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INFORMATION ON CASE ZON10-00016
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| Description: |
Variance Request to reduce the required combined
side setback yards from 15 feet for two side yards
to 10 feet for two side yards in an RS 7.2 zone. The
proposed new home would have two 5 foot side
yards if variance is approved. |
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ACTIVITY ON CASE ZON10-00016
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APP. RECEIVED/DET. COMP. REQD.
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City Staff: Grace Steuart
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APP. COMPLETE/DECN. DEADLINE
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ADDL INFO REQD AFTER COMPLETE
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| Notes: 8/17/10- smg- received the arborist report via email and forwarded it to Urban Forester for review. |
| 8/4/10-smg- sent via email this request ot applicant: |
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I am requesting that you get an arborist report to better understand the impact to the trees on and off site (where the
branches hang over to your property or root systems extend). I can give you specifics around what we need to see
when you select an arborist. Send him or her my way. |
This information is usually requested at the time of building permit. However, given the circumstances of you wanting
to obtain a variance to go in to the setback area, which also has the tree roots, you will need to get an arborist now for
your variance permit. Additionally, the F&W representative has said that an arborist report is needed for the demolition
of the home because you are in the Bald Eagle Management zone (as I described at the pre-submittal). Mr. Anderson
has explained that any development activity including demolition can disrupt the Eagle habitat. You can contact him for
more information. The bottom line is that I can't approve a demolition permit until you have a Bald Eagle Management
plan in place. Look for the email with Mr. Anderson's contact information. |
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City Staff: Grace Steuart
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Notes: fire has no comment
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City Staff: Rob Jammerman
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SEND DET. COMPLETENESS LETTER
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MAIL NOTICE OF APPLICATION
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WEB - OPEN CASE FOR COMMENT
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POST NOTICE OF APPLICATION
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PUBLISH NOTICE OF APPLICATION
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WEB - CLOSE & PRINT COMMENTS
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| Notes: 8/31/10 DP - Tree Retention Plan not approved, see TRE10-00201 |
| 8/17/10-recieved arborist report and forwarded to UF. Comment target date is 8/31/10 |
| 8/11/10 DP - Requested arborist report, directed arborist to provide additional information regarding offsite trees. |
7/29/10- smg-thought previously that the tree isssues could be dealt with at BP time, but upon further investigation,
routed plans to UF on 7/29/10 |
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INSPECTIONS ON CASE ZON10-00016
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Notes: 9/2/10-smg-spoke with applicant concerning new plan to place pin pilings instead of foundation in the
area that has tree roots. Told him that his contractor must contact City's Urban Forester in order to be able to
understand how to locate where the pin pilings should go. Also said that no digging around the roots may take
place and that the City's Urban Forester must approve FIRST any activity associated with the root system of the
Cedar tree in questions, which the trunk is on the neighbors property.
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CONDITIONS ON CASE ZON10-00016
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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:
" Water and Sewer connection Fees (paid with the issuance of a Building Permit)
" Side Sewer Inspection Fee (paid with the issuance of a Building Permit)
" Water Meter Fee (paid with the issuance of a Building Permit)
" Right-of-way Fee
" Review and Inspection Fee (for utilities and street improvements).
3. 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.
4. 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.
5. 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).
6. A completeness check meeting is required prior to submittal of any Building Permit applications.
7. The required tree plan shall include any significant tree in the public right-of-way along the property frontage.
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 the
lot.
2. Provide a 6-inch minimum side sewer stub to the lot if one does not exist.
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. The existing water service for this project may be used, providing it is the correct size, material, and in the proper
location for this development.
Surface Water Conditions:
1. Provide temporary and permanent storm water control per the 2009 king County Surface Water Design Manual and the
Kirkland Addendum. See Policies D-2 and D-3 in the PW Pre-Approved Plans for drainage review information, or contact city
of Kirkland Surface Water staff at (425) 587-3800 for help in determining drainage review requirements. Summarized below
are the levels of drainage review based on site and project characteristics:
Small Project Drainage Review (Types I & II)
" Small project drainage reviews are divided into two types, Type I and Type II, primarily based on the amount of
impervious surface area. Typical Type I projects create between 500 and 1,999ft2 impervious surface area. Type II
projects involve between 2,000 and 9,999ft2 impervious surface areas, with a total of no more than 5,000ft2 of new
impervious area and not more than a total of 9,999ft2 impervious surface area added since 01/08/01.
2. Evaluate the feasibility and applicability of dispersion, infiltration, and other stormwater low impact development facilities
(LID) on-site (per section 5.2 in the 2009 King County Surface Water Design Manual). If feasible, stormwater low impact
development facilities are required. See PW Pre-Approved Plan Policy L-1 for more information on this requirement.
3. A storm detention system is not required.
4. Provide an erosion control report and plan with Building or Land Surface Modification Permit application. The plan shall
be in accordance with the 2009 King County Surface Water Design Manual.
5. Construction drainage control shall be maintained by the developer and will be subject to periodic inspections. During
the period from May 1 and September 30, all denuded soils must be covered within 7 days; between October 1 and April 30,
all denuded soils must be covered within 12 hours. Additional erosion control measures may be required based on site and
weather conditions. Exposed soils shall be stabilized at the end of the workday prior to a weekend, holiday, or predicted rain
event.
6. Provide collection and conveyance of right-of-way storm drainage
7. The storm sewer may be required to be extended to the northwest property corner and terminated with a catch basin to
provide for future extension.
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8. As an alternative to public storm water conveyance, a curb may be installed to convey surface runoff to the nearest
downstream catch basin with a modification of the catch basin at that point.
9. Provide a separate storm drainage connection for the lot, if on-site run off is conveyed to the City system.
10. All roof and driveway drainage must be tight-lined to a storm drainage system or utilize low impact development
techniques.
13. Provide a plan and profile design for the public storm sewer system.
Street and Pedestrian Improvement Conditions:
1. The subject property abuts 16th Ave W. 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.
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. The driveway width shall be a minimum of 10 feet and a maximum of 20 feet.
5. 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.
6. Underground all new and existing on-site utility lines and overhead transmission lines.
7. 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 16th Ave W 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.
8. The alley behind the existing structure may qualify for a vacation under the Non-User Statute for alley vacations. For
more information, contact Katy Coleman, the Development Engineering Analyst (425-587-3848; kcoleman@ci.kirkland.wa.us.
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| ** NOTE: Not all fees have been added to this case/permit. ** |
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DOWNLOADABLE DOCUMENTS FOR CASE ZON10-00016
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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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