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INFORMATION ON CASE DRC09-00003
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| Description: |
Design Response Conference for proposed addition
to Hectors Restaurant (2- 3 stories) and adjoining
new two-story building. |
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ACTIVITY ON CASE DRC09-00003
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DRC MEETING PACKET DISTRIBUTED
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City Staff: Rob Jammerman
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Notes: DRC continued to 10-19-09
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DISTRIBUTE NOTICE OF DECISION
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INSPECTIONS ON CASE DRC09-00003
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There are no inspections on this case.
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CONDITIONS ON CASE DRC09-00003
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***BUILDING DEPARTMENT CONDITIONS***
***BUILDING DEPARTMENT CONDITIONS***
Building permits must comply with the 2006 International Building, Residential and Mechanical Codes and the 2006 Uniform
Plumbing Code as adopted and amended by the State of Washington and the City of Kirkland.
Structures must comply with Washington State Energy Code; and the Washington State Ventilation and Indoor Air Quality
Code.
Structures must be designed for seismic design category D, wind speed of 85 miles per hour and exposure B
Geotechnical report required to address development activity. The report must be prepared by a Washington State licensed
Professional Engineer. Recommendations contained within the report shall be incorporated into the design of the subsequent
structures.
The provisions of IBC Chapter 11 for Group R-3 shall apply to buildings with four or more dwelling units in the same
structure per R322.1. Per IBC Section 1107.6.3, all such dwelling units shall be Type B units however the number Type B
units is permitted to be reduced in accordance with Section 1107.7. A multistory dwelling unit which is not provided with
elevator service is not required to be a Type B unit per Section 1107.7.2.
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**FIRE DEPARTMENT CONDITIONS**
--A fire alarm and fire sprinkler system shall be installed in the building.
--A hood and duct suppression system is required
--Fire extinguishers shall be installed
--More information shall be provided on the rooftop fireplaces
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You can review your permit status and conditions at www.kirklandpermits.net
PUBLIC WORKS CONDITIONS
Permit #: DRC09-00003
Project Name: Hector's Addition/Remodel
Project Address: 112 Lake Street
Date: September 14, 2009
Public Works Staff Contacts
Land Use and Pre-Submittal Process:
Rob Jammerman, Development Engineering Manager
Phone: 425-587-3845 Fax: 425-587-3807
E-mail: rjammer@ci.kirkland.wa.us
Building and Land Surface Modification (Grading) Permit Process:
John Burkhalter, Development Engineer Supervisor
Phone: 425-587-3846 Fax: 425-587-3807
E-mail: jburkhalter@ci.kirkland.wa.us
General Conditions:
1. All public improvements associated with this project including street and utility improvements, must meet the City of
Kirkland Public Works Pre-Approved Plans and Policies Manual. A Public Works Pre-Approved Plans and Policies manual can
be purchased from the Public Works Department, or it may be retrieved from the Public Works Department's page at the
City of Kirkland's web site at www.ci.kirkland.wa.us.
2. This project will be subject to Public Works Permit and Connection Fees. It is the applicant's responsibility to contact the
Public Works Department by phone or in person to determine the fees. The fees can also be review the City of Kirkland web
site at www.ci.kirkland.wa.us. The applicant should anticipate the following fees:
o Water and Sewer connection Fees (paid with the issuance of a Building Permit)
o Side Sewer Inspection Fee (paid with the issuance of a Building Permit)
o Water Meter Fee (paid with the issuance of a Building Permit)
o Right-of-way Fee
o Review and Inspection Fee (for utilities and street improvements).
o Traffic Impact Fee (paid with the issuance of Building Permit). For additional information, see notes below.
3. Prior to submittal of a Building or Zoning Permit, the applicant must apply for a Concurrency Test Notice. Contact Thang
Nguyen, Transportation Engineer, at 425-587-3869 for more information.
4. Any existing building which is demolished will receive a Traffic Impact Fee credit. This credit will be applied to the first
Building Permit that is applied for (and subsequent Building Permits if multiple buildings are demolished).
5. All civil engineering plans which are submitted in conjunction with a building, grading, or right-of-way permit must
conform to the Public Works Policy titled ENGINEERING PLAN REQUIREMENTS. This policy is contained in the Public Works
Pre-Approved Plans and Policies manual.
6. All street improvements and underground utility improvements (storm, sewer, and water) must be designed by a
Washington State Licensed Engineer; all drawings shall bear the engineers stamp.
7. All plans submitted in conjunction with a building, grading or right-of-way permit must have elevations which are based
on the King County datum only (NAVD 88).
8. A completeness check meeting is required prior to submittal of any Building Permit applications.
9. Prior to issuance of any commercial or multifamily Building Permit, the applicant shall provide a plan for garbage storage
and pickup. The plan shall be approved by Waste Management and the City.
Sanitary Sewer Conditions:
1. The existing sanitary sewer main within the public right-of-way along the front of the property is adequate.
2. Provide a 6-inch minimum side sewer stub to the building. Parking garage drains shall be connected to the sewer.
Water System Conditions:
1. The existing water main in the public right-of-way along the front of the subject property is adequate.
2. Provide water service to each building sized per the Uniform Plumbing Code. In mixed-use projects each use shall have
a separate water meter, i.e., the retail use shall have a separate water meter.
3. All unused existing water services shall be abandoned at the water main.
4. Provide fire hydrants per the Fire Departments requirements.
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Surface Water Conditions:
1. Provide temporary and permanent storm water control per the 1998 King County Surface Water Design Manual. Contact
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City of Kirkland Surface Water Staff at (425) 587-3800 for help in determining drainage review requirements.
Note: The City is required to adopt the 2005 Dept. of Ecology Surface Water Design Manual (or equivalent) by 2010. The
earliest that we anticipate its adoption is January of 2010. This project will be required to meet the most currently adopted
surface water design manual at the time of Building Permit application.
2. Provide an erosion control plan with Building Permit application per the most currently adopted Surface Water Manual.
3. Construction drainage control shall be maintained by the developer and will be subject to periodic inspections. During
the period from April 1st to September 30th, all denuded soils must be covered within 15 days; between October 1st and
March 31, all denuded soils must be covered within 12 hours. If an erosion problem already exists on the site, other cover
protection and erosion control will be required.
4. All roof and driveway drainage must be tight-lined to the storm drainage system.
Street and Pedestrian Improvement Conditions:
1. The subject property abuts Lake Street (an Arterial) and a public alley. Zoning Code sections 110.10 and 110.25 require
the applicant to make half-street improvements in rights-of-way abutting the subject property. Section 110.30-110.50
establishes that this street must be improved with the following:
Lake Street
A. Remove and replace all of the existing curb and gutter.
B. Along the frontage the existing Hectors Building, remove and replace the existing sidewalk.
C. Along the new buildings (south of the existing Hectors building), remove the existing sidewalk and install a new 12 ft wide
(minimum) sidewalk with street trees in tree grates 30 ft on-center.
D. Install standard CBD pedestrian lighting 60 ft on-center.
E. Install new storm drainage as necessary.
F. The existing on-street parking shall be maintained and the bump-out at the existing crosswalk should be reduced in width
if additional on-street parking can be gained.
Alley
The existing alley that runs east/west between this property and the Bank of America property (which is being redeveloped)
shall be widened to 22 ft in width minimum to accommodate the two new developments. Both property owners have agreed
to dedicate right-of-way to achieve the 22 ft width. Within the 22 ft. the City has agreed that a 4 ft wide sidewalk with a
rolled curb and an asphalt paved alley will best serve both developments. The sidewalk will serve the pedestrian use in the
alley and will also be mountable (with the rolled curb) in cases where two large vehicles need to pass. The entire 22 ft alley
shall be kept clear for vehicular travel (no above grade structures such as utility vaults will be allowed).
2. A 2-inch asphalt street overlay will be required where three or more utility trench crossings occur within 150 lineal ft. of
street length or where utility trenches parallel the street centerline. Grinding of the existing asphalt to blend in the overlay
will be required along all match lines.
3. It shall be the responsibility of the applicant to relocate any above-ground or below-ground utilities which conflict with the
project associated street or utility improvements.
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DOCUMENTS AVAILABLE FOR DOWNLOAD FOR CASE DRC09-00003
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Copyright © 2003 by Accela, Inc. To comment on this page, contact the kirklandpermits.net Administrator
Version: 3.1.1.20030408.02
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