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Commissioners review proposed building-code edits on stainless-steel hardware and foundation heights
Summary
A city council member outlined proposed municipal code updates—stainless-steel fasteners within 800 feet of water, foundation elevation alignment and general provisions—and commissioners discussed costs, FEMA guidance and enforcement challenges; no vote was taken.
Roy, a City Council member, described three proposed municipal code changes he planned to present to council: adding missing general provisions to the building code, restoring stainless-steel requirements for exposed hardware in corrosive marine environments, and aligning foundation-height requirements with mapped B zones (BB1/BB2).
Why it matters: Commissioners said those changes would aim to reduce corrosion-related structural failures on waterfront properties and create clearer, unified local standards. Several commissioners noted the proposals stem from recurring deck and roof corrosion problems reported at hotels and residences in Ocean Shores.
Roy told the commission he has drafted language addressing definitions and general provisions used across planning and building sections and said the stainless-steel requirement would apply to houses or buildings “within 800 feet of the water,” citing a FEMA study included in his materials. He said the change is motivated by repeated corrosion of hangers, fasteners and exposed flashing and by public-safety concerns for elevated decking.
Commissioners and staff discussed cost impacts and enforcement. One commissioner noted stainless hardware and specialized fasteners are more expensive but argued longevity and life-safety justify the change; building staff said installers sometimes already specify stainless for exposed connections. Staff also described that the city adopted parts of the International Building Code and Washington State Energy Code in prior updates and that local code language needs to be maintained to reflect current practice.
On foundation heights, Roy said he intends to match foundation elevation requirements already used in BB1/BB2 zones so the rules are consistent across the city; he noted residents can apply for relief through permit procedures on individual lots. Commissioners raised concerns about fill, surface runoff and whether raising some lots could push water onto neighboring properties; public works staff described ongoing stormwater and infiltration planning for residential growth.
Next steps: Roy said he would move the proposed code sections to the City Council; commissioners recommended staff and council gather specific language, cost estimates and any FEMA/state citations to support the change before formal adoption. No motion or formal recommendation was made at the March 11 meeting.
