from the Director to proceed with the work has been received.

(Ord. 119255 § 2 (part), 1998.)

22.900A.080 Civil penalty for violations.

A. Any person failing to comply with the provisions of this subtitle shall be subject to a civil penalty in the amount of $27 per day for each failure to comply, from the date of failure to comply until compliance is achieved.

B. The penalty imposed by this subtitle shall be collected by civil action brought in the name of the City and commenced in Municipal Court. The Director shall notify the City Attorney in writing of the name of any person subject to the penalty and the amount of the penalty and the City Attorney shall, with the assistance of the Director, take appropriate action to collection the penalty.

(Ord. 123453, § 5, 2010; Ord. 119255 § 2 (part), 1998.)

Chapter 22.900B
GENERAL PROVISIONS

Sections:

22.900B.010 Base fee and hourly rate.

22.900B.020 Miscellaneous and special fees.

22.900B.030 Time of collection of fees.

22.900B.050 Refunds

22.900B.060 Revisions and additions to applications.

22.900B.010 Base fee and hourly rate.

A. The DPD base fee shall be charged as specified in this subtitle and shall be $177.

B. Any services provided by the Department for which an hourly charge is assessed shall be charged at a rate specified in this subtitle.

The hourly rate for land use review is $250. The rate for all other hourly fees is $177 per hour except where a different hourly rate is specified in this subtitle. Where "DPD hourly rate" is specified in this subtitle, the rate is $177 per hour.

C. Where an hourly rate is specified, overtime shall be charged at that same rate. Where no hourly rate is specified, overtime shall be charged at $177 per hour. All overtime shall require approval by the Director. The minimum fee for each overtime request shall be one hour, with minimum increments of one-quarter hour, in addition to other permit fees established by this subtitle.

(Ord. 123453, § 6, 2010; Ord. 122855, § 2, 2008; Ord. 122297, § 3, 2006; Ord. 121664 § 3, 2004; Ord. 120997 § 2, 2002: Ord. 119766 § 2, 1999: Ord. 119255 § 2 (part), 1998.)

22.900B.020 Miscellaneous and special fees.

A. General. Miscellaneous and special fees shall be assessed to recover City costs for services and materials which are not otherwise specified in this subtitle or where the valuation or other methodology normally used does not reflect actual conditions which may include but are not limited to the following:

1. Notification, examination, consultation, testing, or inspection of proposals, sites (or locations), particular plans, construction, equipment, personnel or material which may be related to, but not directly covered by, a specific permit or approval process;

2. Furnishing or certification of affidavits, reports, data, or similar documentation;

3. Recording or filing documents with other agencies;

4. Delivery and mailing costs.

5. Rental of venues for public meetings.

B. Failure to Cancel Missed Appointments. A fee of 1/2 the DPD base fee per appointment shall be charged for failure by applicant to notify the Department at least twenty-four (24) hours prior to a scheduled application intake appointment or a preapplication conference appointment that the appointment will not be kept.

C. Expert Witness Testimony. The fee for expert witness testimony shall be the DPD hourly rate.

D. Address Change. The fee to correct the address on an application or, if applicable, on an issued permit is $48. When an address change is requested which is unrelated to an application for a permit or for an issued permit, a fee one times the base fee shall be assessed.

E. Microfilm Copies of Microfilm Records. Charges for plans reproduced from the microfilm library are shown in Table B-1.

Table B-1– FEES FOR REPRODUCTIONS FROM MICROFILM
Size or Type of PagePrice
8 1/2" × 11"$0.75 per copied page
11"× 17"1.50 per copied page
Diazo5.00 per diazo

F. Special Investigation.

1. Where a special investigation is made for an action requiring Department approval, a fee in addition to the permit fee shall be assessed as provided in Table B-2.

Table B-2– SPECIAL INVESTIGATION FEES
Value of Work (For Permit)Investigation Fee
$0– 5,0001 × base fee
5,001– 50,0003 × base fee
50,001– 100,0005 × base fee
100,001– 500,00010 × base fee
500,001– 5,000,00050 × base fee
Over $5,000,000100% of permit fee

2. When a permit fee is not determined by valuation, the special investigation fee will be two times the amount of the permit fee.

3. Alternatively, at the discretion of the Director, the special investigation fee may be assessed at the DPD hourly rate. Special investigation fees may be waived, at the discretion of the Director, for necessary work done in emergency situations.

4. The payment of a special investigation fee shall not relieve any person from complying with the requirements of the applicable codes in the execution of the work nor from any violation penalties prescribed by law.

5. The special investigation fee for a use not established by a permit under the current or previous Land Use Code shall be assessed at the DPD hourly rate.

6. Special investigation fees are not refundable.

G. Reinspection. To obtain a reinspection a permit holder shall be charged at the rate of one-half ( 1/2) times the base fee per reinspection. No reinspection of the work shall be performed until the required fees have been paid; provided, that in the case of boilers and refrigeration systems, the permit holder may be billed for the reinspection fee. Reinspections of fuel-gas piping shall be charged according to Section 22.900G.030.

(Ord. 123453, § 7, 2010; Ord. 122855, § 3, 2008; Ord. 122297, § 4, 2006; Ord. 121664 § 4, 2004; Ord. 120997 § 3, 2002: Ord. 120818 § 3, 2002; Ord. 119255 § 2 (part), 1998.)

22.900B.030 Time of collection of fees.

A. Fees shall be collected at the times specified elsewhere in this Code. If not specified, the minimum fee shall be collected at the time of application. The Director may bill an applicant and require payment for accrued fees at any time in the permit review process.

B. The fee collected at the time of application will be based on Department estimates of the total fees due at the time of permit issuance. The final fees will be recalculated during review, and any additional amount due shall be collected prior to the issuance of the permit, approval, denial, decision or recommendation, except as provided in Section 22.900A.030A. Any fee in excess of the final calculated fee shall be refunded pursuant to Section 22.900B.050 and/or other sections of this code.

C. At the time an application or permit is denied or canceled, the final fee shall be determined and collected. If a balance is due to the Department, the Director shall have the authority to waive fees when strict application of the fees is inconsistent with the purpose of collecting the fee.

(Ord. 123453, § 8, 2010; Ord. 121664 § 5, 2004; Ord. 119255 § 2 (part), 1998.)

22.900B.050 Refunds

Applicants may apply for refunds of fees collected pursuant to the Fee Schedule when an application or permit is withdrawn or canceled prior to the completion of the review and inspection process. To request a refund, the applicant shall submit a request to the Director on a refund request form. The Director shall establish by Director's Rule reasonable procedures and standards for refund requests, including but not limited to limitations on the time for submitting refund requests and the amount of the refund, considering among other factors, the stage of permit review and type of permit.

(Ord. 123610, § 2, 2011; Ord. 119766 § 3, 1999: Ord. 119255 § 2 (part), 1998.)

22.900B.060 Revisions and additions to applications.

A. According to standards promulgated by the Director, the Department may assess an additional fee for the plan examination of previous designs when a subsequent redesign of a project is submitted prior to permit issuance. The revision fee shall be assessed at the DPD hourly rate not to exceed the fee that would have been charged for the original design. The total fee is the fee for the final design plus the revision fee.

B. The Department may assess a fee in addition to fees already charged for the original permit if the applicant makes an amendment to an existing unexpired or reestablished permit. The applicable fees will be assessed for all work necessary to process the amendment, including the Seattle Department of Transportation, the Seattle Fire Department, Seattle-King County Department of Health, the Department of Neighborhoods or Seattle Public Utilities review associated with the submitted amendment.

(Ord. 123453, § 10, 2010; Ord. 122297, § 5, 2006; Ord. 120818 § 4, 2002; Ord. 119255 § 2 (part), 1998.)

Chapter 22.900C
FEES FOR LAND USE REVIEW

Sections:

22.900C.010 Land use fees

22.900C.010 Land use fees

22.900C.010 Land use fees

A. Land Use Review Fees. The land use review fee for Master Use Permits, Council and Hearing Examiner approvals, environmentally critical area approvals and other miscellaneous reviews, research and services shall be charged according to Table C-1 unless otherwise specified. Land use review that is subject to the Land Use hourly rate may include, but is not limited to; review time for more than one technical reviewer, pre-application services, project review, permit issuance, and continued review during the building permit and construction approval phases of the project. Land Use hourly rate also includes time spent preparing for and defending a Director's decision or recommendation if appealed to the Hearing Examiner.

B. Fee Components of Land Use Review Fees. Land use review fees include a minimum land use review fee and may include an hourly fee as specified in Table C-1. The minimum land use review fee covers the number of review hours specified in Table C-1. Only one minimum review fee shall be charged. Additional hours shall be charged at the rate specified in the table.

C. Time of Payment.

1. Pre-application Conference Fee. The fee for land use pre-application conference specified in Table C-1 shall be paid prior to the conference.

2. Minimum Land Use Review Fee. The minimum land use review fee specified in Table C-1 shall be paid at application submittal. For projects entailing hourly fees in addition to the minimum land use review fee, the Director will require periodic progress payments to be made during the application review process.

3. The following fees and amounts are due at the times specified below:

a. Monthly billing for hourly fees accrued above the minimum fee will be payable upon receipt of invoice.

b. All outstanding DPD fees shall be paid prior to the publication of a decision or recommendation on the application and prior to issuance of the permit. The actual charges and fees paid shall be reconciled and all outstanding balances are due and payable on demand. In cases where no published decision or recommendation is required, fees owed shall be paid prior to issuance of the permit, or issuance of a letter.

c. For Council and Hearing Examiner approvals, the fee due for work up to and through final Council or Hearing Examiner action shall be paid at the time the recommendation of the Director is available for public review and before it is forwarded for final action. In addition to periodic monthly billings for actual charges during the Council or Hearing Examiner proceedings, after final Council or Hearing Examiner action, the actual charges and all outstanding fee balances shall be due and payable upon demand, and prior to issuance of the permit.

d. For early design guidance projects entailing hourly fees in addition to the minimum land use review fee, all outstanding fees shall be paid upon application for the master use permit. Any hours paid by the minimum land use review fee but not spent at the time of application for the master use permit shall be credited toward land use review of the master use permit application.

D. Additional Review. In addition to the fees set in Table C-1, review time required on a project prior to, or in lieu of, an application will be charged hourly as determined by the Director.

E. Correction Fee. After written notice to the applicant, a Correction Fee of $320 may be charged for each additional correction cycle required due to lack of response from the applicant.
Table C-1 – LAND USE FEES
A. MASTER USE PERMIT, ENVIRONMENTAL CRITICAL AREAS, CITY COUNCIL and HEARING EXAMINER APPROVALS
Hours worked beyond those covered by minimum will be charged the Land Use hourly rate, unless otherwise noted, and payable at time of invoice.
Type of Land Use ReviewMinimum Fee
General - first 10 hours of reviewLand use Hourly x 10
Low-Income Housing - first 24 hours of review1Land use Hourly x 10
1. Administrative conditional uses (ACUs) ACUs for community centers, child care centers, adult care centers, private schools, religious facilities and public and private libraries in single family and multi-family zones shall be charged a minimum fee of $1,620 for the first 20 hours. Additional hours shall be charged at the rate of $250 per hour. This exception applies when the application is for an ACU only, or an ACU combined with a variance application.
2. Design review, except as provided in item 15
3. Environmental reviews (SEPA), including projects with more than one addressed site
4. Environmentally critical areas (ECA)
a. Environmentally Critical Areas variance2
b. ECA Exception
c. Environmentally Critical Areas Administrative Conditional Use
5. Shoreline permits
a. Substantial development permits
b. Variances2 and conditional uses
6. Short subdivisions 3
7. Special exceptions
8. Variances2 Variances for community centers, child care centers, adult care centers, private schools, religious facilities and public and private libraries in single family and multi-family zones shall be charged a minimum fee of $1,620 for the first 20 hours. Additional hours shall be charged at the rate of $250 per hour. This exception applies when the application is for a variance only, or a variance combined only with an ACU application.
9. Concept approvals including, but not limited to planned community/residential development, public projects, City facilities, plan shoreline developments, other general development plans
10. Council conditional uses
11. Full subdivisions4
12. Major Institution – 40 hour deposit is required for Master Plans
13. Zoning map changes and rezones
B. MISCELLANEOUS HOURLY LAND USE REVIEWS, RESEARCH, AND OTHER SERVICES
Hours worked beyond those covered by minimum will be charged the Land Use hourly rate, unless otherwise noted, and payable at time of invoice.
Type of Land Use ReviewMinimum Land Use Review Fee
14. ConcurrencyReserved
15. Design Review for Tree Protection5
a. Design review required by SMC 25.11.070 or 25.11.080 to protect exceptional tree when no other land use reviews are requiredLand Use Hourly x 10
b. Design review elected by applicant for tree protectionLand Use Hourly x 10
16. Early design guidanceLand Use Hourly x 10
17. Establishing use for the record: Refer to Table D-2 #9 for additional fees that may apply to this permit typeLand Use Hourly x 2
18. Land Use Code Interpretations6Land Use Hourly x 10
19. Letters for detailed zoning analysis or permit researchLand Use Hourly x 4
20. Lot Boundary Adjustment, Temporary Use > 4 weeksLand Use Hourly x 5
21. Major Institution - review of annual planLand Use Hourly x 6
22. Major phased development permit - minor amendmentLand Use Hourly x 2
23. Neighborhood planningReserved
24. Noise survey review and varianceSee Table D-2 and Section 22.900F.020
25. Open space remainder lots and surplus state propertyLand Use Hourly x 4
26. Pre-application conference7Land Use Hourly x 1
27. Public benefit feature reviewLand Use Hourly x 2
28. Renewals including shoreline renewalsLand Use Hourly x 2
29. Revisions other than shoreline revisionsLand Use Hourly x 1
30. School use and school development advisory committee reviewsLand Use Hourly x 10
31. Shoreline exemptionsLand Use Hourly x 1
32. Shoreline permit revisions not due to required conditionsLand Use Hourly x 2
33. Special accommodationLand Use Hourly x 2
34. Structural building overhangs and areaways as a separate componentLand Use Hourly x 2
35. Tree and Vegetation Restoration Review in ECA above minimum threshold where SEPA is not required other than for the restoration (25.09.320A3c2b)Land Use Hourly x 2
36. Street Improvement Exceptions on a Land Use permitLand Use Hourly x 2
C. NON-HOURLY LAND USE FEES
Type of Land Use ReviewFee
37. Curb cuts as a separate component
a. Single-family residential$72 each
b. Other than single-family residential$143
38. Intake appointments for land use reviews; fee is charged for each occurrenceDPD Base Fee x 1
39. Notice. All notice is charged based upon type for each occurrence.8
a. Land use information bulletin (GMR notice)DPD Base Fee x 1
b. Posting large sign or placards$109
c. Mailed noticeDPD Base Fee x 1
d. DJC decision publication$171
e. Neighborhood newspaper decision publication$171
f. Public meeting room rental$110
40. Rebuild Letters
a. With ResearchDPD Base Fee x 1
b. Without Research$37
41. Records research by the Public Resource CenterDPD Base Fee x 1
42. Recording Fees, for LBA, Short SubdivisionRate charged by King County9

Notes to Table C-1:

1. For purposes of these land use fees, low-income housing is housing that both (1) satisfies the definition of "low-income housing" in SMC 23.84.024; and (2) where at least 50 percent of the total gross floor area of each structure on the site is committed to low-income housing use for at least 20 years.

2. The single variance fee shall be applicable whether the project requires one or multiple variances.

3. Includes short subdivisions in environmentally critical areas.

4. Includes full subdivisions in environmentally critical areas.

5. This fee applies when design review is initiated only for tree protection and the application has no other review under Items 1– 14.

6. The fees for interpretations of SMC Chapters 25.12, 25.20, 25.21, 25.22, and 25.24 shall be collected by the Director of the Department of Neighborhoods.

7. Additional notice may be given in circumstances including but not limited to the following: reinstallation of environmental review signs, reposting of the land use review or environmental signs, new component reviews added subsequent to the original notice, revised decisions, and changes to the scope of the project.

8. The pre-application conference fee covers a one hour conference. Additional pre-application review time will be charged at the Land Use hourly rate. See also Section 22.900C.010.E.

9. Recording fees will be charged the current rate as established and charged by King County at the time of document recording.

(Ord. 123610, § 3, 2011; Ord. 123453, § 11, 2010; Ord. 123246, § 1, 2010; Ord. 122855, § 4, 2008; Ord. 122750, § 2, 2008; Ord. 122297, § 6, 2006; Ord. 121664 §§ 6A, 6B, 2004; Ord. 121338 § 3, 2003; Ord. 120997 § 4, 2002; Ord. 120818 §§ 5, 6, 7, 2002; Ord. 120448 § 2, 2001; Ord. 119766 § 4, 1999; Ord. 119326 § 1, 1998; Ord. 119255 § 2 (part), 1998.)

Chapter 22.900D
FEES FOR NEW AND ALTERED BUILDINGS AND EQUIPMENT

Sections:

22.900D.010 Development permit fees.

22.900D.030 Concrete mix design approval.

22.900D.060 Fees for parking facilities outside of buildings.

22.900D.070 Floodplain development approval or license fee.

22.900D.080 Demolitions and relocations.

22.900D.090 Permit fees for mechanical equipment and systems, other than boilers and pressure vessels and refrigeration systems.

22.900D.100 Refrigeration equipment and systems.

22.900D.110 New installations and alterations of boilers and pressure vessels.

22.900D.130 Shop and field assembly inspections.

22.900D.140 New installations and alterations of elevators and other conveyances.

22.900D.145 Site and Geotechnical review fee

22.900D.150 Electrical permit fees.

22.900D.160 Sign, awning and canopy permit fees.

22.900D.170 Design Commission fees.

22.900D.010 Development permit fees.

A. General. The development fee shall cover the application, review and inspection process associated with new construction, additions, alterations, and repairs to existing buildings and establishment of use. The development fee shall consist of a permit fee and, where plans are reviewed, a separate plan review fee. The permit fee and plan review fee shall be determined based on valuation, except as provided below.

B. Time of Payment of Fees. Fees collected at the time of application will be based on Department estimates of the total fees due at the time of permit issuance. The final Department fees will be recalculated during review, and any additional amount due shall be collected prior to the issuance of the permit, approval, denial, decision or recommendation, provided that hourly fees may be collected earlier, as described in Section 22.900B.010 D. Any fee in excess of the final calculated fee shall be refunded pursuant to Section 22.900B.050 and 22.900D.010 K.

If, during the initial review, the previously-collected fee is determined to be less than 90 percent of the estimated fee, the review work subsequent to the initial review will not proceed until the discrepancy is paid to the Department.

1. Amount Due Prior to Application. Fees for building preapplication conference and any additional fees accrued after the conference shall be due prior to permit application. See 22.900D.010 I for building preapplication conference fees.

2. Amounts Due at Time of Application. The following amounts are due at the time of application:

a. Applications for building and/or mechanical permits without plan review shall pay a fee for subject-to-field inspection (STFI) permits equal to the permit fee specified in Table D-2.

b. Applications for building and/or mechanical permits with plan review shall pay the plan review fee plus 1/2 the permit fee as specified in Table D-2.

i. For development permits approved to be issued in phases, the plan review fee plus 1/2 the permit fee due at the time of application of the first phased submittal shall be calculated based upon the value calculated in accordance with Section 22.900D.010. C for the entire scope of the development permit. The remaining portion of the permit fee will not be collected until issuance of the final phase of the development permit that completes the scope of the proposed building project.

c. For other applications, the minimum fee shall be collected at the time of application.

C. Determination of Value.

1. The Director shall determine the value of construction for which the permit is issued (the estimated current value of all labor and materials, whether actually paid or not, as well as all finish work, painting, roofing, electrical, plumbing, heating, air-conditioning, elevators, fire-extinguishing systems, automatic sprinkler systems, other mechanical systems, retaining walls, rockeries and any other permanent work or permanent equipment, but not including furnishings). The building valuation data from the International Code Council and other valuation criteria approved by the Director will be used to determine the value of construction.

2. Dish or Panel Antennae. The fee for processing applications for installation of a dish or panel antenna shall be charged on the value of the foundation and supports constructed for the installation. The value of the dish or panel antenna shall not be included in the determination of value.

3. The development fee for parks and playgrounds shall be based on the project value, including the value of improvements for structures incidental to the park or playground such as retaining walls, rockeries and restrooms, but shall not include the value of playground equipment.

4. The valuation shall be based on the highest type of construction to which a proposed structure most nearly conforms, as determined by the Director.

D. Phased Permits.

1. When a new building project is proposed to be built in phases and the Director determines that separate development permits may be issued for approved portions of the project, the development fee for the entire permit shall be based on the value of work according to Table D-2. If the shoring and/or excavating work is included with the complete foundation (below grade) phase of the building project, the fees for such work shall be included in the fees described above.

When the proposed building project includes a separate shoring and/or excavation phase that is not combined with the complete foundation (below grade) phase, the shoring and/or excavation work will be reviewed and issued as a separate permit. The fees for the excavation portion of that permit shall be based on Section 22.900D.145 and the fees for the shoring portion of that permit shall be based on the value of that structural portion of the work according to Table D-2. No credit will be given for any of these fees toward the phased building permit.

2. In addition to the fee specified in 22.900.010 D 1 above, where an applicant requests division of an already-submitted permit application a fee shall be charged for each separate application as specified in Table D-2 and the fee to process this request will be charged at the DPD hourly rate.

E. Calculation of Development Fees. The development fee for a permit shall be calculated as described in this section. Table D-1 establishes the development fee index for value-based development fees. Except as specified in Section 22.900D.010 F below, Table D-2 establishes the permit fee and plan review fee, calculated as a percentage of the development fee index where determined by value. If two or more buildings are allowed under one permit, they shall be assessed fees as separate buildings under Table D-2. The individual fees shall then be added to determine the total development fee for the permit.
Table D-1 - CALCULATION OF THE DEVELOPMENT FEE INDEX
Total ValuationDevelopment Fee Index
$0 to $1,000$150 for the first $1,000 or fraction thereof
$1,001 to $50,000$150 for the first $1,000 plus $1.25 for each additional $100 or fraction thereof
$50,001 to $100,000$762.50 for the first $50,000 plus $1 for each additional $100 or fraction thereof
$100,001 to $250,000$1,262.50 for the first $100,000 plus $4.75 for each additional $1,000 or fraction thereof
$250,001 to $500,000$1,975 for the first $250,000 plus $4.50 for each additional $1,000 or fraction thereof
$500,001 to $750,000$3,100 for the first $500,000 plus $4.25 for each additional $1,000 or fraction thereof
$750,001 to $1,000,000$4,162.50 for the first $750,000 plus $4 for each additional $1,000 or fraction thereof
$1,000,001 to $2,000,000$5,162.50 for the first $1,000,000 plus $3.75 for each additional $1,000 or fraction thereof
$2,000,001 to $3,000,000$8,912.50 for the first $2,000,000 plus $3.50 for each additional $1,000 or fraction thereof
$3,000,001 to $4,000,000$12,412.50 for the first $3,000,000 plus $3.25 for each additional $1,000 or fraction thereof
$4,000,001 to $5,000,000$15,662.50 for the first $4,000,000 plus $3 for each additional $1,000 or fraction thereof
$5,000,001 to $50,000,000$18,662.50 for the first $5,000,000 plus $2.25 for each additional $1,000 or fraction thereof
$50,000,001 to $100,000,000$119,912.50 for the first $50,000,000 plus $1.75 for each additional $1,000 or fraction thereof
$100,000,001 to $200,000,000$207,412.50 for the first $100,000,000 plus $1.25 for each additional $1,000 or fraction thereof
$200,000,001 and up$332,412.50 for the first $200,000,000 plus $0.75 for each additional $1,000 or fraction thereof
Table D-2 - CALCULATION OF DEVELOPMENT FEES DETERMINED BY VALUE Type of DevelopmentPercent of Development Fee Index (DFI) Calculated from Project Value as Specified in Table D-11
Permit FeePlan Review Fee
1. Building, with or without mechanical, with or without use100% of DFI100% of DFI
2. STFI (Subject to field inspection - building and/or mechanical2100% of DFI40% of DFI
3. Energy code compliance review using Target UA and/or System Analysis (RS29).(included in item #1)DPD hourly rate, 1 hour minimum
4. Mechanical permit:
a. Submitted as part of a building permit application (if associated with other work)(included in item #1)DPD hourly rate, 1 hour minimum
b. Submitted separately from a building permit application (if associated with other work) or if applied for as a mechanical only permit (Also see Section 22.900D.090 for mechanical equipment fees)100% of DFIDPD hourly rate, 1 hour minimum
(See also Section 22.900D.090)
5. Blanket permit review fees:
a. Initial tenant alterations within 18 months of the date of issuance of first tenant permit within a building where the area of work is more than 50,000 sq. ft.$2.20 per 100 square feet1$2.55 per 100 square feet1
b. Initial tenant alterations applied for after 18 months of the date of issuance of the first tenant permit, and other tenant alterations100% of DFI60% of DFI
6. Initial tenant alterations applied for within 18 months of the date of issuance of the first tenant permit (nonblanket permit initial tenant improvements to shell and core)450% of DFI based on new building value of shell and core50% of DFI based on new building value of shell and core
7. Standard plans:
a. Establishment of standard plan, including temporary structures. (For swimming pools, see Item 15 below)100% of DFI200% of DFI, plus DPD hourly rate for review/approval of "options"
b. Establishment of already permitted plan as standard plan100% of DFI100% of DFI, plus DPD hourly rate for review/approval of "options"
c. Subsequent reviews of standard plan, other than temporary structures100% of DFI60% of DFI, plus DPD hourly rate for review/approval of "revisions"
d. Subsequent reviews of standard plans for temporary structuresSee Item 16 belowSee Item 16 below
8. Factory-built housing and commercial structuresBase Fee × 1Base Fee × 1 for each module
Table D-2 - CALCULATION OF DEVELOPMENT FEES DETERMINED BY VALUE
Special Development Fees
Type of DevelopmentPermit FeePlan Review Fee
9. Establishing use for the record:
a. Applications with no constructionBase Fee × 1.5None
b. Applications with construction: Refer to Table C-1, item #17, for additional Land Use Fees that apply to this permit type100% of DFI100% of DFI
10. Noise survey reviewsNoneDPD hourly rate; 30-minute minimum
11. Parking facilities
a. Outside a buildingSee Sec. 22.900D.060
b. Within or on a buildingSee Sec. 22.900D.010 C
12. Renewal fees
a. Development permits and separate mechanical permits where original plans will be changedDPD hourly rateDPD hourly rate
b. Development permits other than separate mechanical where no change will be made to original plansBase fee × 1.5
c. Separate mechanical where no change will be made to original plansBase fee × 1
13. Single-family seismic retrofit
a. Permit for work in full compliance with Project Impact Standards/PlansBase fee x 1None
b. Permit for work in partial compliance with Project Impact Standards/Plans with additional engineering design of those portions not in complianceBase fee x 1DPD hourly rate with 1 hour minimum
c. Voluntary seismic upgrades requiring full engineering/design and not per Project Impact Standards/Plans100% of DFI100% of DFI
14. Special inspectionBase fee × 1
15. Swimming pools4
a. Unenclosed pools accessory to Group R-3 occupancyBase fee × 4
b. Unenclosed pools accessory to occupancies other than Group R-3Base fee × 6
c. Principal use unenclosed poolsBase fee × 6
d. Future construction of an unenclosed swimming poolBase fee × 1
e. Initial approval of standard plan for swimming pool accessory to Group R-3 occupancyBase fee × 5
f. Subsequent review of application based on approved swimming pool standard plan.Base fee × 1.5
16. Temporary structures, such as commercial coaches5Base fee × 2 per structure
17. Temporary use permits
a. For 4 weeks or less6Base fee × 1.5
b. For more than 4 weeks6Base fee × 2
18. Phased Permits
a. Value < $5,000,000 in valueBase fee × 1
b. Value > $5,000,000 in valueBase fee × 2
19. ECA Small Project Waiver on a building permitNoneDPD hourly rate; 0.25 hour minimum
20 Street Improvement Exceptions on a building permitDPD Land Use Hourly x 2Land Use Hourly rate for each review hour spent beyond 2 hour minimum fee
21. Building Permit Shop DrawingsNoneDPD hourly rate: 1.75 hour minimum
22. Sprinkler Shop DrawingsNoneDPD hourly rate: 0.75 hour minimum
23. Sprinkler Only Permit Submittals (New and/or Add/Alt)Base fee x 0.75See Section 22.900.G - Fire Department Fees.
24. Code Alternate RequestNoneDPD hourly rate, 2 hour minimum

Notes to Table D-2:

1. The minimum permit fee or plan review fee for value-based fees is $150.00.

2. The minimum plan review fee for Subject To Field Inspection (STFI) value-based plan review is $60.

3. This fee is applicable only to those initial tenants that reflect the use and occupancy established in the shell and core permit. The value used shall be the new construction value used in calculating value for the core and shell permit.

4. When a swimming pool is located within an enclosed building and is included in the building plans for that building, a separate fee shall not be charged for the swimming pool. The swimming pool area will be considered as floor area of the principal occupancy of the building.

5. This fee shall not apply to any on-site, temporary construction office where a valid building permit is in force.

6. Master use permit fees for such temporary uses shall be charged according to Table C-1.

F. Blanket Permits.

1. The application fee for a blanket permit to cover initial nonstructural tenant alterations within the first three years of the first tenant alteration permit shall be charged at the rate of $4.75 per 100 square feet of space to be improved within the life of the permit. A deposit based on the estimated value of the work to be completed during the life of the permit shall be collected at the time of application. As individual tenant spaces are reviewed, the amount of the fee equivalent to the floor space examined shall be deducted from the deposit per Table D-2.

2. The application fee for a blanket permit to cover nonstructural tenant alterations in previously-occupied space, or to cover initial nonstructural tenant alterations after three years of the first tenant alteration permit, is one (1) times the base fee. A deposit based on the estimated value of the proposed work within 18 months shall be collected at the time of application. As individual tenant spaces are reviewed, the fee for the work to be done shall be calculated according to Table D-2 and deducted from the deposit.

3. When the estimated blanket fee deposit is used up in less time than the life of the permit and work remains to be done, an additional deposit shall be paid based on the estimated floor area remaining to be improved during the remaining life of the permit. When a portion of the deposit is unused at the end of the life of the permit and work remains to be done, credit for the balance of the deposit may be transferred from the expiring permit to a new blanket permit. To minimize additional accounting costs associated with blanket permits, where more than two deposits are made during the life of the blanket permit, the minimum amount of each subsequent deposit shall be $2,000.00.

G. Revisions to Issued Permits. Fees for revisions to issued permits shall be charged according to standards promulgated by the Director that approximate the additional cost of reviewing the revisions. A nonrefundable fee of one times the Base Fee shall be paid at the time the revisions are submitted.

H. Certificate of Occupancy. The issuance of a certificate of occupancy for existing buildings, either where no certificate of occupancy has previously been issued or where a change of occupancy is requested, requires a building permit. When there is no construction valuation (there is no work which would require a building permit), the minimum building permit fee shall be assessed. In addition to the minimum building permit fee, where records research, plan examination or inspection is required, charges shall be assessed at the DPD hourly rate. Where work is being done as authorized by a permit, the permanent certificate of occupancy fee is not assessed in addition to the building permit fee. The fee for a temporary certificate of occupancy shall be charged at the rate of one-half the Base Fee. The fee for the duplication of a certificate of occupancy is $29.50 unless records research, plan examination or inspection is required, in which case charges shall be assessed at the DPD hourly rate.

I. Building Preapplication Conferences.

1. Required Building Preapplication Conferences. When there is a requirement for a preapplication or predesign conference, such as buildings subject to the Seattle Building Code special provisions for atriums (Section 404), or highrise buildings (Section 403), 35 percent of the estimated plan review fee for the structure shall be charged and paid as specified in Section 22.900D.010 B, and applied toward the development permit fee provided the permit application is made within six months of the date of the pre-application conference. (See Table C-1 for land use preapplication conference fees.)

2. Other Building Preapplication Conferences. When a preapplication conference is requested by the applicant but is not required by Code, a fee equal to 1.5 times the base fee shall be paid no later than the time of the conference. Such fee is required for each meeting held on a project. In addition to the minimum building pre-application conference fee, where additional staff, research, preliminary plan examination or inspection is required, charges shall be assessed at the DPD hourly rate and shall be charged and paid as specified in Section 22.900D.010B.

J. Correction Fee. After written notice to the applicant, a Correction Fee of $320 will be charged for each additional correction cycle required due to lack of adequate response from the applicant.

[K. Reserved.]

L. Renewals. Fees for renewal of permits shall be charged according to Table D-2. When the fee for a new permit would be less than 1.5 times the base fee, then the fee to renew the permit shall be the same as for a new permit.

M. Reestablishment. The following fee shall be charged for reestablishment of development permits.

1. Three times the base fee; plus

2. If changes are made to the original plans, an additional fee shall be charged for inspection and/or plan examination at the DPD hourly rate.

When the fee for a new permit would be less than three times the base fee, then the fee to reestablish the permit shall be the same as for a new permit.

(Ord. 123453, § 12, 2010; Ord. No. 123246, § 2, 2010; Ord. 122855, § 5, 2008; Ord. 122297, § 7, 2006; Ord. 121851 § 1, 2005; Ord. 121664 § 7, 2004; Ord. 120997 § 5, 2002: Ord. 120818 § 8, 2002: Ord. 120448 §§ 3,4,5, 2001: Ord. 119766 § 5, 1999: Ord. 119255 § 2 (part), 1998.)

22.900D.030 Concrete mix design approval.

The fee for the evaluation of a concrete design mix is One-Half ( 1/2) times the base fee, paid in advance of the evaluation decision being rendered.

(Ord. 119255 § 2 (part), 1998.)

22.900D.060 Fees for parking facilities outside of buildings.

A. A fee for parking facilities outside of buildings shall be charged for the review of plans to regrade and resurface existing parking facilities, to reconfigure existing parking facilities (rearrange parking spaces and aisles), to establish parking facilities on existing paved areas, and to establish and construct new parking facilities, whether the principal use of a lot or accessory to another use, as provided in Table D-7. (Parking facilities within buildings shall be charged fees in accordance with Section 22.900D.010.)

B. In determining the area of the parking facility, all aisles and landscape areas internal to the parking facility shall be included. Driveways to the parking facility and landscape areas on the periphery of the parking facility shall not be included.

C. These fees shall not apply to any parking facility which is underground and within a structure or on the roof of a structure, or to any extension of a parking facility which is primarily under a building, provided that the uncovered extension is no more than Four (4) feet beyond the footprint of the building. The fees for these parking facilities shall be charged in accordance with Section 22.900D.010.
Table D-7 – PARKING FACILITIES FEES
Parking Lot Size (Square Feet of Gross Parking Area1)Fee Without Associated Building or Use Permit2Fee With Associated Building or Use Permit2
Over 4,000Base fee × 3Base fee × 2.5
2,000– 4,000Base fee × 2.5Base fee × 1.5
Less than 2,000Base fee × 1No fee

Notes to Table D-7:

1. Where an existing parking facility is being reconfigured, gross parking area shall be the area being reconfigured.

2. Associated building or use permits are permits that have not expired (or are still going through the review process).

D. The fee for renewal or reestablishment of a permit for a parking facility is One and One-Half (1 1/2) times the base fee where there are no changes in the plans. If changes are made to the original plans, an additional fee shall be charged for inspection and/or plan examination at the DPD hourly rate.

(Ord. 121664 § 8, 2004; Ord. 120997 § 6, 2002; Ord. 120818 § 9, 2002; Ord. 119766 § 8, 1999; Ord. 119255 § 2 (part), 1998.)

22.900D.070 Floodplain development approval or license fee.

The fee for processing and review of applications for floodplain development approvals shall be charged at the rate of One and One-Half (1 1/2) times the base fee, except that the fee for processing and review of applications for a floodplain development license shall be charged at the rate of One (1) times the base fee.

(Ord. 119255 § 2 (part), 1998.)

22.900D.080 Demolitions and relocations.

A. Demolition. The fee for demolition permits is One and One-Half (1 1/2) times the Base Fee.

B. Relocation other than floating homes.

1. The fee to relocate a building from within the City to a location outside of the City is One and One-Half (1 1/2) times the Base Fee (demolition fee) for the site from which the building is moved.

2. The fee to relocate a building to any location within the City limits includes:

a. An amount calculated according to Table D-2 as for new construction for the foundation and additions to the building; and

b. A fee for alterations to the building calculated as for alterations to other buildings; and

c. One and One-Half (1 1/2) times the base fee (demolition fee) for the site from which the building is moved.

3. Relocation permits require a deposit or bond of Ten Thousand Dollars ($10,000.00), refundable upon the completion and approval of the foundation and framing.

C. Floating Home Relocation. The fee to relocate a floating home shall be charged at the rate of One and One-Half (1 1/2) times the base fee.

(Ord. 121664 § 9, 2004; Ord. 120997 § 7, 2002: Ord. 120448 § 6, 2001: Ord. 119255 § 2 (part), 1998.)

22.900D.090 Permit fees for mechanical equipment and systems, other than boilers and pressure vessels and refrigeration systems.

A. Mechanical permit fees for the installation, replacement or major alteration of heating equipment, incinerators and other miscellaneous heat-producing appliances shall be charged as set in Table D-8. Fees shall be charged for each furnace when it is applied for without plans. No separate fee shall be charged for a furnace when it is included in plans for a mechanical air-moving system submitted for a mechanical permit.

B. Mechanical permits are considered part of a building permit, with no additional fee, when mechanical plans are reviewed at the same time as structural and architectural plans for the same building project. The fees for a separate mechanical permit for installation, alteration or repair of mechanical air-moving systems, including ducts attached thereto, associated nonresidential heating and cooling equipment, and mechanical exhaust hoods, including ducts attached thereto, are charged per Table D-2. See Table D-12 for rates for burners installed in boilers.

C. The fee to renew or reestablish a furnace permit is 0.5 the base fee.
Table D-8 – PERMIT FEES FOR MECHANICAL EQUIPMENT
Type of InstallationFee
Forced air, gravity-type, or floor furnace, gas or oil suspended heater, heat pump, recessed wall heater or floor-mounted space heater, wall furnace, circulating heater or woodstove/fireplace insert including ducts and burners attached thereto$118 per unit
New gas or oil burners and newly installed used gas or oil burners1$118 per unit
Appliance vents Class A, B, BW or L when installed separately$94 per unit
Mechanical air-moving systemsSee Table D-2
Appliances or equipment or other work not classed in other categories, or for which no other fee is listedHourly at the DPD hourly rate. Minimum of 1/2 hour.

(Ord. 123453, § 13, 2010; Ord. 122855, § 6, 2008; Ord. 122297, § 8, 2006; Ord. 121664 § 10, 2004; Ord. 120997 § 8, 2002: Ord. 120818 § 10, 2002: Ord. 120448 §§ 5, 6, 7, 2001: Ord. 119766 § 9, 1999: Ord. 119255 § 2 (part), 1998.)

22.900D.100 Refrigeration equipment and systems.

A. Fees for the installation, addition, repair, replacement and alteration of refrigeration equipment and systems shall be charged as set in Table D-10.

B. Temporary installations of ten days' duration or less, made for the purposes of exhibition, display or demonstration shall be charged a fee of $52 for each installation.
Table D-10 - REFRIGERATION PERMIT FEES1
Type or Size of System/EquipmentFee
Basic fee2$56
Additional installation fee per compressor
0– 5 HP$56
6– 25 HP$112
26– 100 HP$211
101– 500 HP$298
Over 500 HP$362
Repair and alteration (value of work)
$0– $1,000$56
$1,001– $5,000$81
$5,001– $10,000$140
Over $10,000$139 plus $56/each $5,000 or fraction thereof of valuation above $10,000

Notes to Table D-10:

1. Where the application for permit shows cooling tonnage rather than horsepower, the fees of this table shall apply at a rate of one horsepower equals one ton of cooling capacity.

2. The basic fee applies to new installations, repairs and alterations.

[C. Reserved.]

D. The fee to renew or reestablish a refrigeration permit is One-Half ( 1/2) the base fee.

(Ord. 123453, § 14, 2010; Ord. 122855, § 7, 2008; Ord. 122297, § 9, 2006; Ord. 121664 § 11, 2004; Ord. 120997 § 9, 2002: Ord. 120818 § 11, 2002: Ord. 119255 § 2 (part), 1998.)

22.900D.110 New installations and alterations of boilers and pressure vessels.

A. Fees for the installation of boilers and pressure vessels shall be charged as set in Table D-12. The fee for alteration or repair of boilers and pressure vessels when an inspection is required is a minimum fee of one-half ( 1/2) times the base fee and a fee for inspection time beyond the first one-half ( 1/2)hour at the DPD hourly rate.

B. The fee to renew or reestablish a boiler permit is one-half ( 1/2)the base fee.
Table D-12 - INSTALLATION PERMIT FEES FOR BOILERS AND PRESSURE VESSELS
Type of InstallationInstallation Fee
____
BoilersHeated By Combustion Products Heating Surface (In Square Feet)Electric Power Input (in KW)
0– 2500– 200$194.00
>250– 500201– 400$289.00
>500– 750401– 600$388.00
>750– 1,000601– 800$559.00
>1,000Over 800$707.00
____
Pressure Vessels1Length times diameter in square feet
0– 15$131.00
>15– 30$171.00
>30– 50$247.00
>50– 100$318.00
>100$388.00
____
Burner20– 12,500,000 Btu/hr$194.00 (each fuel)
Over 12,500,000 Btu/hr$301.00 (each fuel)
____
Automatic certification0– 12,500,000 Btu/hr$194.00 (each fuel)
Table D-12 - INSTALLATION PERMIT FEES FOR BOILERS AND PRESSURE VESSELS
Type of InstallationInstallation Fee
Over 12,500,000 Btu/hr$301.00 (each fuel)
____
Monitoring SystemPer Boiler$359.00

Notes to Table D-12:

1. Rating size is the product of the two greatest dimensions of the vessel: diameter × overall length for the cylindrical vessels; maximum width X maximum length for rectangular vessels.

2. When a burner is installed in conjunction with a boiler, a separate fee shall not be charged for the burner.

(Ord. 122855, § 8, 2008; Ord. 122297, § 10, 2006; Ord. 121664 § 12, 2004; Ord. 120997 § 10, 2002: Ord. 120818 § 12, 2002: Ord. 120448 § 8, 2001; Ord. 119766 § 10, 1999; Ord. 119255 § 2 (part), 1998.)

22.900D.130 Shop and field assembly inspections.

A. The Director may, upon written request of any manufacturer or assembler licensed to do business in The City of Seattle who has an appropriate American Society of Mechanical Engineers (ASME) Boiler and Pressure Vessel Code Symbol and holds a valid certificate of authorization from the ASME, make shop and field assembly inspection of boilers, boiler piping and unfired pressure vessels and provide for certification of manufacturers' data reports of such inspections as may be required by the ASME Boiler and Pressure Vessel Code rules. This service shall be provided only when the equipment is to be installed within The City of Seattle, and only when the applicant is unable to obtain inspections from private inspection agencies or other governmental authorities.

B. Fees for shop and field assembly inspection of boilers and pressure vessels shall be charged at the same rate as the installation fees for the equipment or at the DPD hourly rate, with a minimum fee charged at the rate of One (1) times the base fee for any One (1) inspection.

C. Fees for inspection requested for other than shop and field assembly inspection shall be charged at the DPD hourly rate, with a minimum fee charged at the rate of One (1) times the base fee for any One (1) inspection.

D. No fee shall be charged for the emergency inspection of a boiler or pressure vessel which has burst, burned or suffered other accidental damage, provided the boiler or pressure vessel is covered by a current valid certificate of inspection.

(Ord. 121664 § 13, 2004; Ord. 120997 § 11, 2002; Ord. 119255 § 2 (part), 1998.)

22.900D.140 New installations and alterations of elevators and other conveyances.

A. Permit fees for new installations and relocations of passenger or freight elevators, automobile parking elevators, escalators, moving walks, material lifts, dumbwaiters, lifts, private residence elevators and other conveyances shall be charged as set forth in Table D-13.

B. The permit fee for alterations and repairs to existing elevators, escalators, lifts, moving walks, dumbwaiters, and other conveyances shall be charged on a valuation basis as set forth in Table D-13, provided that in no case shall the fee for alteration or repair exceed the fee if the same were a new installation.

C. The fee for a temporary, 60-day operating permit is one (1) times the base fee.

D. The fee to renew or reestablish an elevator permit is one-half ( 1/2) the base fee.
Table D-13 - PERMIT FEES FOR ELEVATORS AND OTHER CONVEYANCES1, 2, 3, 4
____
Type of ConveyanceFee
____
New Installations and Relocations
____
Hydraulic elevators$507.00 plus $44.00 per hoistway opening
Cabled geared and gearless elevators$973.00 plus $74.00 per hoistway opening
Residential hydraulic and cabled elevators$383.00
Dumbwaiters, manual doors$184.00 plus $22.50 per hoistway opening
Dumbwaiters, power doors$184.00 plus $52.00 per hoistway opening
Escalators and moving walks$1,444.00 plus the following (width in inches + run in feet + vertical rise in feet) × $4.40
Accessibility lifts (vertical and inclined)$295.00
Material lifts$354.00
____
Alterations and Repairs
____
Accessibility lifts (vertical and inclined)$147.00 plus $22.50 for each $1,000 of construction value or fraction thereof
Other elevators, escalators, walks, dumbwaiters and lifts$177.00 plus $29.00 for each $1,000 of construction value or fraction thereof
Elevator cosmetic alterations only:
Weight differential less than or equal to 5%$177.00 plus $29.00 for each $1,000.00 of construction value or fraction thereof, to a maximum fee of $354.00
Weight differential greater than 5%$177.00 plus $29.00 for each $1,000.00 of construction value or fraction thereof
Alteration or replacement of a door opening device$212.00 per opening device

Notes to Table D-13:

1. Each separately-powered unit is considered a separate conveyance. Applications and permits shall be issued accordingly. (See Seattle Building Code Section 3006.1.)

2. Installation fees include charges for electrical equipment installed in connection with any conveyance and such equipment shall not be subject to a separate electrical permit and fee.

3. Each of these fees includes a nonrefundable portion in the amount of One (1) times the base fee.

4. The fee for alteration and repair shall not exceed the fee for the same device if installed as new.

(Ord. 122855, § 9, 2008; Ord. 122297, § 11, 2006; Ord. 121664 § 14, 2004; Ord. 120997 § 12, 2002: Ord. 120818 § 14, 2002: Ord. 119255 § 2 (part), 1998.)

22.900D.145 Site and Geotechnical review fee

A. The fees for plan review and inspection of the following are as provided in this section and Table D-SR:

1. Land-disturbing activity as defined in the Stormwater Code, SMC 22.810.130; and

2. Drainage, including temporary drainage and erosion and sedimentation control.

B. The minimum fees for site and geotechnical review are specified in Table D-SR, and shall be paid at the time specified in the table. Hourly fees due in addition to the minimum fee will be calculated during review and prior to of final inspection, issuance of Certificate of Occupancy or permit expiration. Payment of hourly fees is due at the times specified in Table D-SR or may be charged in accordance with Section 22.900B.010.

C. The charge for review time, including site and geotechnical inspections, in excess of the time included in the minimum fee is the DPD hourly rate. Accrued hours shall be billed and payable upon receipt of invoice.

D. The fee for third-party review as specified in the environmentally critical areas regulations, Seattle Municipal Code Section 25.09.080 C, and for shoring review, is the contract cost to the Department for the review plus an amount equal to 15 percent of the contract amount for administration and review of the third-party geotechnical report and professional opinion. Seventy-five percent of the estimated contract amount shall be paid prior to the contract award.

E. Site review fees are nonrefundable.
Table D-SR SITE AND GEOTECHNICAL REVIEW FEE
Type of Site ReviewMinimum FeeTime at Which Minimum Fee is DueReview Time Included in Minimum FeeTime at Which Hourly Fees are Due
1. Pre-application site inspection 3/4 hour at the DPD hourly rateAt the time of application intake 3/4 hourAt the time of application intake
2. Drainage and grading separate from a development permit1 hour at the DPD hourly rateAt the time of application intake1 hourAt the time of permit issuance
3. Review to determine Environmentally Critical Area exemptions1 1/2 hour at the DPD hourly rateAt the time of application intake 1/2 hourAt the time of decision
4. Site located in Environmentally Critically Area unless fully exempt from ECA standards2- 1/2 hours at the DPD hourly rateAt the time of application intake2- 1/2 hoursAt the time of permit issuance
5. Sites requiring either Geotechnical or Drainage review or bothDPD hourly rate, 1/4 hour minimum.At the time of permit issuanceNot ApplicableAt the time of permit issuance
6. Post-Issuance Geotechnical Review for all permits with geotechnical special inspections1 hour at the DPD hourly rateAt the time of permit issuance1 hourAt the time of final inspection, issuance of Certificate of Occupancy or permit expiration.

POST-ISSUANCE SITE INSPECTIONS AND OTHER REVIEWS
Type/DEPTCM/Action ClassWorktypeECA Filter/Action TypeRate
3001 (building)/Single Family NewFull + Full CECA types (1, 2, 8)2.5 × base rate
3001 (building)/Single Family NewFull + Full CECA types (3, 4, 5, 6, 7, 9, 10)1.5 × base rate
3001 (building)/Single Family NewFull + Full CNon ECA1.5 × base rate
3001/Single Family NewField FullECA types (1, 2, 8)2 × base rate
3001/Single Family NewField FullECA types (3, 4, 5, 6, 7, 9, 10)1 × base rate
3001/Single Family NewField FullNon ECA1 × base rate
3001/Single Family Add AltFull + Full CECA types (1, 2, 8)1.5 × base rate
3001/Single Family Add AltFull + Full CECA types (3, 4, 5, 6, 7, 9, 10)1.25 × base rate
3001/Single Family Add AltFull + Full CNon ECA1.25 × base rate
3001/Single Family Add AltField FullECA types (1, 2, 8)1.25 × base rate
3001/Single Family Add AltField FullECA types (3, 4, 5, 6, 7, 9, 10)1 × base rate
3001/Single Family Add AltField FullNon ECA1 × base rate
3001/Commercial NewFull + Full CECA types (1, 2, 8)4.5 × base rate
3001/Commercial NewFull + Full CECA types (3, 4, 5, 6, 7, 9, 10)3 × base rate
3001/Commercial NewFull + Full CNon ECA3 × base rate
3001/Commercial NewField FullECA types (1, 2, 8)3 × base rate
3001/Commercial NewField FullECA types (3, 4, 5, 6, 7, 9, 10)1.5 × base rate
3001/Commercial NewField FullNon ECA1.5 × base rate
3001/Commercial Add AltFull + Full CECA types (1, 2, 8)2.5 × base rate
3001/Commercial Add AltFull + Full CECA types (3, 4, 5, 6, 7, 9, 10)2 × base rate
3001/Commercial Add AltFull + Full CNon ECA2 × base rate
3001/Commercial Add AltField FullECA types (1, 2, 8)2 × base rate
3001/Commercial Add AltField FullECA types (3, 4, 5, 6, 7, 9, 10)2 × base rate
3001/Commercial Add AltField FullNon ECA2 × base rate
3002/DemoAll WorktypesDemo Only 1/2 × base rate
3001/OtherAll WorktypesTemp and None 1/2 × base rate
5001/Grading OnlyFull + Full CGrading Only2.5 × base rate
5001/Grading OnlyField FullGrading Only1 × base rate

Notes to Table D-SR:

1. The fee for review of possible exemptions applies regardless of the review's outcome.

(Ord. 123610, § 4, 2011; Ord. 123453, § 15, 2010; Ord. 123106, § 5, 2009; Ord. 122855, § 10, 2008; Ord. 121664 § 15, 2004; Ord. 120997 § 13, 2002: Ord. 120818 § 15, 2002: Ord. 120448 § 39, 2001: Ord. 119766 § 12, 1999.)

22.900D.150 Electrical permit fees.

A. Permit Fees When Plans and Specifications Are Reviewed.

1. Permit fees for electrical installations for which plans and specifications are reviewed by the Director shall be charged on a valuation basis as set forth in Table D-14.

2. When approved by the Director to submit plans for advance plan examination, 50 percent of the estimated permit fee shall be collected at the time of the permit application and plan submittal.

3. The Director shall determine the value of the construction, which is the value to the vendee of all labor, material, fittings, apparatus and the like, whether actually paid for or not, supplied by the permit holder and/or installed by the permit holder as a part of, or in connection with, a complete electrical system, but which does not include the cost of utilizing equipment connected to the electrical system. The Director may require verification of the stated cost of any work subject to these fees.

When the cost of any proposed installation is unknown, an estimate of the cost shall be made and used to compute the permit fee.

The permit fee specified in Table D-14 is due at the time of application. Upon completion of the installation, a fee adjustment may be made in favor of the City or the permit holder, if requested by either party.

4. When a duplicate set of approved plans is submitted for examination and approval at any time after a permit has been issued on the original approved plans, hourly charges for Departmental work shall be assessed.

B. Permit Fees When Plans and Specifications Are Not Required.

1. Permit fees for electrical installations, additions and alterations for which plans and specifications are not required shall be as set forth in Table D-15. The permit fee specified in Table D-15 is due at the time of application.

2. Permit fees for temporary electrical installations shall be charged for services only at the rate set forth in Table D-15.

3. When the base fee and DPD hourly rate are used to calculate the fee in Table D-15, use Section 22.900B.010 to determine the permit fee.

C. Phased Permits.

1. When an electrical project is proposed to be installed in phases and the Director determines that separate electrical permits may be issued for portions of the project, the permit fee for the initial permits shall be based on the estimated value of the work under that permit according to Table D-14. The fee for the final permit shall be the fee based on the total value of the electrical installations minus the sum of the values of the initial permits.

2. Where an applicant requests that an application for a permit be divided into separate applications subsequent to the initial submittal of a unified application, an additional fee shall be charged at the rate of One times the base fee for each separate application which results from the division.
Table D-14 – ELECTRICAL PERMIT FEES (When Plans are Reviewed)
Total ValuationFee
____
$0 to $1,000$150 for the first $1,000 or fraction thereof.
$1,001 to $5,000$150 for the first $1,000 plus $6 for each additional $100 or fraction thereof.
$5,001 to $50,000$390for the first $5,000 plus $2.50 for each additional $100.00 or fraction thereof.
$50,001 to 100,000$1,515for the first $50,000((.00)) plus $2 for each additional $100 or fraction thereof.
$100,001 to $500,000$2,515for the first $100,000 plus $7.50 for each additional $1,000 or fraction thereof.
$500,001 to $1,000,000 $5,515for the first $500,000 plus $6 for each additional $1,000 or fraction thereof.
$1,000,001 to $3,000,000$8,515 for the first $1,000,000 plus $4 for each additional $1,000 or fraction thereof.
$3,000,001 and up$16,515 for the first $3,000,000 plus $2 for each additional $1,000 or fraction thereof.
Table D-15 - ELECTRICAL PERMIT FEES* (When Plans are Not Required)
____
1. Administrative Fee
a. An administrative fee of $60 will be charged in addition to the other fees specified in this table for all items except item 9.
b. An administrative fee of $48 will be charged when work is added to an existing permit and when other information is changed.
____
2. ServicesSizeFee
a. Services (installation, relocation and temporary installations; size based on conductor ampacity)1 - 125A 1/2 × base fee
126– 200A 3/4 × base fee
201– 300A1 × base fee
301– 400A1.5 × base fee
401– 599A2 × base fee
b. Temporary construction power for single-family residenceAny 1/2 × base fee
____
3. Feeders1
Size120v– 480v>480v
15– 25A$14see below
30– 50A$29see below
15– 50A 1/4 × base fee
60– 125A 1/2 × base fee 1/2 × base fee
150A and above 3/4 × base feesee below
150– 400A1 × base fee
450 & aboveplan review required
____
4. Connections, Devices and Branch Circuits2
a. ConnectionsFee
Light outlet, switches, receptacles, fixtures3, residential-type fan$1.75 each
Track lighting or multi-outlet assembly$1.75 for every 2 feet of track
b. Devices and Branch Circuits
Dimmer (commercial 2,000 watt or over)$19 each
Non-electric furnace4$14 each
Dedicated appliances & utilization circuits (cord and plug or direct wired)
(15– 25A)$14 each
(30-50A)$29 each
Range$29 each
Water heater (220 volt)$29 each
Floodlight5$6.40 each
Sign$36 each
____
5. Transformer Installations6Fee
Up to 300 VA$6.40
300 VA to 6 KVA$14
7 KVA to 15 KVA$43
16 KVA to 45 KVA 1/2 × base fee
46 KVA to 112.5 KVA 3/4 × base fee
>=113 KVA1 × base fee
____
6. Motor InstallationsFee
Up to 1/3 HP$6.40
1/3 HP to 3/4 HP$14
1 HP to 3 HP$21
4 HP to 5 HP$27
6 HP to 20 HP 1/4 × base fee
21 HP to 50 HP 1/2 × base fee
>=51 HP 3/4 × base fee
____
7. Electric Furnaces and HeatersFee
Up to 2 KW$6.40
2 KW to 5 KW$14
6 KW to 15 KW$18
16 KW to 30 KW 1/4 × base fee
31 KW to 100 KW 1/2 × base fee
>=101 KW 3/4 × base fee
____
8. Low-voltage and Communication SystemsFee
a. Low-voltage systems7– sound systems, security systems, fire alarms, nurse call, industrial controls and similarRequires separate permit for each system
Control unit$11 each
Device (actuating, horn, alarm, etc.)$1.75 each
Control systems (>100 volts) shall be based on the feeder schedule.
b. Communications systems8– voice cable, data cable, coaxial cable, fiber optics and similar. The maximum fee is $420.
Control unit$11 each
Outlet$1.75 each
____
9. Special Events
a. Inspections occurring during normal business hours– Hourly at the DPD hourly rate; minimum 1/2 hour
b. Inspections occurring outside normal business hours– Hourly at the DPD hourly rate; minimum 1 1/2 hour
____
10. Inspections for which no other fee is listed, including but not limited to Conditional Work and "Get Started" permits
EachHourly at the DPD hourly rate; minimum 1/2 hour
*See Electrical Code for permit exemptions
11. Renewable Energy Systems (photovoltaic, wind power generation, etc.)
0 KW to 6 KW 3/4 × base fee
7 KW to 26 KW1 × base fee
Over 26 KWPlan review required
12. Size overcurrent protection for Electric Vehicle (EV) charging stations
Select fee for each charger to be installed.Charging Station Level 2A (120-240 V 1 PHASE) Level 2B (120-208 V 3 PHASE)Charging Station Level 3 (277-480 V 3 PHASE)
15 TO 25 AMP CHG STATION$14¼ x base fee
30 TO 50 AMP CHG STATION$29¼ x base fee
60 TO 125 AMP CHG STATION½ x base fee½ x base fee
150 TO 225 AMP CHG STATION¾ x base fee1 x base fee
250 TO 400 AMP CHG STATIONRequires plan review.Requires plan review.
OVER 450 AMP CHG STATIONRequires plan review.Requires plan review.

Notes to Table D-15:

1. Feeders will be charged only for (a) subpanels, (b) distribution panels, and (c) branch circuits of Sixty (60) amperes or over.

2. Fees will be charged according to either section 4a or 4b. Section 4a will be used only when fees according to section 4b cannot be determined.

3. Fixtures will be charged only for replacement, reinstallation or installation separate from light outlet wiring.

4. For furnaces where service exceeds Twenty-Five (25) amperes, provided an additional feeder fee shall not be charged. For furnaces where service is Twenty-Five (25) amperes or less, the furnace fee shall not apply provided a feeder fee is charged.

5. Outdoor area lighting (parking lots, streets, etc.) The floodlight fee is charged per luminaire.

6. The transformer fee includes the primary feeder and One secondary feeder up to and including the first panelboard or disconnect. Additional secondary panelboards or disconnecting means are charged at the appropriate feeder rate.

7. Low-voltage systems include, but are not limited to, systems listed in Chapter 7 of the National Electrical Code.

8. Communication systems include, but are not limited to, systems listed in Article 770 and Chapter 8 of the National Electrical Code.

D. Renewals and Reestablishment. The fee to renew or reestablish an electrical permit is 1/2 times the base fee.

(Ord. 123453, § 16, 2010; Ord. 122855, § 11, 2008; Ord. 121664 § 16, 2004; Ord. 121338 § 4, 2003; Ord. 120997 § 14, 2002; Ord. 120818 § 16, 2002; Ord. 120448 §§ 10, 11, 12, 2001; Ord. 119766 § 13, 1999; Ord. 119255 § 2 (part), 1998.)

22.900D.160 Sign, awning and canopy permit fees.

A. Permanent signs. For permanent signs, a permit fee of $117 shall be charged for the first 100 square feet or less of the total display area of the sign plus an additional charge of $19 for each 10 square feet or fraction thereof of total display area in excess of 100 square feet. The addition of a sign for one business entity to the structure requires a separate permit.

B. Directional ground signs between 5 and 7 square feet may be measured together and assessed a fee as if a single sign.

C. Sign Area. For the purpose of this section, sign area shall be measured in accordance with Section 23.86.004 of the Land Use Code.

D. Wall Signs. The maximum fee for signs painted on or otherwise applied directly to the building wall without a frame or mechanical fasteners is $535.

E. Awnings and Canopies. A separate permit fee is required for the installation of awnings and canopies. The fee assessed for the installation is based on the valuation of the awning or canopy and is 100 percent of the development fee index as calculated according to Table D-1. This fee is separate from the fee for any sign on the awning or canopy.

F. Signs on Awnings and Canopies. A permit fee separate from the awning permit fee is required for a sign installed or painted on an awning or canopy. Signs for separate business entities are assessed a separate fee whether or not on a separate awning or canopy. The subsequent addition of a sign for one business entity requires a separate permit.

G. Engineering review. Where an application requires a structural and soils engineering review by the Department, a fee will be charged at the DPD hourly rate in addition to the fees specified above in Section 22.900D.160. The fee to be charged shall be calculated using the DPD hourly rate as specified in Section 22.900B.010 base fee and DPD hourly rate.

H. Time of Payment. Permit fees for signs, awnings and canopies shall be paid at the time of application.

I. Renewal and Reestablishment. The fee to renew or reestablish a sign, awning or canopy permit is one-half ( 1/2) the base rate.

(Ord. 123453, § 17, 2010; Ord. 122855, § 12, 2008; Ord. 122297, § 12, 2006; Ord. 122297, § 12, 2006; Ord. 121664 § 17, 2004; Ord. 121338 § 5, 2003; Ord. 120997 § 15, 2002; Ord. 120818 § 17, 2002; Ord. 120448 § 13, 2001; Ord. 119255 § 2 (part), 1998.)

22.900D.170 Design Commission fees.

A. City Capital Improvement Projects, as Defined in SMC Section 3.58.020. Design Commission fees shall be assessed at a rate of 0.3 percent of the construction cost for City capital improvement projects for which billing will commence on or before December 31, 1998, except as specified in subsections B and D of this section. Billing will occur at the time of contract award by the Department of Finance, who will forward the bills to the Department for distribution to appropriate City departments. Payment will be made through a fund transfer to the Department Operating Fund.

B. Major City Capital Improvement Projects. Except as specified in subsection D of this section, Design Commission fees shall be assessed at a rate of up to 0.3 percent of the construction cost for major City capital improvement projects (greater than $10,000,000) construction budget) for which billing will commence on or before December 31, 1998. The fee shall be set through negotiations with the City Budget Director and the Design Commission. Billing shall occur in accordance with a schedule agreed upon by the City Budget Director and the Design Commission.

C. 1. For City capital improvement projects, as defined in Section 3.58.020, for which no billing commenced under subsection A or B on or before December 31, 1998, and that do not fall within an exception in subsection D of this section, the City Budget Director, the Design Commission, and each affected City department will attempt to agree on that department's projects, that are expected to be assessed by the Design Commission in the following year. If no agreement is reached by a date established by the City Budget Director, the City Budget Director will establish the list of such projects. The City Budget Director may establish the assessable appropriation of a City capital improvement below the actual appropriation in order that the project not be assessed an unduly high fee relative to the cost of the anticipated Design Commission review.

2. The City Budget Director will assess a uniform fee of up to one-percent of the total of all departments' capital improvement project appropriations for those projects assessable for Design Commission fees. Such fee shall be set so as to be sufficient, when combined with other funding sources, to support the anticipated costs of the Design Commission for the following year, but in no case shall the fee exceed one-percent.

3. The Director of Planning and Development shall bill each department in the amount determined by the City Budget Director, and that amount shall be paid by fund transfer to the Department Operating Fund.

4. If a capital improvement project's appropriation has been included in a fee assessed under this section, but Design Commission review of that project is delayed into a future year, that appropriation amount shall not be counted again in the calculation of the fee for any future year. If review of a project on which a fee has been assessed under this subsection C is canceled, or if review commences on a project that, but for timeliness, would have been included but was not included in the calculation of a fee under this subsection C, the City Budget Director shall adjust the department's total assessable appropriation downwards or upwards, respectively, when establishing the subsequent year's fee.

D. Special Exceptions. The Commission will bill the following projects at the hourly rate of $100 per hour per Commissioner for subcommittee review, or $700 per hour for full Commission review, except that fees may be waived, in whole or in part, at the discretion of the Commission with the concurrence of the City Budget Director in the following circumstances:

1. Whenever Commission fees, if charged, would be disproportionate to the sums available and could cause abandonment of the project for the following types of projects: art-works, projects funded by grants and donations, neighborhood self-help projects undertaken by volunteers and nonprofit organizations, and small capital improvements;

2. For low-income and special needs housing projects subject to Design Commission review.

E. Street Use Permit Reviews. Street use permit reviews, which are required before issuance of a street use permit for improvements within the public right-of-way, will be billed at the hourly rate of $100 per hour per Commissioner for subcommittee review, or $700 per hour for full Commission review. Billing will be sent to the Seattle Department of Transportation for inclusion into the plan review costs charged to the applicant, or be billed directly by the Department. For those projects billed through the Seattle Department of Transportation, payment will be made by a fund transfer from the Seattle Transportation Operating Fund to the Department Operating Fund from funds paid by the applicant.

F. Early Master Use Permit Stage or Projects Outside City Contract Process. For design review at an early Master Use Permit stage or for projects outside The City of Seattle contract award process, Design Commission fees will be billed by the Department at an hourly rate of $100 per hour per Commissioner for subcommittee review, or $700 per hour for full Commission review.

(Ord. 123361, § 380, 2010; Ord. 120181 § 152, 2000; Ord. 119274 § 1, 1998: Ord. 119255 § 2 (part), 1998.)

Chapter 22.900E
FEES FOR CERTIFICATES AND REGISTRATIONS

Sections:

22.900E.010 Off-premises advertising sign (billboard) registration fees.

22.900E.020 Boiler and pressure vessel certificates of operation.

22.900E.030 Fees for elevator certificates of inspection.

22.900E.040 Refrigeration systems annual operating permit fee.

22.900E.050 Boiler, refrigeration and gas piping licenses and examinations.

22.900E.060 Registration of special inspectors.

22.900E.070 Certification of fabrication plants.

22.900E.080 Revisions to current special inspection authorizations.

22.900E.010 Off-premises advertising sign (billboard) registration fees.

A registration fee of three quarters ( 3/4 times the base rate shall be charged initially to establish and annually to renew each face of an off-premises advertising sign (billboard). The renewal fees are due on or before July 1, 2002 and on July 1 of each subsequent year.

(Ord. 122855, § 13, 2008; Ord. 122297, § 13, 2006; Ord. 121664 § 18, 2004; Ord. 120997 § 16, 2002: Ord. 120448 § 14, 2001: Ord. 119255 § 2 (part), 1998.)

22.900E.020 Boiler and pressure vessel certificates of operation.

The fee for certificates of operation for boilers and pressure vessels shall be charged in accordance with Table E-1. Where the inspection is performed by the City, the certificate fee includes the certificate of operation, the inspection and one (1) reinspection, if necessary.
Table E-1 - FEES FOR CERTIFICATES OF OPERATION FOR BOILERS AND PRESSURE VESSELS
____
Type of InstallationReinspection and Certificate Fee1
____
Boilers3Heating By Combustion Products Heating Surface (In Square Feet)Heated By Electricity Electric Power Input (In KW)
0– 2500– 200$115.00
251– 500201– 400$215.00
501– 750401– 600$315.00
751– 1,000601– 800$485.00
Over 1,000Over 800$600.00
____ Controls and limit devices for automatic boilers (Charged in addition to those fees listed above)Automatic boilers (input)Annual
0– 12,500,000 Btu$115.00
Over 12,500,000$143.00
____ Monitoring systems for automatic boiler (Charged in addition to those fees listed above)Annual
$286.00
____ Unfired pressure vessels1,2,3Rating SizeBiennial
0– 15$66.00
16– 30$115.00
31– 50$187.00
51– 100$244.00
Over 100$359.00
____
Domestic water heaters located in Group A, E or I occupancyBiennial $44.00

Notes to Table E-1:

1. Fees for boiler and pressure vessels which are inspected by authorized insurance company inspectors are 50 percent of those set forth in Table E-1; provided, that the 50 percent rate shall not apply to the charges for controls and limit devices for automatic boilers specified in Table E-1, and further provided that no fee shall be less than the minimum.

2. Rating size is the product of the two (2) greatest dimensions of the vessel: diameter X overall length for the cylindrical vessels; maximum width X maximum length for rectangular vessels.

3. Fees for low-pressure hot water supply boilers installed prior to January 1, 1989, consisting of tanks whose contents are heated by electric elements shall be charged at the same rates that apply to unfired vessels of the same size.

(Ord. 122855, § 14, 2008; Ord. 122297, § 14, 2006; Ord. 121664 § 19, 2004; Ord. 120997 § 17, 2002: Ord. 120818 § 18, 2002: Ord. 119255 § 2 (part), 1998.)

22.900E.030 Fees for elevator certificates of inspection.

A. Certificates of inspection for elevators will be issued upon acceptance inspection and for each subsequent annual reinspection after payment of the fee set in Table E-2.

B. The fee for renewal of a certificate of inspection to operate any conveyance is as set in Table E-2.

Table E-2 - FEES FOR ELEVATOR CERTIFICATES OF INSPECTION1
Type of ConveyanceFee for Each Conveyance
Hydraulic elevators$162.00
Cable elevators2, 3$221.00 plus $17.00 for each hoistway opening in excess of two
Sidewalk elevators$147.00
Hand-powered elevators$147.00
Dumbwaiters$147.00
Escalators and moving walks$221.00
Accessibility lifts (vertical and inclined)$147.00
Material lifts$147.00
Fire emergency systems, Phase I or both Phase I and Phase II$74.00

Notes to Table E-2:

1. Each separately-powered unit is considered a separate conveyance. Separate applications and permits are required for each conveyance. (See Section 3006.1, Seattle Building Code.)

2. Elevators having a continuous hoistway wall of 100 feet or more without openings shall be charged a fee of $359.00 plus $16.50 for each hoistway opening in excess of two (2).

3. The fee for roped hydraulic elevators is the same as cable elevators.

(Ord. 122855, § 15, 2008; Ord. 122297, § 15, 2006; Ord. 121664 § 20, 2004; Ord. 120997 § 18, 2002: Ord. 120818 § 19, 2002: Ord. 120448 § 15, 2001: Ord. 119255 § 2 (part), 1998.)

22.900E.040 Refrigeration systems annual operating permit fee.

The annual operating permit fee for any refrigeration system is calculated according to Table E-3. The fee for multiple systems on a single premises is based upon the total motor horsepower at the premises.

Table E-3 - REFRIGERATION SYSTEMS ANNUAL OPERATING FEES
Size of EquipmentFee
0– 50 HP$111
51– 100 HP$169
Over 100 HP$238
Over 100 HP (Type 2 refrigerant)$349

(Ord. 123453, § 18, 2010; Ord. 122855, § 16, 2008; Ord. 122297, § 16, 2006; Ord. 121664 § 21, 2004; Ord. 120997 § 19, 2002: Ord. 119255 § 2 (part), 1998.)

22.900E.050 Boiler, refrigeration and gas piping licenses and examinations.

Fees for boiler, refrigeration and gas piping examination and annual license fees, payable in advance, shall be charged as set in Table E-4.

Table E-4 - FEES FOR BOILER, REFRIGERATION, AND GAS PIPING LICENSES AND EXAMINATIONS
License Fees:1
Refrigeration contractor
Class A$189
Class B$189
Class C$302
Air-conditioning contractor$189
Refrigeration service shop$85
Journeyman refrigeration mechanic$85
Refrigeration service shop mechanic$85
Industrial refrigeration engineer$85
Refrigeration operating engineer$85
Steam engineers and boiler firemen (all grades)$85
Boiler supervisor, all grades$94
Gas piping mechanic$85
Examination fees – all licenses$38

Note to Table E-4:

1. When a license is issued that will expire in less than six months from the date of issuance, the fee is 1/2 the annual fee.

(Ord. 123453, § 19, 2010; Ord. 122855, § 17, 2008; Ord. 122297, § 17, 2006; Ord. 121664 § 22, 2004; Ord. 120997 § 20, 2002: Ord. 119766 § 14, 1999: Ord. 119255 § 2 (part), 1998.)

22.900E.060 Registration of special inspectors.

A. The fee for the initial examination of an applicant for registration as a registered special inspector, including the special inspector certificate of registration, shall be charged at the rate of 1.5 times the base fee.

B. Special inspectors who wish to be registered for additional categories shall take an examination for each new category. The fee for each additional examination shall be charged at the rate of One times the base fee.

C. The fee for renewal of a special inspector certificate of registration covering one or more types of inspection for which the registrant has been qualified is $47.

D. The fee for a special inspector to repeat an examination shall be charged at the rate of One times the base fee.

(Ord. 123453, § 20, 2010; Ord. 122855, § 18, 2008; Ord. 122297, § 18, 2006; Ord. 121664 § 23, 2004; Ord. 120997 § 21 (part), 2002; Ord. 119255 § 2 (part), 1998.)

22.900E.070 Certification of fabrication plants.

A fee of Three (3) times the base fee shall be charged for certification of an approved fabricator's manufacturing plant at the time of initial application for approval. The fee to renew an approved fabricator's manufacturing plant certification is One and One-Half (1 1/2) times the base fee.

(Ord. 119255 § 2 (part), 1998.)

22.900E.080 Revisions to current special inspection authorizations.

When changes to the authorized special inspections or inspectors are requested, separate from a permit revision, a fee shall be charged for each additional change, after the first such change. The fee is One-Half ( 1/2) times the base fee for any changes that occur at One (1) time for a single permit. All fees shall be paid prior to final Department approval of the special inspections.

(Ord. 119255 § 2 (part), 1998.)

Chapter 22.900F
COMPLIANCE AND OTHER INSPECTIONS

Sections:

22.900F.010 Monitoring vacant buildings.

22.900F.020 Noise fees.

22.900F.030 Research and inspection on notices of violation.

22.900F.040 Advisory Housing and Building Maintenance Code and condominium conversion inspection.

22.900F.050 House barge licenses.

22.900F.010 Monitoring vacant buildings.

A. A quarterly reinspection fee shall be charged as set forth in Table F-1 for reinspections of buildings closed pursuant to or in response to the requirements of the Housing and Building Maintenance Code. Building and premises shall be maintained per the standards of the Housing and Building Maintenance Code, Land Use Code, Solid Waste Code and Weeds and Vegetation Ordinance.
Table F-1 – MONITORING VACANT BUILDINGS
Condition of PremisesFee
Building is closed to entry and premises are in compliance with applicable codes$208
Building is closed to entry and premises are not in compliance with applicable codes$346
Building is not closed to entry regardless of compliance with applicable codes$415

B. The Department shall send a bill to the taxpayer and/or owner of record of each property inspected.

(Ord. 123453, § 21, 2010; Ord. 122855, § 19, 2008; Ord. 122297, § 19, 2006; Ord. 121664 § 24, 2004; Ord. 119766 § 15, 1999: Ord. 119255 § 2 (part), 1998.)

22.900F.020 Noise fees.

A. Certain construction and land use proposals require noise survey reviews. Project review shall be charged according to Table F-2. Any hourly fees owed shall be paid prior to the publication of a decision on the application and prior to issuance of the permit. Accrued hours, actual charges and fees paid shall be reconciled and all outstanding balances shall be due and payable on demand. In cases where no published decision is required, hourly fees owed shall be paid prior to issuance of the permit, or issuance of a letter.

B. Applications for noise variances shall be charged according to Table F-2, except for applications for temporary noise variances as components of a master filming permit issued pursuant to SMC Section 15.35.010 which shall be charged as part of the single fee for the master filming permit. In addition to the amounts specified in Table F-2, applicants shall reimburse the Department for actual costs associated with review of the application.

The fee for renewal of noise variances is the same as for new applications.

Fees for noise variances are not refundable.
Table F-2 – – Noise Fees
TypePermit FeeLand Use ReviewOther Project Hourly Fees
Temporary noise variance (No separate fee when issued as part of a master filming permit)DPD base fee X 1NoneNone
Economic, Technical, or Major Public Project varianceDPD base fee X 1Land Use hourly rateDPD hourly rate - 2 hour minimum
Noise survey reviews, inspections and monitoring on Land Use and Construction permitsNoneNoneDPD hourly rate - 1 hour minimum

(Ord. 123453, § 22, 2010; Ord. 122855, § 20, 2008; Ord. 122297, § 20, 2006; Ord. 121664 § 25, 2004; Ord. 120818 § 20, 2002: Ord. 120448 § 16, 2001: Ord. 119255 § 2 (part), 1998.)

22.900F.030 Research and inspection on notices of violation.

The fee to conduct research to issue a certificate to clear the title records of a property cited with a notice of violation shall be charged at the rate of one-half ( 1/2) times the base fee. If an inspection in the field is also performed an additional fee at the rate of One (1) times the base fee shall be charged.

(Ord. 119255 § 2 (part), 1998.)

22.900F.040 Advisory Housing and Building Maintenance Code and condominium conversion inspection.

A. The fee for advisory inspections requested pursuant to the Housing and Building Maintenance Code or inspections required by the Condominium Conversion Ordinance and the Cooperative Conversion Ordinance shall be charged at the rate of 2.5 times the Base Fee for inspecting a building and one housing unit plus a charge at the rate of 0.75 times the Base Fee for inspecting each additional housing unit in the same building. No additional fee shall be charged for one follow-up inspection, if requested.

B. Additional reinspections requested or required after the first reinspection shall be charged a fee at the rate of one times the Base Fee for each building and one housing unit plus 0.25 times the Base Fee for each additional housing unit in the same building.

(Ord. 123453, § 23, 2010; Ord. 122855, § 21, 2008; Ord. 121338 § 6, 2003; Ord. 119255 § 2 (part), 1998.)

22.900F.050 House barge licenses.

The fee for a house barge license is $386. The fee to renew a house barge license is $188.

(Ord. 123453, § 24, 2010; Ord. 122297, § 21, 2006; Ord. 121664 § 26, 2004; Ord. 119255 § 2 (part), 1998.)

Chapter 22.900G
FEES COLLECTED FOR OTHER DEPARTMENTS

Sections:

22.900G.010 Fees for Department of Neighborhoods review.

22.900G.015 Fees for review by the Office of Housing

22.900G.020 Fees for review by the Seattle Department of Transportation and the Seattle Public Utility.

22.900G.030 Fees for review by Public Health– Seattle & King County

22.900G.040 Fees for review by the Office of Arts and Cultural Affairs.

22.900G.050 Presubmittal conferences for other departments.

22.900G.060 Fees for review by the Seattle Fire Department.

22.900G.010 Fees for Department of Neighborhoods review.

The following fees shall be collected by the Director of the Department of Neighborhoods and deposited in the General Fund.

A. Certificate of Approval Fees. There is a charge for a certificate of approval as required by all applicable ordinances for the construction or alteration of property in a designated special review district, Landmark, Landmark District, or historic district of $10 for construction costs of $1,500 or less, plus $10 for each additional $5,000 of construction costs up to a maximum fee of $1,000 except that when an applicant applies for a certificate of approval for the preliminary design of a project and later applies for a certificate of approval for a subsequent phase or phases of the same project, a fee shall only be charged for the first application. There is an additional charge of $10 for a certificate of use approval in the Pioneer Square Preservation District, the Pike Place Market Historical District and the International Special Review District.

B. Special Valuation Program for Historic Properties. There is a charge of $250 for review by the Seattle Landmarks Preservation Board of applications for special tax valuation for historic properties pursuant to the Historic Property Act (RCW Chapter 84.26). A fee for Board review of proposed alterations to historic properties shall be charged according to the schedule of fees set forth in Section 22.900G.010 A (Certificate of Approval Fees).

C. Public School Citizen Advisory Committee Fees. There is a charge of $100 per hour for convening and staffing School Use Citizen Advisory Committees and School Departure Citizen Advisory Committees.

D. Major Institution Citizen Advisory Committee Fees. The fee for convening and staffing of Citizen Advisory Committees for the routine annual review of approved master plans and/or the review of master plan amendments is $100 per hour. The fee for convening and staffing of Citizen Advisory Committees for new master plans and for amendments to master plans is $100 per hour.

E. Environmental (SEPA) Review of Projects. There is a charge of $250 per hour for review of referrals pursuant to SMC 25.05.675 H.2.c and 25.05.675 H.2.d. by the City Historic Preservation Officer.

(Ord. 123453, § 25, 2010; Ord. 122855, § 22, 2008; Ord. 121664 § 27, 2004; Ord. 121338 § 7, 2003; Ord. 119255 § 2 (part), 1998.)

22.900G.015 Fees for review by the Office of Housing

A. An applicant for a land use permit who seeks to obtain extra floor area pursuant to Sections 23.48.011, 23.49.012, 23.49.014, 23.49.015, 23.49.181, 23.50.052, 23.50.053, 23.58A.014 or 23.58A.024 shall pay a fee in the amount of $550 to the Office of Housing for review of the application.

B. This subsection 22.900G.015.B applies to low-income housing units that are subject to an agreement pursuant to Sections 23.48.011, 23.49.012, 23.49.014, 23.49.015, 23.50.052, 23.50.053, 23.58A.014 or 23.58A.024.

1. An owner of such housing shall pay an annual monitoring fee of $65 per unit of low-income rental housing to the Office of Housing to determine compliance with bonus and/or TDR requirements. The fee is not required in any year when, in consideration of the City of Seattle's agreement to make a loan for the purpose of providing long-term affordable housing for low-income households, a regulatory agreement that grants the City of Seattle covenants, restrictions, charges and easements is recorded against the property on which the low-income rental housing is located and is in effect.

2. An owner of an owner-occupied low-income housing unit shall, prior to closing any sale or other transfer of the unit after the initial sale or transfer, pay a fee in the amount of $300 to the Office of Housing to determine compliance with bonus and/or TDR requirements.

C. The fees established in this Section 22.900G.015 shall be collected by the Office of Housing.

(Ord. 123589, § 2, 2011.)

22.900G.020 Fees for review by the Seattle Department of Transportation and the Seattle Public Utility.

The fees shown in Table G-1 shall be collected by the Department for transfer to the Seattle Department of Transportation (SDOT) or the Seattle Public Utility (SPU).

Table G-1 - SEATTLE DEPARTMENT OF TRANSPORTATION and SEATTLE PUBLIC UTILITY FEES
Work for Which Fee is ChargedAmount of FeeDepartment
1. Building grade sheet$430 for 1– 3 lots plus
$85 per lot over 3SPU
2. School use and school development advisory committee reviews$110 per hourSDOT
3. Major Institution master plans$110 per hourSDOT
4. Processing of right-of-way dedications$110 per hourSPU
5. Shoring and excavation review1$110 per hourSDOT

Note to Table G-1:

1. A separate street use permit must be obtained from SDOT under Title 15 if excavation or shoring will occur in the public right-of-way. This fee is collected for SDOT for shoring projects adjacent to the public right-of-way; it is for the review of utility conflicts, bonding, and temporary use of the right-of-way, and for a deposit to pay for inspections during construction.

(Ord. 121420 § 6, 2004; Ord. 120997 § 21 (part), 2002: Ord. 119255 § 2 (part), 1998.)

22.900G.030 Fees for review by Public Health– Seattle & King County

A. Fees for fuel gas piping shall be collected by the Director of Public Health. The gas piping installation fee is calculated according to Table G-2. A minimum of $140 is nonrefundable.

B. The fee shall not apply to the installation of any domestic hot-water heaters or any other domestic gas-fired appliance connected to a plumbing system whenever such appliance or heater is included in a plumbing installation for which a basic plumbing permit has been issued.

C. A reinspection fee for fuel gas piping of $130 may be assessed for each inspection where such portion of work for which inspection is called for is not complete or when corrections called for are not made. This is not to be interpreted as requiring inspection fees the first time a job is rejected for failure to comply with the requirements of this Code, but as controlling the practice of calling for inspection or reinspection.

Reinspection fees may be assessed when the permit is not properly posted on the work site, the work to be inspected is not under test, and for failure to make required corrections. To obtain a reinspection the applicant shall file an application therefor in writing upon a form furnished for that purpose, and pay the reinspection fee in accordance with this Code. In instances in which reinspection fees have been assessed, no additional inspection of the work will be performed until the required fees have been paid.
Table G-2 – GAS PIPING INSTALLATION FEE
# of OutletsFee
____
1-4$140
5-6$175
7-9$210
10$245
11 on$245 + $10/outlet

(Ord. 123668, § 7, 2011; Ord. 123453, § 26, 2010; Ord. 122297, § 22, 2006; Ord. 120998 § 1, 2002: Ord. 119255 § 2 (part), 1998.)

22.900G.040 Fees for review by the Office of Arts and Cultural Affairs.

The fee for services furnished by the Office of Arts and Cultural Affairs is Fifty Dollars ($50.00) per hour. The minimum charge is Two Hundred Dollars ($200.00).

(Ord. 121006 § 16, 2002: Ord. 119255 § 2 (part), 1998.)

22.900G.050 Presubmittal conferences for other departments.

The Department is authorized to collect fees for Seattle Public Utilities, Seattle Department of Transportation, Department of Parks and Recreation, Seattle Fire Department, Seattle City Light, and Public Health– Seattle & King County for presubmittal conferences and presubmittal coordination. The amount to be charged by each department shall be set by the departments.

(Ord. 123668, § 1, 2011; Ord. 121664 § 28, 2004.)

22.900G.060 Fees for review by the Seattle Fire Department.

The fees for Fire Department Plan Review (Section 22.900A.040.C) shall be collected by the Department for transfer to the Seattle Fire Department.

(Ord. 123453, § 27, 2010)

Subtitle X.
Miscellaneous Rules and Regulations

Chapter 22.902
COOPERATIVE CONVERSION

Sections:

22.902.010 Short title.

22.902.020 Definitions.

22.902.030 Application to conversion of cooperatives.

22.902.040 Application to tenants.

22.902.060 Notice to all tenants prior to offering any unit for sale to the public as a cooperative unit.

22.902.080 Purchase rights of tenants whose units are offered for sale prior to effective date.

22.902.110 Tenant's right to rescind.

22.902.120 Evictions only for good cause during notice period.

22.902.130 Relocation assistance.

22.902.140 Tenant's right to vacate.

22.902.150 Mandatory Housing Code inspection and repair-Notice to buyers and tenants.

22.902.160 Department of Construction and Land Use certification of repairs.

22.902.170 Disclosure requirements.

22.902.180 Warranty of repairs-Fund set aside for repairs.

22.902.190 Unlawful representations.

22.902.200 Purchaser's right to rescind documents.

22.902.210 Delivery of notice and other documents.

22.902.230 Filing of complaint.

22.902.240 Penalties.

22.902.250 Authority to make rules.

Severability: If any section, subsection, sentence, clause, phrase or portion of this chapter is for any reason held invalid or unconstitutional by any court of competent jurisdiction, such portion shall be deemed a separate, distinct and an independent provision and such decision shall not affect the validity of the remaining portions thereof.

(Ord. 109125 § 19(part), 1980: Ord. 107707 (part), 1978.)

22.902.010 Short title.

This chapter may be cited as the "Cooperative Conversion Ordinance."

(Ord. 115105 § 1, 1990: Ord. 107707 § 1.1, 1978.)

22.902.020 Definitions.

The following words and phrases used in this chapter shall have the meanings set forth in this section:

A. "Acceptance of offer of sale" means a written commitment for the purchase of an interest in a cooperative at a specific price and on specific terms.

B. "Agent" means any person, firm, partnership, association, joint venture, corporation or any other entity or combination of entities who represents or acts for or on behalf of a developer in selling or offering to sell any cooperative unit or interest in a cooperative.

C. "Building" means any existing structure containing one (1) or more housing units and any grouping of such structures which as rental units were operated under a single name.

D. "Conversions of cooperatives" means the execution of a lease agreement by a member of a cooperative association.

E. "Converted building" means any cooperative which formerly contained rental housing units.

F. "Cooperative" means any existing structure, including surrounding land and improvements, which contains one (1) or more housing units and which:

1. Is owned by an association organized pursuant to the Cooperative Association Act (RCW Chapter 23.86); or

2. Is owned by an association with resident shareholders who are granted renewable leasehold interests in housing units in the building.

G. "Cooperative unit" means any housing unit in a cooperative.

H. "Developer" means any person, firm, partnership, association, joint venture or corporation or any other entity or combination of entities or successors thereto who undertake to convert rental units to cooperative units or sell cooperative shares in an existing building which contains housing units or lease units to a cooperative association's shareholders. The term "developer" shall include the developer's agent and any other person acting on behalf of the developer.

I. "Eviction" means any effort by a developer to remove a tenant from the premises or terminate a tenancy by lawful or unlawful means.

J. "Housing Code" means the Seattle Housing and Building Maintenance Code as codified in Ordinance No. 113545 as amended.1

K. "Offer for sale to public" means any advertisement, inducement, solicitation, or attempt by a developer to encourage any person other than a tenant to purchase a cooperative unit.

L. "Offer of sale to tenant" means a written offer to sell a cooperative unit to the tenant in possession of that unit at a specific price and on specific terms.

M. "Owners' association" means the association formed by owners of units in a cooperative for the purpose of managing the cooperative.

N. "Person" means any individual, corporation, partnership, association, trustee or other legal entity.

O. "Rental unit" means any housing unit, other than a single-family dwelling or units in a single-family dwelling, which is occupied pursuant to a lawful rental agreement, oral or written, express or implied, which was not owned as a cooperative unit on the effective date of the ordinance codified in this chapter.2 A housing unit in a converted building for which there has been no acceptance of sale on the effective date of the ordinance codified in this chapter shall be considered a rental unit.

P. "Tenant" means any person who occupies or has a leasehold interest in a rental unit under a lawful rental agreement whether oral or written, express or implied.

(Ord. 115105 § 2, 1990: Ord. 107707 § 1.2, 1978.)

1. Editor's Note: The Housing and Building Maintenance Code is codified in Subtitle II of this title.

2. Editor's Note: Ord. 107707 became effective on November 3, 1978; amending Ord. 115105 became effective July 1, 1990.

22.902.030 Application to conversion of cooperatives.

This chapter shall apply only to the conversion and sale of rental units that have not yet been converted to cooperative units, and to those units in converted buildings that are not subject to a binding purchase commitment or have not been sold on the effective date of the ordinance codified in this chapter.1 This chapter shall not apply to cooperative units that are vacant on October 2, 1978 and which have been offered for sale prior to that date; provided, that any tenant who takes possession of the unit after October 2, 1978 shall be provided the disclosures required by Section 22.902.040 and shall be entitled to the benefits of that section if the required disclosures are not given.

(Ord. 115105 § 3, 1990: Ord. 107707 § 2.1, 1978.)

1. Editor's Note: Ord. 107707 became effective on November 3, 1978; amending Ord. 115105 became effective July 1, 1990.

22.902.040 Application to tenants.

This chapter shall apply only to those tenants and subtenants who occupy rental units in converted buildings at the time the notices, offers, and disclosures provided by this chapter are required to be delivered. This chapter shall not apply to tenants who take possession of a unit vacated by a tenant who has received the notices and other benefits provided by this chapter; provided, that developers shall disclose in writing to all tenants who take possession after service of the notice required by Section 22.902.060, that the unit has been sold or will be offered for sale as a cooperative. This disclosure shall be made prior to the execution of any written rental agreement or prior to the tenant's taking possession whichever occurs earlier. A developer's failure to disclose, within the time specified above, that the unit has been sold, or offered for sale shall entitle the tenant to all the protections and benefits of this chapter.

(Ord. 115105 § 4, 1990: Ord. 107707 § 2.2, 1978.)

22.902.060 Notice to all tenants prior to offering any unit for sale to the public as a cooperative unit.

At least one hundred twenty (120) days prior to offering any rental unit or units for sale to the public as a cooperative unit, the developer shall deliver to each tenant in the building written notice of his or her intention to sell the unit or units. The notice shall specify the individual units to be sold and the sale price of each unit. This notice shall be in addition to and not in lieu of the notices required for eviction by RCW Chapters 59.12 and 59.18, and shall be delivered as provided in Section 22.902.210. With the notice the developer shall also deliver to the tenant a statement, in a format to be provided by the Director of Construction and Land Use, of the tenant's rights.

(Ord. 115105 § 6, 1990: Ord. 109125 § 19(part), 1980: Ord. 107707 § 3.2, 1978.)

22.902.080 Purchase rights of tenants whose units are offered for sale prior to effective date.

Tenants of rental units which were offered for sale as cooperative units prior to the effective date of the ordinance codified in this chapter1 but for which offers there have been no acceptances, shall be entitled to the rights and benefits of this chapter.

(Ord. 121409 § 2, 2004; Ord. 115105 § 7, 1990: Ord. 107707 § 3.4, 1978.)

1. Editor's Note: Ord. 107707 became effective on November 3, 1978; amending Ord. 115105 became effective July 1, 1990; amending Ord. 121409 became effective April 4, 2004.

22.902.110 Tenant's right to rescind.

A tenant may rescind an earnest money agreement or any other acceptance of an offer of sale by delivering to the developer or his agent, by registered or certified mail, written notice of revocation within fifteen (15) days of acceptance of the offer. Upon receipt of a timely revocation the developer shall immediately refund any deposit, earnest money, or other funds and the parties shall have no further rights or liabilities under the purchase agreement. Developers shall include in their sales contracts a clause informing purchasers of their rights under this section. The clause shall be located either immediately above the purchaser's signature or under a separate conspicuous caption entitled "Purchaser's Right To Cancel." In addition each binding sale agreement shall provide that the prevailing party in any action to enforce rights under the agreement shall be entitled to reasonable attorney's fees.

(Ord. 107707 § 3.7, 1978.)

22.902.120 Evictions only for good cause during notice period.

A developer shall not evict tenants or force tenants to vacate their rental units for the purposes of avoiding application of this chapter. No cooperative unit shall be sold or offered for sale if, in the one-hundred-fifty (150) day period immediately preceding the sale or offer for sale, any tenant has been evicted without good cause. For one hundred twenty (120) days prior to offering a rental unit for sale to the public, the tenant of that unit shall be evicted only for good cause. For the purposes of this chapter "good cause" shall mean:

A. Failure to pay rent after service of a three (3) day notice to pay rent or vacate as provided in RCW 59.12.030(3);

B. Failure to comply with a term or terms of the tenancy after service of a ten (10) day notice to comply or vacate as provided in RCW 59.12.030(4); and

C. The commission or permission of a waste or the maintenance of a nuisance on the premises and failure to vacate after service of a three (3) day notice as provided in RCW 59.12.030(5).

(Ord. 115105 § 8, 1990: Ord. 107707 § 3.8, 1978.)

22.902.130 Relocation assistance.

Relocation assistance of Five Hundred Dollars ($500.00) per unit shall be paid to tenants and subtenants who vacate the building either voluntarily or involuntarily after receiving the notice of intention to sell as provided in Section 22.902.060. In unfurnished sublet units the subtenant shall be entitled to the benefits of this provision. Otherwise, the tenant shall be entitled to the benefit; provided, that the developer shall not be obligated to determine tenant from subtenant and shall have fulfilled his obligation under this section by delivering the relocation benefit to either the tenant or the subtenant. Relocation assistance shall be paid on or before the date the tenant or subtenant vacates and shall be in addition to any damage deposit or other compensation or refund to which the tenant is otherwise entitled.

(Ord. 115105 § 9, 1990: Ord. 107707 § 3.9, 1978.)

22.902.140 Tenant's right to vacate.

Tenants who receive one-hundred-twenty (120) day notices of sale may terminate their tenancies at any time in the manner provided by RCW 59.18.200 and RCW 59.18.220.

(Ord. 107707 § 3.11, 1978.)

22.902.150 Mandatory Housing Code inspection and repair-Notice to buyers and tenants.

Prior to delivery of the one-hundred-twenty (120) day notice described in Section 22.902.060, developers shall, at their expense, request a Housing Code1 inspection of the entire building by the Seattle Department of Construction and Land Use. The inspection shall be completed within forty-five (45) days of a developer's request. The inspection for compliance shall be completed within seven (7) days of a developer's request unless the developer fails to provide or refuses access to Department of Construction and Land Use personnel. All violations of the Housing Code revealed by the inspection must be corrected at least seven (7) days prior to the closing of the sale of the first unit or by the compliance date on the inspection report, whichever is sooner. A copy of the Department of Construction and Land Use's inspection report and certification of repairs shall be provided by the developer to each prospective purchaser at least seven (7) days before the signing of any earnest money agreement or other binding purchase commitment. Copies of the inspection report shall be delivered to tenants in the converted building by the developer with the notice of sale as provided in Section 22.902.060.

(Ord. 109125 § 19(part), 1980: Ord. 107707 § 4.1, 1978.)

1. Editor's Note: The Housing Code is codified in Subtitle II of this title.

22.902.160 Department of Construction and Land Use certification of repairs.

For the protection of the general public, the Department of Construction and Land Use shall inspect the repairs of defective conditions identified in the inspection report and certify that the violations have been corrected. The certification shall state that only those defects discovered by the Housing Code1 inspection and listed on the inspection report have been corrected and that the certification does not guarantee that all Housing Code violations have been corrected. Prior to closing any sale the developer shall deliver a copy of the certificate to the purchaser. No developer, however, shall use the Department of Construction and Land Use's certification in any advertising or indicate to anyone, in any fashion, for the purpose of inducing a person to purchase a cooperative unit, that the City or any of its departments has "approved" the building or any unit for sale because the City has certified the building or any unit to be in any particular condition.

(Ord. 115105 § 10, 1990: Ord. 109125 § 19(part), 1980: Ord. 107707 § 4.2, 1978.)

1. Editor's Note: The Housing Code is codified in Subtitle II of this title.

22.902.170 Disclosure requirements.

In addition to the disclosures required by previous sections of this chapter, developers shall make available the following information to prospective purchasers at least seven (7) days before any purchase commitment is signed, or, in the case of existing tenants, with the one-hundred-twenty (120) day notice provided in Section 22.902.060: (A) an itemization of the specific repairs and improvements made to the entire building during the six (6) months immediately preceding the offer for sale; (B) an itemization of the repairs and improvements to be completed before the close of sale; (C) a statement of the services and expenses which are being paid for by the developer but which will in the future be terminated, or transferred to the purchaser, or transferred to the owners' association; (D) an accurate estimate of the useful life of the building's major components and mechanical systems (foundation, exterior walls, exterior wall coverings other than paint or similar protective coating, exterior stairs, floors and floor supports, carpeting in common areas, roof cover, chimneys, plumbing system, heating system, water heating appliances, mechanical ventilation system, and elevator equipment) and an estimate of the cost of repairing any component whose useful life will terminate in less than five (5) years from the date of this disclosure. For each system and component whose expected life cannot be accurately estimated, the developer shall provide a detailed description of its present condition and an explanation of why no estimate is possible. In addition, the developer shall provide an itemized statement in budget form of the monthly costs of owning the unit that the purchaser intends to buy. The itemization shall include but shall not be limited to: (1) payments on purchase loan; (2) taxes; (3) insurance; (4) utilities (which shall be listed individually); (5) homeowner's assessments; (6) the projected monthly assessment needed for replacing building components and systems whose life expectancy is less than five (5) years; and (7) a statement of the budget assumptions concerning occupancy and inflation factors.

(Ord. 115105 § 11, 1990: Ord. 107707 § 4.3, 1978.)

22.902.180 Warranty of repairs-Fund set aside for repairs.

Each developer shall warrant for one (1) year from the date of completion all improvements and repairs disclosed pursuant to Section 22.902.170. In addition, the developer shall establish within thirty (30) days after sale of the first unit, in a bank or other financial institution of his or her choosing, an escrow fund in an amount equal to ten percent (10%) of the cost of all repairs and improvements warranted. The location of the fund shall be made known to all cooperative unit owners and to the owners' association and shall be available for making repairs to warranted improvements and repairs; provided, that no money shall be withdrawn from the fund unless the developer has been advised in writing of the need for the specific repair and has failed to complete the repairs within a reasonable period of time. Depletion of the escrow fund prior to expiration of the warranty period shall not relieve the developer of the obligation of making all repairs warranted. Any money remaining in the fund at the end of the one (1) year period shall be returned to the developer. The owners' association's claim to any money in the escrow fund shall be prior to any creditor of the landlord, including a trustee in bankruptcy or receiver, even if such funds are commingled.

(Ord. 115105 § 12, 1990: Ord. 107707 § 4.4, 1978.)

22.902.190 Unlawful representations.

It shall be unlawful for any developer, agent, or person to make or cause to be made in any disclosure or other document required by this chapter any statement or representation that is knowingly false or misleading. It shall also be unlawful for any developer, agent, or other person to make, or cause to be made, to any prospective purchaser, including a tenant, any oral representation which differs from the statements made in the disclosures and other documents required to be provided tenants and purchasers by this chapter.

(Ord. 107707 § 4.5, 1978.)

22.902.200 Purchaser's right to rescind.

Any purchaser who does not receive the notices, disclosures, and documents required by this chapter may, at any time prior to closing of the sale, rescind, in writing, any binding purchase agreement without any liability on the purchaser's part and the purchaser shall thereupon be entitled to the return of any deposits made on account of the agreement.

(Ord. 107707 § 4.6, 1978.)

22.902.210 Delivery of notice and other documents.

A. Unless otherwise provided, all notices, contracts, disclosures, documents and other writings required by this chapter shall be delivered by registered or certified mail. The refusal of registered or certified mail by the addressee shall be considered adequate delivery. All documents shall be delivered to tenants at the address specified on the lease or rental agreement between the tenant and the developer or landlord. If there is no written lease or rental agreement then documents shall be delivered to the tenants' address at the converted building. In any sublet unit all documents shall be delivered to the tenant at his current address if known, and to the subtenant in possession. If the tenant's current address is unknown, then two (2) copies of all documents shall be delivered to the subtenant, one (1) addressed to the tenant and the other addressed to the subtenant.

B. The one-hundred-twenty (120) day notice of intention to sell required by Section 22.902.060, and all disclosure documents shall be delivered to the tenants in a converted building at a meeting between the developer and the tenants. The meeting shall be arranged by the developer at a time and place convenient to the tenants. At the meeting the developer shall discuss with the tenants the effect that the conversion will have upon the tenants. Should any tenant refuse to acknowledge acceptance of the notice and disclosures the developer shall deliver the documents in the manner prescribed in subsection A of this section.

(Ord. 121409 § 5, 2004; Ord. 107707 § 4.7, 1978.)

22.902.230 Filing of complaint.

Any person subjected to any unlawful practice as set forth in this chapter may file a com plaint in writing with the Director of Construction and Land Use. The City Director of Construction and Land Use is authorized and directed to receive complaints and conduct such investigations as are deemed necessary. Whenever it is determined that there has been a violation of this chapter the City Director of Construction and Land Use is authorized, at the Director's discretion, to follow one (1) or more of the following procedures:

A. Attempt to conciliate the matter by conference or otherwise and secure a written conciliation agreement;

B. Refer the matter to the City Attorney for criminal prosecution.

(Ord. 109125 § 19(part), 1980: Ord. 107707 § 5.1, 1978.)

22.902.240 Penalties.

Any person who violates any provision of this chapter, fails to comply with the provisions of this chapter or who deliberately attempts to avoid the application of this chapter shall, upon conviction thereof, be fined a sum not to exceed Five Hundred Dollars ($500.00). Each day's violation or failure to comply shall constitute a separate offense.

(Ord. 109125 § 19(part), 1980: Ord. 107707 § 5.2, 1978.)

22.902.250 Authority to make rules.

The Director of Construction and Land Use is authorized and directed to adopt, promulgate, amend and rescind in accordance with the Administrative Code of the City,1 administrative rules consistent with the provisions of this chapter and necessary to carry out the duties of the Director under this chapter.

(Ord. 109125 § 19(part), 1980: Ord. 107707 Part VII, 1978.)

1. Editor's Note: The Administrative Code is codified in Chapter 3.02 of this Code.

Chapter 22.903
CONDOMINIUM CONVERSION

Sections:

22.903.010 Short title.

22.903.020 Definitions.

22.903.030 Relocation assistance.

22.903.035 Notice of Relocation Assistance.

22.903.040 Mandatory Code inspection and repair.

22.903.050 Certification of repairs.

22.903.060 Warranty of repairs– Escrow fund.

22.903.065 Report of Conversion.

22.903.070 Violations.

22.903.080 Filing of complaint.

22.903.090 Civil penalty.

22.903.100 Criminal penalty.

22.903.110 Authority to make rules.

22.903.120 Other remedies; Private right of action; Defense.

22.903.010 Short title.

This chapter may be cited as the "Condominium Conversion Ordinance."

(Ord. 115103 § 1(part), 1990.)

22.903.020 Definitions.

The following words and phrases used in this chapter shall have the meanings set forth in this section unless the context otherwise requires:

A. "Condominium" means real property, portions of which are designated for separate ownership and the remainder of which is designated for common ownership solely by the owners of those portions. Real property is not a condominium unless the undivided interests in the common elements are vested in the unit owners, and unless a declaration and a survey map and plans have been recorded pursuant to the Horizontal Property Regimes Act (RCW Chapter 64.32) or the Condominium Act (RCW Chapter 64.34).

B. "Condominium conversion notice" means a notice required by or given pursuant to RCW Section 64.34.440(1).

C. "Conversion condominium" means a condominium (1) that at any time before creation of the condominium was lawfully occupied wholly or partially by a tenant or subtenant for residential purposes pursuant to a rental agreement, oral or written, express or implied, for which the tenant or subtenant had not received the notice described in (2) of this section; or (2) that, at any time before the conveyance of, or acceptance of an agreement to convey, any unit therein other than to a declarant or any affiliate of a declarant, was lawfully occupied wholly or partially by a residential tenant of a declarant or an affiliate of a declarant and such tenant was not notified in writing, prior to lawfully occupying a unit or executing a rental agreement, whichever event first occurs, that the unit was part of a condominium and subject to sale. "Conversion condominium" shall not include a condominium in which, before July 1, 1990, any unit therein had been conveyed or been made subject to an agreement to convey to any transferee other than a declarant or an affiliate of a declarant.

D. "Declarant" means:

1. Any person who executes as declarant a declaration as defined in RCW chapter 64.34; or

2. Any person who reserves any special declarant right in the declaration; or

3. Any person who exercises special declarant rights or to whom special declarant rights are transferred; or

4. Any person who is the owner of a fee interest in the real property which is subjected to the declaration at the time of the recording of an instrument pursuant to RCW 64.34.316 and who directly or through one or more affiliates is materially involved in the construction, marketing, or sale of units in the condominium created by the recording of the instrument.

E. "Department" means the Seattle Department of Planning and Development.

F. "Developer" means any person, firm, partnership, association, joint venture or corporation or any other entity or combination of entities or successors thereto who undertake to convert, sell, or offer for sale units in a condominium. The term "developer" shall include the developer's agent and any other person acting on behalf of the developer.

G. "Director" means the Director of the Seattle Department of Planning and Development or the Director's designee.

H. "Elderly" means a person who is at least sixty-five years of age.

I. "Housing and Building Maintenance Code" means the Seattle Housing and Building Maintenance Code,2 as codified in Chapters 22.200 through 22.208 of this title and as it may be amended.

J. "Owners' association" means the unit owners' association organized under RCW 64.34.300.

K. "Person" means a natural person, corporation, partnership, limited partnership, trust, governmental subdivision or agency, or other legal entity.

L. "Special needs" means, but is not limited to, a chronic mental illness or physical disability, a developmental disability, or other condition affecting cognition, disease, chemical dependency, or a medical condition that is permanent, not reversible or curable, or is long lasting, and severely limits a person's mental or physical capacity for self-care.

M. "Tenant" means any person who occupies or has a leasehold interest in a rental unit under a lawful rental agreement, whether oral or written, express or implied.

N. "Unit" means a physical portion of the condominium designated for separate ownership, the boundaries of which are described pursuant to RCW 64.34.216(1)(d). "Separate ownership" includes leasing a unit in a leasehold condominium under a lease that expires contemporaneously with any lease, the expiration or termination of which will remove the unit from the condominium.

(Ord. 122728, § 2, 2008; Ord. 121276 § 24, 2003; Ord. 115103 § 1(part), 1990.)

22.903.030 Relocation assistance.

A. A declarant shall pay relocation assistance per unit in an amount equal to the greater of

1. three (3) months of the tenant's or subtenant's rent at the time of receipt of the conversion notice required under RCW 64.34.440(1), or

2. the amount determined under subsection E of this section, if applicable. Relocation assistance shall be paid to tenants and subtenants of units who do not elect to purchase a unit in a conversion condominium and who are in lawful occupancy for residential purposes of a unit on the date of the condominium conversion notice and whose annual household income from all sources, on the date of the condominium conversion notice, was less than an amount equal to eighty percent (80%) of the annual median income for comparably sized households in the standard metropolitan statistical area, as defined and established by the United States Department of Housing and Urban Development, in which the condominium is located.

B. The household size of a unit shall be based on the number of persons actually in lawful occupancy of the unit on the date of the condominium conversion notice.

C. The tenant or subtenant actually in lawful occupancy of the unit shall be entitled to the relocation assistance.

D. Relocation assistance shall be paid on or before the date the tenant or subtenant vacates the unit and shall be in addition to any damage deposit or other compensation or refund to which the tenant is otherwise entitled. Unpaid rent or other amounts owed by the tenant or subtenant to the landlord may be offset against the relocation assistance.

E. Elderly or special needs tenants who otherwise meet the requirements of this section shall receive as relocation assistance the greater of:

1. The sum described in subsection A1 of this section; or

2. The sum of actual relocation expenses of the tenant, up to a maximum of one thousand five hundred dollars ($1,500.00) in excess of the sum described in subsection A1 of this section, which may include costs associated with the physical move, first month's rent, and the security deposit for the dwelling unit to which the tenant is relocating, rent differentials for up to a six (6)-month period, and any other reasonable costs or fees associated with the relocation. Receipts for relocation expenses must be provided to the declarant by eligible tenants, and declarants shall provide the relocation assistance to tenants in a timely manner. The declarant or developer shall pay relocation assistance to a tenant eligible under this subsection E before the tenant vacates the unit, except that if the tenant does not then have receipts for all eligible expenses, the tenant shall then be entitled to relocation assistance based on three (3) times monthly rent or based on receipts then delivered, whichever is greater, and shall have the right to claim any additional relocation assistance from the declarant or developer, up to the limit in this subsection, by delivering further receipts within thirty (30) days after vacating the unit.

F. The City of Seattle shall not be liable or responsible for payment of relocation assistance or any other amounts under this section.

G. Any housing unit for which relocation assistance is required to be paid to a tenant or subtenant pursuant to SMC Chapter 20.84, or any state or federal law or regulation, in connection with the same displacement to which this section would otherwise apply, shall be exempt from the requirements of this section. If any City ordinance, other than this section and Chapter 20.84, requires payment of relocation assistance in connection with any such displacement, then the provisions of this section and the other ordinance both apply, but the developer or declarant is entitled to credit against the amount payable hereunder for the amount of relocation assistance paid in a timely manner to the tenant or subtenant pursuant to the other ordinance.

(Ord. 122728, § 3, 2008; Ord. 115103 § 1(part), 1990.)

22.903.035 Notice of Relocation Assistance.

A. When a declarant or developer gives notice of condominium conversion to tenants or subtenants of residential units pursuant to RCW 64.34.440(1)(a), notice shall also be given regarding payment of relocation assistance authorized by RCW 64.34.440(1)(a) and required by SMC 22.903.030. The notice shall include a tenant relocation information packet, the contents of which shall be determined by the Director. The declarant shall forward a copy of the first condominium conversion notice for any building, including all information required by RCW 64.34.440(1)(a), to the Director within thirty (30) days after the notice is given.

B. Any person required to provide notice to tenants or subtenants as described in section 22.903.030 shall, not later than one hundred and eighty (180) days after the date of any such notice, submit to the Department a report, including and certifying under penalty of perjury the following information:

1. The building name(s) and address(es), the total number of dwelling units in the building(s), and the number of dwelling units in rental use at the time the notice was given.

2. A list of unit numbers and the date notice was given to the tenant or subtenant in each unit.

3. The schedule of incomes by household size used to determine income eligibility for relocation assistance as defined in this section.

4. The total number of tenants found eligible for relocation assistance.

5. For each unit, the reported household size, income eligibility for assistance, and status as an elderly or special needs tenant, as applicable.

6. For each unit whose tenant documented an eligible income for the household size, the rent in effect as of the date of notice, the total amount of relocation assistance, the amount provided in cash with the date of payment, and the amount, if any, credited against tenant obligations.

7. For any unit whose tenant claimed elderly or special needs status for which the total relocation assistance paid and credited was less than the amount claimed by the tenant, the reasons for the lower amount.

C. If after the date of any such report, there are changes or additions to the information included or required in the report, the person making the report shall submit an update to the Department within thirty (30) days. The person submitting such report shall maintain records sufficient to support the information therein for a period of at least two (2) years after submitting the report, and shall make the records available to the Department on request.

(Ord. 122728, § 4, 2008; Ord. 122511, § 1, 2007.)

22.903.040 Mandatory Code inspection and repair.

A. Prior to the delivery of any public offering statement, except with respect to any building for which a final certificate of occupancy has been issued by the City within the preceding twenty-four (24) months, a developer or declarant shall, at his or her expense, request a Housing and Building Maintenance Code inspection of the entire premises of a conversion condominium by the Department. The inspection shall be completed within forty-five (45) days of a developer's or declarant's request, and the Department shall issue a written report within fourteen (14) days of the completion of the inspection.

B. All violations of the Housing and Building Maintenance Code revealed by the inspection shall be corrected by the developer or declarant and a certification shall be obtained from the Department that such repairs have been made, pursuant to Section 22.903.050, prior to the closing of the sale of the first residential condominium unit other than a conveyance to a declarant or affiliate of a declarant, or by the compliance date on the inspection report, whichever is sooner.

C. The public offering statement shall contain a copy of the written inspection report of the Department.

(Ord. 122728, § 5, 2008; Ord. 115103 § 1(part), 1990.)

22.903.050 Certification of repairs.

For the protection of the general public, the Department shall inspect the repairs of defective conditions identified in the inspection report within seven (7) days after a request from the declarant stating that the violations have been corrected, unless the developer or declarant fails to provide or refuses access to the Department. If the Department finds that the violations have been corrected, it shall issue a certification to that effect within seven (7) days after re-inspection. The certification shall state that only those defects discovered by the Housing and Building Maintenance Code inspection and listed on the inspection report have been re-inspected and that the certification does not guarantee that all Housing and Building Maintenance Code violations have been corrected. No person shall use the Department's certificate in any advertising or indicate to anyone, in any fashion, for the purpose of inducing a person to purchase, rent, or finance a condominium unit, that the City or any of its departments has "approved" the premises or any unit for sale.

(Ord. 122728, § 6, 2008; Ord. 115103 § 1(part), 1990.)

22.903.060 Warranty of repairs– Escrow fund.

A. Each developer shall warrant for one (1) year from the date of completion all improvements and repairs required to be made pursuant to Section 22.903.040.

B. The developer shall establish within thirty (30) days after sale of the first unit, in a bank or other financial institution of his or her choosing, a separate escrow account, with terms and conditions approved by the Director, containing funds in an amount equal to ten percent (10%) of the actual cost of all repairs and improvements warranted. The location of the fund shall be made known to all condominium unit owners and to the owners' association and shall be available for making repairs to warranted improvements and repairs; provided, that no money shall be withdrawn from the fund unless the developer has been advised in writing of the need for the specific repair and has failed to complete the repair within a reasonable period of time.

C. Depletion of the escrow fund prior to expiration of the warranty period shall not relieve the developer of the obligation of making all repairs warranted.

D. Any money remaining in the fund at the end of the one (1) year period shall be returned to the developer. The owners' association's claim to any money in the escrow fund shall be prior to any creditor of the developer.

(Ord. 115103 § 1(part), 1990.)

22.903.065 Report of Conversion.

On or before the date of completion of a conversion condominium project, the declarant shall report to the Director in writing the total number of housing units converted into condominium units and the total number of tenants who received relocation assistance. The report shall be considered timely if received within one hundred and eighty (180) days of the date of the first condominium conversion notice. If there is a change in the information after the submission of a report, the declarant shall submit an updated report within thirty (30) days after such change occurs.

If information required in this section has been reported pursuant to section 22.903.035, no separate report needs to be made under this section.

(Ord. 122728, § 7, 2008.)

22.903.070 Violations.

It shall be a violation of this chapter for any person to fail or refuse to comply with the provisions of this chapter.

(Ord. 115103 § 1(part), 1990.)

22.903.080 Filing of complaint.

A. Any person subjected to any violation of the provisions of this chapter may file a complaint with the Director. The Director is authorized and directed to receive complaints and conduct such investigations as are deemed necessary.

B. Whenever it is determined that there has been a violation of this chapter, the Director is authorized, at the Director's discretion, to follow one (1) or more of the following procedures:

1. Attempt to mediate the matter by conference or otherwise and secure a written mediation agreement;

2. Refer the matter to the City Attorney for civil prosecution; or

3. Refer the matter to the City Attorney for criminal prosecution.

(Ord. 115103 § 1(part), 1990.)

22.903.090 Civil penalty.

A. Any person who fails or refuses to comply with the provisions or requirements of this chapter shall be subject to a cumulative civil penalty in the amount of One Hundred Dollars ($100.00) per unit per day from the date the violation begins until the person complies with the requirements of this chapter.

B. The Director shall notify the City Attorney in writing of the name of any person subject to the penalty. The City Attorney shall, with the assistance of the Director, take appropriate action to collect the penalty.

(Ord. 122728, § 8, 2008; Ord. 115103 § 1(part), 1990.)

22.903.100 Criminal penalty.

Any person who violates any provision of this chapter, fails to comply with the provisions of this chapter or who deliberately attempts to avoid the application of this chapter and who has had a prior civil judgment entered against him or her pursuant to Section 22.903.090 shall, upon conviction of the violation, be fined a sum not to exceed Five Hundred Dollars ($500.00). Each day's violation or failure to comply shall constitute a separate offense.

(Ord. 115103 § 1(part), 1990.)

22.903.110 Authority to make rules.

The Director is authorized to adopt, promulgate, amend and rescind in accordance with the Administrative Code of the City1 administrative rules consistent with the provisions of this chapter and necessary to carry out the duties of the Director under this chapter.

(Ord. 115103 § 1(part), 1990.)

1. Editor's Note: The Administrative Code is set out at Chapter 3.02 of this Code.

22.903.120 Other remedies; Private right of action; Defense.

A. In addition or in the alternative to civil or criminal penalties, the City may pursue injunctive relief or any other remedy that may be available at law or equity in case of any actual or threatened violation of any provision of this chapter.

B. In addition to any other sanction or remedial procedure that may be available, any tenant or subtenant who is damaged or aggrieved by any actual or threatened violation of any requirement of this chapter may bring a private action for any unpaid relocation assistance due, for any other damages, and for any other appropriate legal or equitable relief. A tenant or subtenant prevailing in any such action shall be entitled to recover costs of litigation or arbitration, including without limitation attorneys fees. A tenant or subtenant is not required to pursue a complaint with the City prior to bringing any such action. Nothing in this chapter shall be construed to create any cause of action or remedy against the City or any of its officials, employees or agents.

C. It shall be a defense to any action to evict a tenant or subtenant, by unlawful detainer action or otherwise, that the tenant or subtenant has not been paid the amount of relocation assistance to which he or she is entitled under this chapter, provided that the tenant or subtenant shall have provided the information reasonably necessary to determine eligibility for relocation assistance.

(Ord. 122728, § 9, 2008.)

Chapter 22.904
MOBILE HOMES AND MOBILE HOME PARKS

Sections:

22.904.010 Definitions.

22.904.020 Enforcement authority.

22.904.030 Existing mobile home parks.

22.904.040 Mobile home park license– Fee and expiration.

22.904.050 License– Late renewal fee.

22.904.060 License applications.

22.904.070 License revocation.

22.904.080 Filing of site plan.

22.904.090 Site plan requirements.

22.904.100 Approval of site and building plans.

22.904.110 Issuance of building permit.

22.904.120 Mobile home lot boundaries– Placement of mobile homes.

22.904.130 Areas for independent and dependent mobile homes– Driveways and walkways.

22.904.140 Service buildings.

22.904.150 Toilet facilities.

22.904.160 Laundry facilities.

22.904.170 Accessory buildings.

22.904.180 Storage lockers.

22.904.190 Water supply.

22.904.200 Water connections.

22.904.210 Surface water drainage.

22.904.220 Sewage and waste water disposal.

22.904.230 Sewer laterals.

22.904.240 Sewer line venting.

22.904.250 Outside lighting.

22.904.260 Sanitation.

22.904.270 Lighting.

22.904.280 Heating equipment in service buildings.

22.904.290 Hot water supply.

22.904.300 Sanitation of toilet facilities.

22.904.310 Garbage containers.

22.904.320 Capping of sewer connections.

22.904.330 Mobile home maintenance.

22.904.340 Mobile home dwellings to be in mobile home park.

22.904.350 Location of mobile home on lot.

22.904.360 Permanent attachment– Awnings.

22.904.370 Plumbing maintenance.

22.904.380 Insanitary or unsafe mobile homes.

22.904.390 Violation– Penalty.

22.904.400 Reservation of mobile home lots.

22.904.410 Eviction notices for change of use or closure of a mobile home park.

22.904.420 Relocation report and plan.

22.904.430 Certificate of completion of the relocation report and plan.

22.904.440 Notice of provisions.

22.904.450 Administration.

22.904.460 Penalties– Sections 22.904.400 through 22.904.469.

22.904.470 Construction of language.

Severability: Should any section, subsection, paragraph, sentence, clause or phrase of this chapter be declared unconstitutional or invalid for any reason, such decision shall not affect the validity of the remaining portions of this chapter.

(Ord. 89715 § 7.030, 1960.)

Section 3 of Ordinance 115183 reads as follows: Severability. The provisions of this ordinance [Sections 22.904.400 through 22.904.470] are declared to be separate and severable. The invalidity of any clause, sentence, paragraph, subdivision, section or portion of this ordinance, or the invalidity of the application thereof to any person, owner or circumstance shall not affect the validity of the remainder of this ordinance, or the validity of its application to other persons, owners or circumstances.

22.904.010 Definitions.

For the purpose of this chapter certain words, terms and phrases are defined and shall be construed as follows:

A. "Accessory building" means a building on a mobile home lot used in conjunction with a mobile home.

B. "Certificate of completion" means the Director of the Department of Planning and Development's written notice to the mobile home park owner that the owner has satisfactorily complied with the provisions of an approved relocation report and plan, has complied with eviction notice requirements of RCW 59.20.080 and 59.21.030, complied with relocation assistance requirements of RCW 59.21.020, and, in the case of a change of use, complied with any additional conditions of the master use permit. The certificate of completion certifies the effective date of such change of use or closure of a mobile home park.

C. "Eviction notice" means the minimum twelve (12) month notice by the owner of a mobile home park to the mobile home park tenants to vacate a mobile home park, conforming to state law and this chapter.

D. "Mobile home" means, for purposes of Sections 22.904.030 through 22.904.390, a vehicle equipped as a dwelling place. "Mobile home" or "manufactured home," for purposes of Sections 22.904.400 through 22.904.470, means a factory-assembled structure that requires a separate highway movement permit for highway travel, is built on a permanent chassis, and is designed for use as a dwelling unit, with or without a permanent foundation, when connected to the required utilities. "Mobile home" or "manufactured home," for purposes of Sections 22.904.400 through 22.904.470, includes recreational vehicles that, before December 22, 1988, have been used as permanent residences in the same location (one hundred eighty (180) days or longer), have been structurally modified so they are no longer mobile, and have been connected to the required utilities in a mobile home park.

E. "Mobile home, dependent" means a mobile home dependent upon toilet facilities provided in a service building.

F. "Mobile home, independent" means a mobile home independent of toilet facilities provided in a service building.

G. "Mobile home lot" means a plot of ground within a mobile home park designated to accommodate one (1) mobile home.

H. "Mobile home park" means, for purposes of Sections 22.904.030 through 22.904.390, a tract of land upon which two (2) or more mobile homes occupied as dwellings may be located. "Mobile home park" or "manufactured home park" means, for purposes of Sections 22.904.400 through 22.904.470, a residential use in which a tract of land is rented or held out for rent to others for the use of two (2) or more mobile homes occupied as a dwelling unit, except where such land is rented or held out for rent for seasonal recreational purposes only and is not intended for year-round occupancy.

I. "Mobile home park owner" or "manufactured home park owner" means any person, firm, partnership, association, joint venture, partnership, corporation or other legal entity or combination of entities who owns a mobile home park within The City of Seattle.

J. "Mobile home park tenant" or "manufactured home tenant" means the head of a household who either rents a mobile home in a mobile home park or who owns a mobile home and rents a mobile home lot in a mobile home park for thirty (30) days or more and who uses the mobile home lot for the site of his or her permanent residence.

K. "Recreational vehicle" means a vehicular unit primarily designed as temporary living quarters for recreational, camping or travel use, with or without motive power, being of such size or weight as not to require a special highway movement permit. The term "recreational vehicle" includes, without limitation, camping trailers, travel trailers, motor homes and truck campers, and any other type of temporary easily movable vehicle/residence. The term "recreational vehicle" does not include any vehicle falling within this chapter's definition of "mobile home" or "manufactured home."

L. "Service building" means a building in a mobile home park housing community toilet, bathing or laundry facilities.

M. "Storage locker" means a minor structure on a mobile home lot used for storage purposes.

(Ord. 121276 § 25, 2003; Ord. 115183 § 1, 1990: Ord. 89715 § 1.010, 1960.)

22.904.020 Enforcement authority.

Unless otherwise provided in this chapter the Director of Public Health shall be responsible for the enforcement of this chapter and is authorized to adopt rules and regulations consistent with this chapter for the purpose of carrying out the provisions hereof.

(Ord. 89715 § 1.020, 1960.)

22.904.030 Existing mobile home parks.

Nothing in this chapter shall be construed to require physical alteration of any mobile home park now legally operating.1

(Ord. 89715 § 1.030, 1960.)

1. Editor's Note: Ord. 89715 was passed by the City Council on October 31, 1960, and became effective on December 1, 1960.

22.904.040 Mobile home park license– Fee and expiration.

It is unlawful to operate a mobile home park without a valid and subsisting mobile home park license which shall be posted in a conspicuous place in the office thereof at all times. The fee for such license shall be Fifty-five Dollars ($55.00), plus Twelve Dollars and Fifty Cents ($12.50) per year for each mobile home lot therein in excess of ten (10). The fee for any such license issued during the last six (6) months of the license year shall be one-half ( 1/2) the annual fee. Mobile home park licenses shall expire at midnight July 31st of each year, and applications for renewal shall be made at least thirty (30) days prior to expiration.

(Ord. 118395 § 21, 1996: Ord. 116467 § 1, 1992: Ord. 113183 § 1, 1986: Ord. 110892 § 1, 1982: Ord. 106063 § 17, 1976: Ord. 99749 § 1, 1971: Ord. 89715 § 2.010, 1960.)

22.904.050 License-Late renewal fee.

A. Any person who has held a license in the previous license year for which an annual license period is prescribed and who continues to engage in the activity shall, upon failure to make timely application for renewal of the license, pay a late renewal fee as follows:

1. If the renewal application is received after the date of expiration of the previous license but before the end of thirty (30) days into the new license year: ten percent (10%) of the annual license fee or Ten Dollars ($10.00), whichever is greater;

2. If the renewal application is received after thirty (30) days into the new license year: twenty percent (20%) or Twenty-five Dollars ($25.00), whichever is greater.

B. No annual license shall be issued until any late renewal fee has been paid; provided, that payment of the late renewal fee may be waived whenever the Director finds that timely application was beyond the control of the licensee by reason of severe circumstances; for example, serious illness of the licensee, death or incapacity of an accountant or other person who retains possession of the licensee's license records, loss of business records due to theft, fire, flood or other similar acts.

(Ord. 106025 § 5, 1976: Ord. 89715 § 2.015, 1960.)

22.904.060 License applications.

Applications for mobile home park licenses and renewals thereof shall be made to the Director of Finance and Administrative Services upon forms provided by him/her and shall set forth the name and residence address of the applicant, the location of the mobile home park, and the number of mobile home lots to which such license applies. The Director of Finance and Administrative Services thereupon shall request the Director of Public Health, the Director of Planning and Development and the Fire Chief to inspect the premises therein described and the fixtures and facilities to be used. If the Director of Public Health, Director of Planning and Development and the Fire Chief find, upon inspection, that such premises, fixtures and facilities are constructed, installed, operated and maintained in compliance with this chapter and other applicable ordinances, they shall approve the application and so notify the Director of Finance and Administrative Services, who shall issue the license. If the Director of Public Health, Director of Planning and Development or the Fire Chief shall find that the premises, fixtures or facilities are not constructed, installed, operated or maintained in compliance with this chapter or any other applicable ordinance, he/she shall forthwith disapprove the application and so notify the applicant and the Director of Finance and Administrative Services, citing the reason therefor. If, after 30 days from date of application for a new license, or, in the case of renewal, upon expiration of an existing license, approval of the Director of Public Health, Director of Planning and Development and the Fire Chief are not forthcoming, the Director of Finance and Administrative Services thereupon shall deny the license.

(Ord. 123361, § 381, 2010; Ord. 120794 § 291, 2002: Ord. 117169 § 136, 1994: Ord. 109125 § 2, 1980: Ord. 107158 § 8, 1978: Ord. 102629 § 1, 1973: Ord. 89715 § 2.020, 1960.)

22.904.070 License revocation.

Any mobile home park license may be revoked by the Director of Finance and Administrative Services in the manner and subject to the procedure provided in the License Code1 upon the filing with him or her by the Director of Public Health, the Director of Planning and Development or the Fire Chief of a written notice stating the premises licensed or any fixtures or facilities used therein have become or are unsafe or unsanitary, or that otherwise they are not being operated or maintained in compliance with the provisions of this chapter or any other applicable ordinance.

(Ord. 123361, § 382, 2010; Ord. 120794 § 292, 2002: Ord. 117169 § 137, 1994: Ord. 109125 § 3, 1980: Ord. 102629 § 2, 1973: Ord. 89715 § 2.030, 1960.)

1. Editor's Note: The License Code provisions regarding revocation of licenses are codified in Chapter 6.02 of this Code.

22.904.080 Filing of site plan.

It is unlawful to construct a mobile home park without first placing on file with the Director of Construction and Land Use three (3) complete copies of a site plan therefor, approved as provided in this chapter. Such plan shall be drawn to scale and completely dimensioned, shall be prepared by a licensed professional architect or engineer or by an owner capable of producing drawings equivalent to the conventional drawings of architects and engineers, and shall set forth the address and legal description of the mobile home park site, and the name and address of the applicant.

(Ord. 109125 § 4 (part), 1980: Ord. 89715 § 3.010, 1960.)

22.904.090 Site plan requirements. The site plan required in this chapter shall show:

A. The dimensions of the mobile home park site;

B. The location, dimensions and number of independent and dependent mobile home lots;

C. The location, dimensions and number of automobile parking accommodations other than mobile home lots;

D. The location and width of entrances, exits, driveways and walkways;

E. The location and dimensions of service buildings, accessory buildings, storage lockers and other structures;

F. The water system;

G. The drainage system;

H. The sewer system;

I. The electrical system.

(Ord. 89715 § 3.020, 1960.)

22.904.100 Approval of site and building plans.

Site and building plans and specifications shall be examined by the Director of Construction and Land Use, and by the Fire Chief and the Director of Public Health, to whom the Director of Construction and Land Use shall supply copies. Upon approval of the Fire Chief and the Director of Public Health, and, upon being himself satisfied that the plans conform to the requirements of this chapter and other applicable ordinances, the Director of Construction and Land Use shall approve the same. One (1) copy of approved plans shall be retained in the office of the Director of Construction and Land Use, one (1) copy in the office of the Director of Public Health, and one (1) copy, which shall be maintained in the mobile home park office, shall be returned to the applicant.

(Ord. 109125 § 4 (part), 1980: Ord. 89715 § 3.030, 1960.)

22.904.110 Issuance of building permit.

No building permit shall be issued for any construction in mobile home parks except for such structures at such locations as are provided for in a site plan approved pursuant to this chapter.

(Ord. 89715 § 4.010, 1960.)

22.904.120 Mobile home lot boundaries– Placement of mobile homes.

The boundaries of mobile home lots shall be plainly marked, and such lots shall have a minimum area of seven hundred fifty (750) square feet; provided, that mobile homes shall be placed on mobile home lots so as to provide a minimum of ten feet; provided, that mobile homes shall be placed on mobile home lots so as to provide a minimum of ten feet (10') between adjacent mobile homes and between any mobile home and an adjacent building, and a minimum of three feet (3') between a mobile home and a mobile home accessory building.

(Ord. 102926 § 1, 1973: Ord. 89715 § 4.020, 1960.)

22.904.130 Areas for independent and dependent mobile homes– Driveways and walkways.

Mobile home parks shall have segregated areas for dependent and independent mobile homes, if both are to be accommodated; there shall be surfaced and lighted driveways to each mobile home lot, with a minimum width of twenty-five feet (25'); and there shall be surfaced and lighted walkways to all service buildings.

(Ord. 89715 § 4.030, 1960.)

22.904.140 Service buildings.

Mobile home parks shall have one (1) or more service buildings located at least eight feet (8') away from any mobile home lot, but within two hundred feet (200') of any dependent mobile home lot, and within five hundred feet (500') of any independent mobile home lot. Such service buildings shall be provided with heating equipment capable of maintaining a room temperature of seventy degrees Fahrenheit (70° F.) at an atmospheric temperature of twenty degrees Fahrenheit (20° F.) and shall be adequately ventilated; shall have smoothly finished, light colored water-resistant interior walls and ceilings, and floors shall be constructed of concrete or similar impervious material and sloped to floor drains.

(Ord. 89715 § 4.040, 1960.)

22.904.150 Toilet facilities.

Mobile home parks shall have toilet facilities located in service buildings and separate facilities, appropriate marked, shall be provided for males and females in accordance with the following:

A. For dependent mobile homes, toilet facilities shall be provided in the following minimum ratios:
Males
No. Mobile Home LotsUrinalsWater ClosetsLavatoriesShowers
2-201121
21-301232
31-401342
41-501454
61-701675
Over 70Add one additional water closet and lavatory for each additional ten (10) mobile home lots or fraction thereof. (Urinals may be substituted for up to one-third ( 1/3) of the additional water closets required.) Add one (1) additional shower for each additional twenty (20) mobile home lots or fraction thereof.
Females
No. Mobile Home LotsWater ClosetsLavatoriesShowers
2-20221
21-30332
31-40442
41-50554
51-60664
61-70775
Over 70Add one additional water closet and lavatory for each additional ten (10) mobile home lots or fraction thereof. Add one (1) additional shower for each additional twenty (20) mobile home lots or fraction thereof.

B. For independent mobile homes, a minimum of one (1) water closet, one (1) lavatory and one (1) shower, for males and females respectively, shall be provided.

C. Water closets, lavatories and showers required for independent mobile homes may be housed in service buildings for dependent mobile homes.

D. Water closets shall be located in separated stalls at least three feet (3') wide in the smallest dimension. Water closets and urinals shall be flush-type fixtures.

E. Showers shall be located in separated stalls, at least three (3') feet wide in the smallest dimension, and equipped with a waterproof draw curtain or door. Suitable dressing areas shall be provided.

(Ord. 89715 § 4.050, 1960.)

22.904.160 Laundry facilities.

Mobile home parks shall have laundry facilities, together with laundry drying facilities and no less than one (1) double laundry tray or automatic washing machine shall be provided for each twenty 820) mobile home lots. Such laundry facilities may be in separate service buildings, or in service buildings in rooms separate from toilet facilities, but such separate rooms shall have an exterior door.

(Ord. 89715 § 4.060, 1960.)

22.904.170 Accessory buildings.

One (1) accessory building, the floor area of which shall not exceed three hundred (300) square feet, may be located on a mobile home lot, provided that the spaces on the mobile home lot and on adjoining mobile home lots, reserved exclusively for the occupancy of mobile homes, are clearly shown on the site plan, or an amendment thereto; and provided that the accessory building shall be no less than eight feet (8') from any space reserved for a mobile home on an adjacent mobile home lot, or another accessory building shall be no less than eight feet (8') from any space reserved for a mobile home on an adjacent mobile home lot, or another accessory building on an adjacent mobile home lot, and no less than five feet (5') from any external boundary of a mobile home lot which does not abut on another mobile home lot.

(Ord. 89715 § 4.070, 1960.)

22.904.180 Storage lockers.

One (1) storage locker, the capacity of which shall not exceed one hundred fifty (150) cubic feet, may be located on a mobile home lot.

(Ord. 89715 § 4.080, 1960.)

22.904.190 Water supply.

A supply of safe and potable water, meeting the standards of the State Board of Health for quality, and sufficient in quantity, shall be provided to all plumbing fixtures in mobile home parks and to individual water connections which shall be provided at each mobile home lot.

(Ord. 89715 § 4.090, 1960.)

22.904.200 Water connections.

Water connections, located on the same side as the sewer lateral, shall be provided at each mobile home lot, and shall consist of a riser terminating at least four inches (4") above the ground with two (2) three-quarter-inch ( 3/4") valved outlets threaded for screw-on connections. If water connections are equipped with a shutoff valve, it shall not be a stop and waste cock. Water connections shall be protected from freezing and from damage from mobile home wheels and shall have the ground surface around the riser pipe graded to divert surface drainage away from the connections.

(Ord. 89715 § 4.100, 1960.)

22.904.210 Surface water drainage.

Each mobile home park shall have a system for surface water drainage.

(Ord. 89715 § 4.110, 1960.)

22.904.220 Sewage and waste water disposal.

All sewage and waste water from toilets, urinals, slop sinks, bathtubs, showers, lavatories, laundries, and all other sanitary fixtures in a mobile home park, shall be drained to a sewage collection system and discharged to a public sewer, or where no public sewer is available, to a lawful private sewage disposal system.

(Ord. 89715 § 4.120, 1960.)

22.904.230 Sewer laterals.

Sewer laterals shall be provided to each mobile home lot. Such laterals shall be trapped and vented, terminate above grade on the same side of the lot as the water connection, be at least four inches (4") in diameter and be equipped with adequate leak-and fly-proof devices for coupling to mobile home drainage systems. Each connection to such a lateral shall be protected at its terminal with a concrete collar at least three inches (3") thick and extending from the connection in all directions.

(Ord. 89715 § 4.130, 1960.)

22.904.240 Sewer line venting.

Sewer lines in mobile home parks shall be vented in such a manner that odor nuisances will not result.

(Ord. 89715 § 4.140, 1960.)

22.904.250 Outside lighting.

An electrical system for outside lighting and including service outlets to each mobile home lot shall be provided.

(Ord. 89715 § 4.150, 1960.)

22.904.260 Sanitation.

Mobile home parks shall be maintained in a safe and sanitary condition, free from rodents, vermin, trash and litter.

(Ord. 89715 § 5.010, 1960.)

22.904.270 Lighting.

Mobile home parks and service buildings shall be well lighted.

(Ord. 89715 § 5.020, 1960.)

22.904.280 Heating equipment in service buildings.

Heating equipment in service building shall be maintained in safe and good working condition.

(Ord. 89715 § 5.030, 1960.)

22.904.290 Hot water supply.

Hot water in adequate quantities shall be supplied to all service building bathing fixtures, lavatories and clothes-washing equipment.

(Ord. 89715 § 5.040, 1960.)

22.904.300 Sanitation of toilet facilities.

In mobile home parks individual toilet facilities shall be maintained in sanitary and good working condition, shower stalls and dressing areas shall be kept clean and all floors in toilet, shower and lavatory rooms which are in daily use shall be cleaned and disinfected daily, or oftener if necessary to maintain in a sanitary condition.

(Ord. 89715 § 5.050, 1960.)

22.904.310 Garbage containers.

All garbage and other refuse from mobile home parks shall be deposited in tightly covered refuse containers of not less than twenty (20), nor more than thirty (30) gallons capacity, or equivalent approved by the Director of Public Health, which shall be in sufficient number to provide at least one (1) container for each two (2) mobile home lots. Such containers shall be located not more than two hundred feet (200') from any mobile home lot, and installed so as to prevent tipping, minimize spillage and container deterioration, facilitate cleaning and prevent rodent harborage.

(Ord. 89715 § 5.060, 1960.)

22.904.320 Capping of sewer connections.

Sewer connections at mobile home lots, when not in use, shall be capped or plugged with a gastight device.

(Ord. 89715 § 5.070, 1960.)

22.904.330 Mobile home maintenance.

Mobile homes shall be maintained in a safe and sanitary condition.

(Ord. 89715 § 6.010, 1960.)

22.904.340 Mobile home dwellings to be in mobile home park.

Mobile homes shall not be occupied as dwellings except when in a mobile home park.

(Ord. 89715 § 6.020, 1960.)

22.904.350 Location of mobile home on lot.

Mobile homes occupied as dwellings in mobile home parks shall be parked only on mobile home lots, no less than eight feet (8') from any service building, or mobile home or accessory building on an adjacent mobile home lot, and no less than five feet (5') from any exterior boundary of the mobile home park.

(Ord. 89715 § 6.030, 1960.)

22.904.360 Permanent attachment– Awnings.

Mobile homes shall not be permanently attached to any building, or to the ground, nor shall they be made stationary by removal of the wheels or otherwise. Mobile home awnings shall be noncombustible, and shall be open on at least two (2) sides.

(Ord. 89715 § 6.040, 1960.)

22.904.370 Plumbing maintenance.

Plumbing in mobile homes shall be maintained in sanitary and good working condition, free from defects, leaks, and obstructions.

(Ord. 89715 § 6.050, 1960.)

22.904.380 Insanitary or unsafe mobile homes.

Mobile homes designated as insanitary by the Director of Public Health or as unsafe by the Fire Chief shall not be permitted to remain in a mobile home park.

(Ord. 89715 § 6.060, 1960.)

22.904.390 Violation– Penalty.

Anyone violating or failing to comply with any of the provisions of this chapter shall, upon conviction thereof, be punished by a fine in a sum not exceeding Three Hundred Dollars ($300.00), or by imprisonment in the City Jail for a term not exceeding ninety (90) days, or by both such fine and imprisonment, and each day that anyone shall continue to so violate or fail to comply shall be considered a separate offense.

(Ord. 89715 § 7.020, 1960.)

22.904.400 Reservation of mobile home lots.

All mobile home park lots shall be reserved for use by mobile homes. No recreational vehicle may displace or replace a mobile home in any mobile home lot; provided, that nothing in this chapter shall be construed to require displacement of any recreational vehicle occupying a mobile home lot on the effective date of the ordinance codified herein;1 and further provided, that when a mobile home lot becomes vacant for any reason, it may not be occupied by a recreational vehicle unless the vacant mobile home lot, because of its size, irregular configuration, or inadequate utilities or facilities, cannot accommodate a mobile home.

(Ord. 115183 § 2(part), 1990.)

1. Editor's Note: Ordinance 115183 was passed by the City Council on July 9, 1990.

22.904.410 Eviction notices for change of use or closure of a mobile home park.

A. Before a mobile home park owner may issue eviction notices pursuant to a closure or change of use under RCW Chapter 59.21, the mobile home park owner must first submit to the Department of Construction and Land Use a relocation report and plan that meets the requirements of Section 22.904.420. If applying for a change of use, the mobile home park owner shall submit the relocation report and plan together with the master use permit application. Once the Director of Construction and Land Use determines that the relocation report and plan meets the requirements of Section 22.904.420, the Director shall stamp his or her approval on the relocation report and plan and return a copy of the approved plan to the mobile home park owner. If the Director of Construction and Land Use determines that the relocation report and plan does not meet the requirements of Section 22.904.420, the Director may require the mobile home park owner to amend or supplement the relocation report and plan as necessary to comply with this chapter before approving it.

B. No sooner than upon approval of the relocation report and plan, the owner of the mobile home park may issue the twelve (12) month eviction notice to the mobile home park tenants. The eviction notice shall comply with RCW 59.20.080 and RCW 59.21.030. No mobile home park tenant who rents the mobile home in which he or she resides may be evicted until the twelve (12) month notice period expires, except for good cause as defined in SMC Section 22.206.160. No mobile home owner who rents a mobile home lot may be evicted until the twelve (12) month notice period expires, except pursuant to the State Mobile Home Landlord-Tenant Act, RCW Chapter 59.20.

(Ord. 115183 § 2(part), 1990.)

22.904.420 Relocation report and plan.

A. The relocation report and plan shall describe how the mobile home park owner intends to comply with RCW Chapters 59.20 and 59.21, relating to mobile home relocation assistance, and with Sections 22.904.400 through 22.904.480 of this chapter. The relocation report and plan must provide that the mobile home park owner will assist each mobile home park tenant household to relocate; in addition to making State-required relocation payments, such assistance must include providing tenants an inventory of relocation resources, referring tenants to alternative public and private subsidized housing resources, helping tenants obtain and complete the necessary application forms for State-required relocation assistance; and helping tenants to move the mobile homes from the mobile home park. Further, the relocation report and plan shall contain the following information:

1. The name, address, and family composition for each mobile home park tenant household;

2. The condition, size, ownership status and probable mobility of each mobile home occupying a mobile home lot;

3. Copies of all lease or rental agreement forms the mobile home park owner used both before and during the change of use or closure process;

4. To the extent mobile home park tenants voluntarily make such information available, a confidential listing of current monthly housing costs, including rent or mortgage payments and utilities, for each mobile home park tenant household;

5. To the extent mobile home park tenants voluntarily make such information available, a confidential listing of net annual income for each mobile home park tenant household;

6. Specific actions the mobile home park owner will take to assist each mobile home park tenant household to relocate, in addition to making State-required relocation payments to mobile home owners;

7. An inventory of relocation resources, including available mobile home spaces in King, Snohomish, Kitsap and Pierce Counties;

8. Actions the mobile home park owner will take to refer mobile home park tenants to alternative public and private subsidized housing resources;

9. Actions the mobile home park owner will take to assist mobile home park tenants to move the mobile homes from the mobile home park; and

10. Other actions the owner will take to minimize the hardship mobile home park tenant households suffer as a result of the closure or conversion of the mobile home park.

B. The Director of Construction and Land Use may require the mobile home park owner to designate a Relocation Coordinator to administer the provisions of the relocation report and plan and work with the mobile home park tenants and the Department of Construction and Land Use and other City and State offices to ensure compliance with the relocation report and plan and with state laws governing mobile home park relocation assistance, eviction notification, and landlord/tenant responsibilities.

C. The owner shall make available to any mobile home park tenant residing in the mobile home park copies of the proposed relocation report and plan, with confidential information deleted. Once the Director of Construction and Land Use approves the relocation report and plan, a copy of the approved relocation report and plan shall be delivered to each mobile home park tenant with the required twelve (12) month eviction notice.

D. The mobile home park owner shall update the information required under this section to include any change of circumstances occurring after submission of the relocation report and plan that affects the relocation report and plan's implementation.

(Ord. 115183 § 2(part), 1990.)

22.904.430 Certificate of completion of the relocation report and plan.

No mobile home park owner may close a mobile home park or establish a change of use of a mobile home park until the mobile home park owner obtains a certificate of completion from the Department of Construction and Land Use. The Director of Construction and Land Use shall issue a certificate of compliance only if satisfied that the owner has complied with the provisions of an approved relocation report and plan, with eviction notice requirements of RCW 59.20.080 and 59.21.030, with relocation assistance requirements of RCW 59.21.020, and any additional requirements imposed in connection with a master use permit application.

(Ord. 115183 § 2(part), 1990.)

22.904.440 Notice of provisions.

It is unlawful to sell, lease or rent any mobile home or mobile home park rental space without advising the prospective purchaser, lessee, or renter, in writing, of the provisions of Sections 22.904.400 through 22.904.460 of this chapter.

(Ord. 115183 § 2(part), 1990.)

22.904.450 Administration.

The Director of Construction and Land Use shall administer and enforce Sections 22.904.400 through 22.904.460 of this chapter and is authorized to adopt rules and regulations consistent with and necessary to carry out these sections. Whenever an owner or an owner's agent fails to comply with the provisions of Sections 22.904.400 through 22.904.470, the Director of Construction and Land Use may deny or revoke a master use permit and/or other permits or approvals, or may, in his or her discretion, condition any permit upon the owner's successful completion of remedial actions that the Director of Construction and Land Use deems necessary to carry out the purposes of Sections 22.904.400 through 22.904.460.

(Ord. 115183 § 2(part), 1990.)

22.904.460 Penalties– Sections 22.904.400 through 22.904.470.

In addition to any other sanction or remedial measure imposed under this chapter, any person who fails to comply with any provision of Sections 22.904.400 through 22.904.470 or any notice, decision or order issued by the Director of Construction and Land Use pursuant to Sections 22.904.400 through 22.904.470, shall be subject to a cumulative civil penalty in the amount of Five Hundred Dollars ($500.00) per day for each day of noncompliance, measured from the date set for compliance until the person complies with the notice, decision or order, as determined by the Director of Construction and Land Use. The Director of Construction and Land Use shall notify the City Attorney in writing of the name of any person subject to the penalty, and shall assist the City Attorney to collect the penalty.

(Ord. 115183 § 2(part), 1990.)

22.904.470 Construction of language.

For purposes of this chapter, the singular shall include the plural and vice versa, "or" shall include "and" and vice versa, and the masculine gender shall include the feminine and neutral genders.

(Ord. 115183 § 2(part), 1990.)

Chapter 22.910
MAINTENANCE OF HEALTHFUL TEMPERATURES

Sections:

22.910.010 Exercise of police power.

22.910.020 Definitions.

22.910.030 Aiding or abetting violation.

22.910.040 Landlord to install and maintain sufficient heating system.

22.910.050 Certain temperatures to be maintained.

22.910.060 Right of entry.

22.910.070 Exceptions.

22.910.080 Violation– Penalty.

Severability: If any part, provision or section of this chapter shall be held to be void or unconstitutional, all other parts, provisions and sections of this chapter not expressly so held to be void or unconstitutional, shall continue in full force and effect.

(Ord. 39104 § 4, 1919.)

22.910.010 Exercise of police power.

This entire chapter shall be an exercise of the police power of the state and of the City for the protection of the public health and all its provisions shall be liberally construed for the accomplishment of that purpose.

(Ord. 39104 § 1, 1919.)

22.910.020 Definitions.

The word "person" wherever used in this chapter means and includes natural persons, firms, copartnerships and corporations, and other associations of natural persons, whether acting by themselves or by servants, agents or employees. Words in the present tense shall include the future tense, and in the masculine shall include the feminine and neuter genders, and in the singular shall include the plural. "Healthful temperature" means a temperature of not more than sixty-eight (68) degrees, nor less than fifty-eight degrees Fahrenheit (58 F.).

(Ord. 102919 § 1, 1973: Ord. 47936 § 1(part), 1924: Ord. 39104 § 2, 1919.)

22.910.030 Aiding or abetting violation.

Every person concerned in the commission of a misdemeanor in violation of this chapter, whether he directly commits the act or omits to do the thing constituting the offense, or aids or abets the same, and whether present or absent; and every person who directly or indirectly counsels, encourages, hires, commands, induces or otherwise procures another to commit such misdemeanor, is and shall be a principal under the terms of this chapter and shall be proceeded against and prosecuted as such.

(Ord. 39104 § 3, 1919.)

22.910.040 Landlord to install and maintain sufficient heating system.

Every person in charge or control of any tenement, apartment house, inn, hotel or lodging house who undertakes to furnish artificial heat to another within such place, shall for such purpose install and maintain a good and sufficient heating system which will uniformly heat, and be capable of so heating, all parts thereof to a temperature of sixty-eight degrees Fahrenheit (68 F.) in zero weather, with due regard to all laws and ordinances pertaining to and regulating ventilation and humidity, and it shall be unlawful for such person to fail, neglect or refuse to install or maintain the same.

(Ord. 47936 § 1(part), 1924: Ord. 39104 § 5, 1919.)

22.910.050 Certain temperatures to be maintained.

Every person in charge or control of the artificial heating of any tenement, apartment house, inn, hotel or lodging house, in case artificial heating is done for or on behalf of another therein, and every person who undertakes to furnish artificial heating to another within such place, shall at all times (except during the months of June, July, August and September), between the hours of ten-thirty (10:30) p.m. and seven (7:00) a.m. keep and maintain therein a temperature of not less than fifty-eight degrees Fahrenheit (58° F.); between the hours of seven (7:00) a.m. and eight (8:00) a.m., a temperature of not less than sixty (60°) degrees; between the hours of eight (8:00) a.m. and nine (9:00) a.m. a temperature of not less than sixty-five (65°) degrees, and between the hours of nine (9:00) a.m. and ten-thirty (10:30) p.m. a temperature of not less than sixty-eight (68°) degrees, when such building or place is occupied by the one to whom such heat is undertaken to be furnished, at all times complying with all laws and ordinances pertaining to and regulating humidity and ventilation, and it is unlawful for such persons to fail, neglect or refuse to keep and maintain such healthful temperature therein. In all tenements, apartment houses, inns, hotels and lodging houses the owners and proprietors shall be presumed to have undertaken to furnish artificial heat for and on behalf of all tenants and guests therein unless a specific agreement to the contrary is expressly shown, but this provision shall not be deemed to excuse or relieve from prosecution any other person undertaking to furnish artificial heat for or on behalf of the owners or proprietors. No person shall be subject to prosecution under this provision where the failure to maintain the minimum temperatures is occasioned by a bona fide inability to obtain fuel due to the application of federal or state regulations limiting the allocation of fuel to the person undertaking to furnish such artificial heat.

(Ord. 102919 § 2, 1973: Ord. 47936 § 1(part), 1924: Ord. 39104 § 6, 1919.)

22.910.060 Right of entry.

The Commissioner of Health and his duly authorized agents shall have the right at all reasonable hours to enter any building or place coming under the provisions of this chapter and to place and maintain therein recording thermometers or other instruments for the gauging and measuring of heat, and it shall be unlawful to interfere or obstruct the officers in so doing.

(Ord. 39104 § 7, 1919.)

22.910.070 Exceptions.

The provisions of this chapter shall not be deemed or held to apply to a maximum temperature of more than sixty-eight degrees Fahrenheit (68° F.) in any of the above mentioned places during such times as the natural temperature may be above sixty-eight (68°) degrees, nor shall the provisions of this chapter be deemed or held to apply to any building occupied by one family only and used exclusively as a private dwelling.

(Ord. 47936 § 1(part), 1924: Ord. 39104 § 8, 1919.)

22.910.080 Violation– Penalty.

Any person violating any of the provisions of this chapter or failing to comply with the terms and requirements thereof, shall be guilty of a misdemeanor, and on conviction thereof shall be fined in any sum not exceeding One Hundred Dollars ($100.00), or imprisoned in the City Jail for a term not exceeding thirty (30) days, or may be both fined and imprisoned.

(Ord. 39104 § 9, 1919.)

Chapter 22.920
ENERGY USE BENCHMARKING

Sections:

22.920.010 Applicability

22.920.020 Definitions

22.920.030 Nonresidential-benchmarking buildings - preparing energy benchmarking reports

22.920.040 Multi-family-benchmarking buildings - preparing energy benchmarking reports

22.920.050 Providing benchmarking information to the building owner

22.920.060 Maintaining energy utility records

22.920.070 Updating energy benchmarking reports

22.920.080 Disclosing energy benchmarking reports

22.920.090 Violations

22.920.100 Authority to enforce

22.920.110 Investigating violations and issuing citations or notices of violation

22.920.120 Remedies

22.920.130 Review of Notice of Violation by Director

22.920.140 Response to citations

22.920.150 Failure to respond to citation

22.920.160 Citation mitigation hearings

22.920.170 Contested citation hearing

22.920.180 Failure to appear for citation hearing

22.920.190 Collection of citation penalties

22.920.200 Referral to City Attorney for enforcement

22.920.210 Appeal to Superior Court

22.920.010 Applicability

A. This chapter applies to all nonresidential and multi-family benchmarking buildings as defined in the following table:
DescriptionReporting Requirements
1. A structure or any portion of a structure which:Nonresidential benchmarking
a) Is subject to the provisions of the Seattle Building Code, and
b) Has a gross area of more than 10,000 square feet, excluding parking, and
c) Is any classified occupancy under the Seattle Building Code other than Residential R-2 or R-3.
2. A structure or any portion of a structure containing five or more dwelling units and classified under the Seattle Building Code as a Residential Group R-2 occupancy.Multi-family benchmarking
3. Buildings subject to the Seattle Residential Code.Exempt
4. All others not listedExempt

B. Building owners shall comply with the nonresidential-benchmarking building standards when 50% or more of the gross building area, excluding parking, is used for nonresidential-benchmarking building uses; and

C. Building owners shall comply with the multi-family-benchmarking building standards when more than 50% of the gross building area, excluding parking, is used for multi-family-benchmarking building uses.

(Ord. 123226, § 1, 2010.)

22.920.020 Definitions

For purposes of this chapter only, the following words shall mean:

A. "Building Owner" means an individual or entity possessing a fee interest in an nonresidential or multi-family benchmarking building. Where a condominium is subject to this chapter, "Building Owner" means the owners' association. In a condominium where the powers of an owners' association are exercised by or delegated to a master association, as defined in RCW 64.34.276, "Building Owner" means the master association.

B. "Certificate of Occupancy" means the certificate issued by the Director after final inspection, allowing the building to be occupied.

C. "Condominium" means real property, portions of which are designated for separate ownership and the remainder of which is designated for common ownership solely by the owners of those portions, as defined in RCW 64.34.020.

D. "Director" means the Director of the Department of Planning and Development.

E. "Dwelling unit" means a single unit providing complete, independent living facilities for one or more persons, including permanent provisions for living, sleeping, eating, cooking and sanitation.

F. "Energy Benchmarking" means the assessment of a building's energy use and efficiency.

G. "Energy Performance Rating" means the score provided by the Energy Star Portfolio Manager program indicating the relative energy efficiency performance of a building as compared to similar buildings nationwide.

H. "Energy Star Portfolio Manager" means the tool developed and maintained by the United States Environmental Protection Agency to track and assess the relative energy performance of similar buildings nationwide.

I. "Initial Occupancy Date" means the date that a certificate of occupancy was first issued for a building. If no certificate of occupancy was issued, the date any utility service was first billed for the building shall be the initial occupancy date.

J. "Owners' Association" means the entity consisting exclusively of all the unit owners in a condominium, as defined under RCW 64.34.300.

K. "Tenant" means a person occupying or holding possession of a building or premises pursuant to a rental agreement

L. "Utility" means an entity that distributes and sells natural gas, electric, or thermal energy services for buildings.

(Ord. 123226, § 1, 2010.)

22.920.030 Nonresidential-benchmarking buildings - preparing energy benchmarking reports

Building owners of each building subject to nonresidential benchmarking requirements shall provide to the Director, using the Energy Star Portfolio Manager or a similar rating system and in such form as established by Director's rule, an initial energy benchmarking report and, where available, an energy performance rating for each building according to the following schedule:

A. By April 1, 2011 for buildings larger than 50,000 square feet and having an initial occupancy date before January 1, 2010;

B. By April 1, 2012 for buildings larger than 10,000 square feet and having an initial occupancy date before January 1, 2011; and

C. By one year after the initial occupancy date for all other buildings having an initial occupancy date of January 1, 2011 or later.

(Ord. 123226, § 1, 2010.)

22.920.040 Multi-family-benchmarking buildings - preparing energy benchmarking reports

Building owners of each building subject to multi-family benchmarking requirements shall provide to the Director, using the Energy Star Portfolio Manager or a similar rating system and in such form as established by Director's rule, an initial energy benchmarking report and, where available, an energy performance rating for each building according to the following schedule:

A. By April 1, 2012 for buildings having an initial occupancy date before January 1, 2011; and

B. By one year after the date of initial occupancy for all other buildings having an initial occupancy date of January 1, 2011 or later.

(Ord. 123226, § 1, 2010.)

22.920.050 Providing benchmarking information to the building owner

Each tenant located in a building subject to this chapter shall, within 30 days of a request by the building owner, provide in a form that does not disclose personally-identifying information, all information that cannot otherwise be acquired by the building owner and that is needed by the building owner to comply with the requirements of this chapter. A failure to provide information to a building owner may result in penalties as provided under SMC 22.920.120 (C).

(Ord. 123226, § 1, 2010.)

22.920.060 Maintaining energy utility records

Utilities providing energy service to a nonresidential or multi-family benchmark building shall maintain energy consumption data for each building for at least the most-recent twelve months in a format capable of being uploaded to the United States Environmental Protection Agency's Energy Star Portfolio Manager.

On and after June 1, 2010, upon written or secure electronic authorization by an authorized representative of the building owner, the utility providing energy service to the building shall upload the utility consumption data for the accounts specified by an authorized representative of the building owner to the United States Environmental Protection Agency's Energy Star Portfolio Manager, in a form that does not disclose personally-identifying information.

Utility companies have 60 days from receipt of such written or secure electronic authorization to upload information to Energy Star Portfolio Manager.

(Ord. 123226, § 1, 2010.)

22.920.070 Updating energy benchmarking reports

A. Building owners of each building subject to the benchmarking requirements of this chapter shall provide to the Director, using the Energy Star Portfolio Manager or a similar rating system and in such form as established by Director's rule, an updated energy benchmarking report and, where available, an energy performance rating for each building by April 1 of every year.

B. The benchmarking reports and energy performance ratings shall be based on data from the twelve-consecutive months of the previous calendar year.

(Ord. 123226, § 1, 2010.)

22.920.080 Disclosing energy benchmarking reports

Upon request of any of the following parties, building owners subject to this chapter must provide within seven days of the request, in such form as established by Director's rule, a copy of the most current energy benchmarking report and, where available, an energy performance rating to:

A. Current tenants,

B. Prospective tenants negotiating a rental agreement,

C. Potential buyers negotiating a purchase and sale agreement, and

D. Potential lenders considering an application for financing or refinancing of the building.

(Ord. 123226, § 1, 2010.)

22.920.090 Violations

It is a violation of this chapter for any person or entity to fail to comply with the requirements of the chapter or misrepresent any material fact in a document required to be prepared or disclosed by this chapter.

(Ord. 123226, § 1, 2010.)

22.920.100 Authority to enforce

A. The Director shall have the authority to enforce this chapter.

B. This chapter shall be enforced for the benefit of the health, safety, and welfare of the general public, and not for the benefit of any particular person or class of persons.

C. It is the intent of this chapter to place the obligation of complying with its requirements upon the owners of the buildings and other persons subject to this chapter.

D. The Director should exercise discretion when enforcing this chapter and not seek to impose penalties on a utility that is exercising good faith efforts to comply with the requirements of this chapter.

E. No provision or term used in this chapter is intended to impose any duty upon the City or any of its officers or employees that would subject them to damages in a civil action.

(Ord. 123226, § 1, 2010.)

22.920.110 Investigating violations and issuing citations or notices of violation

A. The Director is authorized to investigate and determine if any building owner, tenant or other person subject to this chapter has not complied with its requirements.

B. If after investigation, the Director determines that the requirements of this chapter have been violated, the Director may issue a citation or notice of violation as provided below to the building owners, tenants or other persons subject to this chapter for failing to comply with this chapter.

C. The citation or notice of violation shall state the requirement that was violated and what corrective action is necessary to remedy the violation.

D. The citation or notice of violation shall be served on the building owners, tenants or other persons subject to this chapter as provided for in Seattle Municipal Code 23.90.006 C.

E. A copy of the citation or notice of violation may be filed with the King County Department of Records and Elections if any building owner fails to correct the violation or the Director requests the City Attorney take appropriate enforcement action.

F. Nothing in this section shall be deemed to limit or preclude any action or proceeding to enforce this chapter nor does anything in this section obligate the Director to issue a citation or notice of violation prior to initiating a civil enforcement action.

(Ord. 123226, § 1, 2010.)

22.920.120 Remedies

A. If the Director determines that a building owner has failed to prepare an accurate energy benchmarking report or energy performance rating as required by this chapter, the Director may, in addition to any other remedy authorized by law or equity, seek the following remedies:

1. A $150 citation may be issued the first time a building owner fails to prepare or update an energy benchmarking report. The citation shall not be issued to the building owner when failure to prepare or report an energy benchmarking report is due to a tenant's failure to provide information required under Section 22.920.050;

2. If a benchmarking report is not filed within 15 days of the date the citation is issued, the City may issue a notice of violation with a penalty of $150 per day for the first 10 days of noncompliance, then $500 per day for each day in violation past the 10th day until compliance is achieved; and

3. If a building owner of a building subject to this chapter has been previously issued a citation under this chapter within the past four (4) years of the date the citation was issued, all subsequent violations for failing to prepare or update an energy benchmarking report shall be subject to a notice of violation.

B. If the Director determines that a building owner has failed to disclose an energy benchmarking report or energy performance rating as required by this chapter, the Director may, in addition to any other remedy authorized by law or equity, seek the following remedies:

1. A $150 citation may be issued for the first violation,

2. A $500 citation may be issued for the second or subsequent violation, and

3. If a building owner of any building subject to this chapter has been previously issued a citation under this chapter within the past two (2) years, all subsequent violations by that building owner for failing to disclose an energy benchmarking report shall be subject to a $500 citation.

C. If the Director determines that a tenant has failed to provide information to a building owner as required under Section 22.920.050, the Director may, in addition to any other remedy authorized by law or equity, seek the following remedies:

1. A $150 citation may be issued for the first violation,

2. A $500 citation may be issued for the second or subsequent violation, and

3. If a tenant of any building subject to this chapter has been previously issued a citation under this chapter within the past two (2) years, all subsequent violations by that tenant for failing to provide information to a building owner as required under Section 22.920.050 shall be subject to a $500 citation.

D. Any other violation of this chapter shall be subject to the issuance of a notice of violation and corresponding penalty provisions.

(Ord. 123226, § 1, 2010.)

22.920.130 Review of Notice of Violation by Director

A. A notice of violation shall be final and not subject to further administrative review unless an aggrieved party requests in writing a review by the Director within 10 days after service of the notice of violation. When the last day of the review-request period is a Saturday, Sunday, or federal or City holiday, the period shall run until 5:00 p.m. on the next business day.

B. After receiving a request for review, the Director shall notify the requesting party, the building owners who were issued a notice of violation, and any person who requested notice of the review, that a request for review has been received. Additional information to be considered by the Director shall be submitted to the Director no later than 15 days after the written request for a review is mailed.

C. The Director will review the basis for issuing the notice of violation and all information received by the deadline for submitting additional information. The Director may request clarification of information received and conduct a site visit. After the review is completed, the Director may:

1. Sustain the notice of violation,

2. Withdraw the notice of violation,

3. Continue the review to a date certain for receipt of additional information, or

4. Modify or amend the notice of violation.

D. The Director's decision shall become final and not subject to further administrative appeal.

(Ord. 123226, § 1, 2010.)

22.920.140 Response to citations

A. A person must respond to a citation in one of the following ways:

1. Pay the amount of the penalty specified in the citation, in which case the record shall show a finding that the person cited committed the violation; or

2. Request in writing a mitigation hearing to explain the circumstances surrounding the commission of the violation and provide a mailing address to which notice of such hearing may be sent; or

3. Request in writing a contested hearing and specify the reason why the cited violation did not occur or why the person cited is not responsible for the violation, and provide a mailing address to which notice of such hearing may be sent.

B. A response to a citation must be received by the Office of the Hearing Examiner no later than fifteen (15) days after the date the citation is served. When the last day of the appeal period so computed is a Saturday, Sunday, or federal or City holiday, the period shall run until five (5:00) p.m. on the next business day.

(Ord. 123226, § 1, 2010.)

22.920.150 Failure to respond to citation

If a person fails to respond to a citation within 15 days of service, an order shall be entered by the Hearing Examiner finding that the person cited committed the violation stated in the citation and assessing the penalty specified in the citation.

(Ord. 123226, § 1, 2010.)

22.920.160 Citation mitigation hearings

A. Date and Notice. If a person requests a mitigation hearing, the mitigation hearing shall be held within 30 days after a written response to the citation requesting a hearing is received by the Hearing Examiner. Notice of the time, place, and date of the hearing will be sent by first-class mail to the address provided in the request for hearing not less than ten days prior to the hearing date.

B. Procedure at Hearing. The Hearing Examiner shall hold an informal hearing which shall not be governed by the Rules of Evidence. The person cited may present witnesses, however, witnesses may not be compelled to attend. A representative from DPD may also be present and may present additional information; however, attendance by a representative from DPD is not required.

C. Disposition. The Hearing Examiner shall determine whether the person's explanation justifies reduction of the penalty; however, the penalty may not be reduced unless DPD affirms or certifies that the violation has been corrected prior to the mitigation hearing. Factors that may be considered in whether to reduce the penalty include whether the violation was caused by the act, neglect, or abuse of another; or whether correction of the violation was commenced promptly prior to citation but that full compliance was prevented by a condition or circumstance beyond the control of the person cited.

(Ord. 123226, § 1, 2010.)

22.920.170 Contested citation hearing

A. Date and Notice. If a person requests a contested hearing, the hearing shall be held within 60 days after the written response to the citation requesting such hearing is received.

B. Hearing. Contested hearings shall be conducted pursuant to the procedures for hearing contested cases contained in Section 3.02.090 and the rules adopted by the Hearing Examiner for hearing contested cases, except as modified by this section. The issues heard at the hearing shall be limited to those that are raised in writing in the response to the citation and that are within the jurisdiction of the Hearing Examiner. The Hearing Examiner may issue subpoenas for the attendance of witnesses and the production of documents.

C. Sufficiency. No citation shall be deemed insufficient for failure to contain a detailed statement of the facts constituting the specific violation which the person cited is alleged to have committed or by reason of defects or imperfections, provided such lack of detail, or defects or imperfections do not prejudice substantial rights of the person cited.

D. Amendment of Citation. A citation may be amended prior to the conclusion of the hearing to conform to the evidence presented if substantial rights of the person cited are not prejudiced.

E. Evidence at Hearing.

1. The certified statement or declaration authorized by RCW 9A.72.085 submitted by an inspector shall be prima facie evidence that a violation occurred and that the person cited is responsible. The certified statement or declaration of the inspector authorized under RCW 9A.72.085 and any other evidence accompanying the report shall be admissible without further evidentiary foundation.

2. Any certifications or declarations authorized under RCW 9A.72.085 shall also be admissible without further evidentiary foundation. The person cited may rebut the DPD evidence and establish that the cited violation(s) did not occur or that the person contesting the citation is not responsible for the violation.

F. Disposition. If the citation is sustained at the hearing, the Hearing Examiner shall enter an order finding that the person cited committed the violation. If the violation remains uncorrected, the Hearing Examiner shall impose the applicable penalty. The Hearing Examiner may reduce the monetary penalty in accordance with the mitigation provisions in Section 22.920.160 if the violation has been corrected. If the Hearing Examiner determines that the violation did not occur, the Hearing Examiner shall enter an order dismissing the citation.

G. Appeal. The Hearing Examiner's decision is the final decision of the City. Any judicial review must be commenced within 21 days of issuance of the Hearing Examiner's decision in accordance with RCW 36.70C.040.

(Ord. 123226, § 1, 2010.)

22.920.180 Failure to appear for citation hearing

Failure to appear for a requested hearing will result in an order being entered finding that the person cited committed the violation stated in the citation and assessing the penalty specified in the citation. For good cause shown and upon terms the Hearing Examiner deems just, the Hearing Examiner may set aside an order entered upon a failure to appear.

(Ord. 123226, § 1, 2010.)

22.920.190 Collection of citation penalties

If the person cited fails to pay a penalty imposed pursuant to this chapter, the penalty may be referred to a collection agency. The cost to the City for the collection services will be assessed as costs, at the rate agreed to between the City and the collection agency, and added to the penalty. Alternatively, the City may pursue collection in any other manner allowed by law.

(Ord. 123226, § 1, 2010.)

22.920.200 Referral to City Attorney for enforcement

If a person fails to correct a violation or pay a penalty, the Director shall refer the matter to the City Attorney's Office for civil enforcement action. Civil actions to enforce a violation shall be brought exclusively in Municipal Court.

(Ord. 123226, § 1, 2010.)

22.920.210 Appeal to Superior Court

Because civil enforcement actions under this chapter are brought exclusively in Municipal Court, notices of violations are not subject to judicial review under chapter 36.70C RCW. Instead, final decisions of the Municipal Court may be appealed under the Rules of Appeals of Decisions of Courts of Limited Jurisdiction.

(Ord. 123226, § 1, 2010.)