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INFORMATION ON CASE SPL09-00003
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| Status: |
| Name: |
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| Application Date: |
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| Description: |
Proposing to short plat two parcels into three lots of
15,062, 9,523, and 9,018 square feet within the
RSX 7.2 Use Zone. |
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ACTIVITY ON CASE SPL09-00003
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APP. RECEIVED/DET. COMP. REQD.
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Notes: 11.17.09 stl - more information required for determination/notice
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APP. COMPLETE/DECN. DEADLINE
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SEND INCOMPLETE LETTER TO APP.
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Notes: 11.17.09 stl - email sent for survey information
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City Staff: Rob Jammerman
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SEND DET. COMPLETENESS LETTER
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PUBLISH NOTICE OF APPLICATION
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MAIL NOTICE OF APPLICATION
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WEB - OPEN CASE FOR COMMENT
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WEB - CLOSE & PRINT COMMENTS
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DISTRIBUTE NOTICE OF DECISION
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INSPECTIONS ON CASE SPL09-00003
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There are no inspections on this case.
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CONDITIONS ON CASE SPL09-00003
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You can review your permit status and conditions at www.kirklandpermits.net
PUBLIC WORKS CONDITIONS
Permit #: SPL09-00003
Project Name: Mithila Short Plat
Applicant: Ananta Guidipaty
Project Address: 6722 & 6734 125th Ave. NE
Date: November 19, 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. At the pre-application stage, the fees can only
be estimated. 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 Septic Tank Abandonment Inspection Fee
o Water Meter Fee for the new house on lot 3 (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 for the new house on lot 3 (paid with the issuance of Building Permit). For additional information, see
notes below.
3. All street and utility improvements shall be permitted by obtaining a Land Surface Modification (LSM) Permit. If a
Building Permit for a new house is applied for prior to applying for the LSM Permit, the Building Permit will not be issued until
a complete LSM Permit is applied for.
4. The subdivision can be recorded in advance of installing all the required street and utility improvements by posting a
performance security equal to 130% of the value of work. Contact the Development Engineer assigned to this project to
assist with this process.
5. Because this project is exempt from SEPA, it is also exempt from concurrency review.
6. Building Permits associated with this proposed project will be subject to the traffic impact fees per Chapter 27.04 of the
Kirkland Municipal Code. The impact fees shall be paid prior to issuance of the Building Permit(s).
7. 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.
8. 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.
9. 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).
10. A completeness check meeting is required prior to submittal of any Building Permit applications.
11. The required tree plan shall include any significant tree in the public right-of-way along the property frontage.
12. All subdivision recording mylar's shall include the following note:
Utility Maintenance: Each property owner shall be responsible for maintenance of the sanitary sewer or storm water stub
from the point of use on their own property to the point of connection in the City sanitary sewer main or storm water main.
Any portion of a sanitary sewer or surface water stub, which jointly serves more than one property, shall be jointly
maintained and repaired by the property owners sharing such stub. The joint use and maintenance shall "run with the land"
and will be binding on all property owners within this subdivision, including their heirs, successors and assigns.
Public Right-of-way Sidewalk and Vegetation Maintenance: Each property owner shall be responsible for keeping the
sidewalk abutting the subject property clean and litter free. The property owner shall also be responsible for the
maintenance of the vegetation within the abutting landscape strip. The maintenance shall "run with the land" and will be
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binding on all property owners within this subdivision, including their heirs, successors and assigns.
Sanitary Sewer Conditions:
1. The existing sanitary sewer main within the public right-of-way along the front of the property is adequate to serve all
the lots within the proposed project.
2. When the existing sewer main was installed, a Sewer Reimbursement Agreement was file against both of the subject
properties. The reimbursement for both lots needs to be paid at connection of the existing houses to the sewer, or prior to
recording of the short plat, or prior to issuance of a Land Surface Modification permit, whichever action comes first.
3. The existing septic systems shall be abandoned per City standards.
4. Provide a 6-inch minimum side sewer stub to the new lot. The plans depict that all three lots will be served by individual
pump stations. This will only be allowed if gravity sewer is not feasible. If pump stations are used, they shall be designed
and constructed per the Public Works Standards.
Water System Conditions:
1. The existing water main in the public right-of-way along the front of the subject property is adequate to serve this
proposed development.
2. Provide a separate 1" minimum water service from the water main to the meter for each lot; City of Kirkland will set the
water meter.
3. The existing water service may be used provided that it is in the right location, is not galvanized or blue poly, and is
sized adequately to serve the building (per the Plumbing Code).
4. Provide fire hydrants per the Fire Departments requirements.
Surface Water Conditions:
1. Provide temporary and permanent storm water control per the 1998 King County Surface Water Design Manual. Contact
City of Kirkland Surface Water Staff at (425) 587-3800 for help in determining drainage review requirements.
Small Site Drainage Review for Short Plats
The drainage design for short plats that create less than 5,000 square feet of new impervious surface area and clear less
than 2 acres or 35% of the site, whichever is greater, should follow Policy D-3 of the Department of Public Works
Pre-Approved Plans. Projects this size may require Targeted Drainage Review per Section 1.1.2 of the 1998 King County
Surface Water Design Manual, depending on site conditions.
Full Drainage Review for Short Plats
The drainage design for short plats that create more than 5,000 square feet of new impervious surface area must comply
with Core Requirements #1 - #8 in the 1998 King County Surface Water Design Manual.
2. If a storm water detention system is required, it shall be designed to Level II standards.
3. The short plat plans indicate that Low Impact Development (LID) drainage techniques are planned for the project. The
City encourages the use of LID, but the systems shall be designed per the 2009 King County Surface Water Manual or
City-approved equal. If the proposed LID is found to be infeasible, the standard drainage requirements covered in #1 above
will apply accordingly
4. It doesn't appear that any work within an existing ditch will be required, however the developer has been given notice
that the Army Corps of Engineers (COE) has asserted jurisdiction over upland ditches draining to streams. Either an existing
Nationwide COE permit or an Individual COE permit may be necessary for work within ditches, depending on the project
activities.
Applicants should obtain the applicable COE permit; information about COE permits can be found at: U.S. Army Corps of
Engineers, Seattle District Regulatory Branch
http://www.nws.usace.army.mil/PublicMenu/Menu.cfm?sitename=REG&pagename=mainpage_NWPs
Specific questions can be directed to: Seattle District, Corps of Engineers, Regulatory Branch, CENWS-OD-RG, Post Office
Box 3755, Seattle, WA 98124-3755, Phone: (206) 764-3495
5. Provide an erosion control plan with Building or Land Surface Modification Permit application. The plan shall be in
accordance with the 1998 King County Surface Water Design Manual.
6. Construction drainage control shall be maintained by the developer and will be subject to periodic inspections. During
the period from April 1 to October 31, all denuded soils must be covered within 15 days; between November 1 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.
7. Provide a separate storm drainage connection for each lot.
8. All new and existing roof and driveway drainage must be tight-lined to an approved the storm drainage system.
9. In order to collect and convey the drainage from the new curb that slopes to the north, the storm system will need to be
extended approximately 75 feet to the north to connect to the existing storm system. The storm system shall consist of
12-inch minimum storm pipe and all necessary catch basins. In lieu of installing the storm drain extension, the City may
consider the installation curb and gutter in front of the property to the north (6902 125th Ave NE). If the applicant is
interested in this option, they should develop proposal and submit it to the Public Works Engineering Department for review.
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Street and Pedestrian Improvement Conditions:
1. The subject property abuts 125th Ave. NE. This street is a Neighborhood Access type street. 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:
A. Widen the street to 12 ft. from centerline to face of curb.
B. Install storm drainage, curb and gutter, a 4.5 ft. planter strip with street trees 30 ft. on-center, and a 5 ft. wide sidewalk.
The street improvements shall connect to the existing improvements to the south.
C.
D. The driveway for lot 1 should be accessed from the access easement as depicted on the plans.
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. The driveway for each lot shall be long enough so that parked cars do not extend into the access easement or
right-of-way (20 ft. min.)
4. 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.
5. Underground all new and existing on-site utility lines and overhead transmission lines (this includes overhead lines to the
existing homes).
6. Zoning Code Section 110.60.9 establishes the requirement that existing utility and transmission (power, telephone, etc.)
lines on-site and in rights-of-way adjacent to the site must be underground. The Public Works Director may determine if
undergrounding transmission lines in the adjacent right-of-way is not feasible and defer the undergrounding by signing an
agreement to participate in an undergrounding project, if one is ever proposed. In this case, the Public Works Director has
determined that undergrounding of existing overhead utility on 125th Ave. NE is not feasible at this time and the
undergrounding of off-site/frontage transmission lines should be deferred with a Local Improvement District (LID) No Protest
Agreement. The final recorded subdivision mylar shall include a condition requiring all associated lots to sign a LID No
Protest Agreement prior to the issuance of a building permit for said lot. In addition, if a house is to be saved on one of the
lots within the subdivision, a LID No Protest Agreement shall be recorded against this lot at the time of subdivision recording.
7. New street lights may be required per Puget Power design and Public Works approval. Contact the INTO Light Division at
PSE for a lighting analysis. If lighting is necessary, design must be submitted prior to issuance of a grading or building
permit.
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***BUILDING DEPARTMENT COMMENTS***
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Prior to issuance of Building, Demolition or Landsurface Modification permit applicant must submit a proposed rat baiting
program for review and approval. Kirkland Municipal Ordinance 9.04.050
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Building permits must comply with the International Building, Residential and Mechanical Codes and the Uniform Plumbing
Code as adopted and amended by the State of Washington and the City of Kirkland.
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Conditioned structures must comply with Washington State Energy Code and the Washington State Ventilation and Indoor Air
Quality Code.
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Structures must be designed for seismic design category D2, wind speed of 85 miles per hour and exposure B.
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Plumbing water meters and service lines shall be sized in accordance with the current UPC and Fire sprinkler requirements.
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A building permit is required to alter the structure on future Lot 1 to bring it into setback compliance. This permit needs to be
applied for, reviewed, approved, issued, constructed and signed-off prior to the recording of this short plat.
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*** FIRE DEPARTMENT CONDITIONS ***
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Fire department access width shall be 16 feet unobstructed from the right of way to within 150 feet of the furthest setback
corner of lot 3. (This point is approximately 130 feet from the 125th Avenue NE ROW). The access road shall be marked "No
Parking - Fire Lane."
If 16 feet cannot be provided, a fire sprinkler system is required to be installed in any residence constructed on the propsed
lot 3. Prior to installation a separate permit must be obtained from the Fire Department with three sets of sprinkler plans
submitted for approval. All systems shall be designed and stamped by a registered professional fire protection engineer
licensed in the State of Washington; or by a person possessing a State of Washington Certificate of Competency Level I
certification, or greater. The system, including the underground water supply from the source to the sprinkler valve, shall be
installed by a licensed sprinkler contractor. REF RCW 18.60 State of Washington.
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DOWNLOADABLE DOCUMENTS FOR CASE SPL09-00003
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If no documents are listed, then no downloadable documents are available for this permit.
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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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