Permit/Application Details
Information for Permit #: BSF13-07495
| Project Name: | |
|---|---|
| Jurisdiction: | Kirkland |
| Type: | BSF |
| Address: | 1814 7TH ST W |
| Parcel: | 124550-0730 |
| Status: | Finaled |
|---|---|
| Applied Date: | 12/31/2013 |
| Application Expiration: | |
| Issued Date: | 3/12/2014 |
| Finaled Date: | 9/12/2014 |
| Permit Expiration: | 3/12/2016 |
Description
Type: Building Single Family, Class: New
Construct New Single Family Resident (Lot B)
There are no documents available for this permit.
See Permit or Approved Plans for Conditions
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PLANNING DEPARTMENT CONDITIONS
TONY LEAVITT, 425.587.3253
Planning Final required prior to Building final. Contact Planner for inspection.
Prior to final inspection, split rail fence and wetland sign are required to be installed.
105.47 Required Parking Pad. Except for garages accessed from an alley, garages serving detached dwelling units in low density zones shall provide a minimum 20-foot by 20-foot parking pad between the garage and the access easement, tract, or right-of-way providing access to the garage.
110.60.5 Street Trees. All trees planted in the right-of-way must be approved as to species by the City. All trees must be two inches in diameter at the time of planting as measured using the standards of the American Association of Nurserymen with a canopy that starts at least six feet above finished grade and does not obstruct any adjoining sidewalks or driving lanes.
115.25 Work Hours. It is a violation of this Code to engage in any development activity or to operate any heavy equipment before 7:00 am. or after 8:00 pm Monday through Friday, or before 9:00 am or after 6:00 pm Saturday. No development activity or use of heavy equipment may occur on Sundays or on the following holidays: New Year’s Day, Memorial Day, Independence Day, Labor Day, Thanksgiving, and Christmas Day. The applicant will be required to comply with these regulations and any violation of this section will result in enforcement action, unless written permission is obtained from the Planning official.
115.40 Fence Location. Fences over 6 feet in height may not be located in a required setback yard. A detached dwelling unit abutting a neighborhood access or collector street may not have a fence over 3.5 feet in height within the required front yard. No fence may be placed within a high waterline setback yard or within any portion of a north or south property line yard, which is coincident with the high waterline setback yard.
A detached dwelling unit may not have a fence over 3.5 feet in height within 3 feet of the property line abutting a principal or minor arterial except where the abutting arterial contains an improved landscape strip between the street and sidewalk. The area between the fence and property line shall be planted with vegetation and maintained by the property owner.
115.42 Floor Area Ratio (F.A.R.) Limits. Floor area for detached dwelling units is limited to a maximum floor area ratio in low density residential zones. See Use Zone charts for the maximum percentages allowed. This regulation does not apply within the disapproval jurisdiction of the Houghton Community Council.
115.43 Garage Requirements for Detached Dwelling Units in Low Density Zones. Detached dwelling units served by an open public alley, or an easement or tract serving as an alley, shall enter all garages from that alley. Whenever practicable, garage doors shall not be placed on the front façade of the house. Side-entry garages shall minimize blank walls. For garages with garage doors on the front façade, increased setbacks apply, and the garage width shall not exceed 50% of the total width of the front façade. These regulations do not apply within the disapproval jurisdiction of the Houghton Community Council. Section 115.43 lists other exceptions to these requirements.
115.75.2 Fill Material. All materials used as fill must be non-dissolving and non-decomposing. Fill material must not contain organic or inorganic material that would be detrimental to the water quality, or existing habitat, or create any other significant adverse impacts to the environment.
115.85 Rose Hill Business District Lighting Standards: See this section for specific requirements that apply to all exterior lighting on buildings, all open air parking areas and equipment storage yards within this business district. The intent of this section is to discourage excessive lighting and to protect low density residential zones from adverse impacts that can be associated with light trespass from nonresidential and medium to high density residential development.
115.90 Calculating Lot Coverage. The total area of all structures and pavement and any other impervious surface on the subject property is limited to a maximum percentage of total lot area. See the Use Zone charts for maximum lot coverage percentages allowed. Section 115.90 lists exceptions to total lot coverage calculations See Section 115.90 for a more detailed explanation of these exceptions.
115.95 Noise Standards. The City of Kirkland adopts by reference the Maximum Environmental Noise Levels established pursuant to the Noise Control Act of 1974, RCW 70.107. See Chapter 173-60 WAC. Any noise, which injures, endangers the comfort, repose, health or safety of persons, or in any way renders persons insecure in life, or in the use of property is a violation of this Code.
115.115 Required Setback Yards. This section establishes what structures, improvements and activities may be within required setback yards as established for each use in each zone.
115.115.3.g Rockeries and Retaining Walls. Rockeries and retaining walls are limited to a maximum height of four feet in a required yard unless certain modification criteria in this section are met. The combined height of fences and retaining walls within five feet of each other in a required yard is limited to a maximum height of 6 feet, unless certain modification criteria in this section are met.
115.115.3.n Covered Entry Porches. In residential zones, covered entry porches on dwelling units may be located within 13 feet of the front property line if certain criteria in this section are met. This incentive is not effective within the disapproval jurisdiction of the Houghton Community Council.
115.115.3.o Garage Setbacks. In low density residential zones, garages meeting certain criteria in this section can be placed closer to the rear property line than is normally allowed in those zones.
115.115.3.p HVAC and Similar Equipment: These may be placed no closer than five feet of a side or rear property line, and shall not be located within a required front yard; provided, that HVAC equipment may be located in a storage shed approved pursuant to subsection (3)(m) of this section or a garage approved pursuant to subsection (3)(o)(2) of this section. All HVAC equipment shall be baffled, shielded, enclosed, or placed on the property in a manner that will ensure compliance with the noise provisions of KZC 115.95.
115.115.5.a Driveway Width and Setbacks. For a detached dwelling unit, a driveway and/or parking area shall not exceed 20 feet in width in any required front yard, and shall be separated from other hard surfaced areas located in the front yard by a 5-foot wide landscape strip. Driveways shall not be closer than 5 feet to any side property line unless certain standards are met.
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*BLDG. DEPT. CONDITIONS Contact Darrell Harmon at 425-587-3612 with any questions
This condition sheet is part of the approved plans and shall remain attached. The approval of plans and specifications does not permit the violation of any section of the International Residential Code, International Mechanical Code or other ordinances or state law. Conditions as indicated below, along with the unchanged information shown on the drawings must be complied with.
The approved plans shall not be changed, modified, or altered without authorization from the building official. The approved plans are required to be on the job site. Section 21.06 K.M.C.
Height verification is required at subfloor/1st floor framing inspection. Provide a survey from a licensed surveyor or have a transit set-up for the Building inspector to use to verify height.
Smoke alarms are required in each sleeping room, outside each separate sleeping area in the immediate vicinity of the bedrooms and at each story per Washington State Amendments IRC R314.
Carbon monoxide alarms are required outside of each sleeping area in the immediate vicinity of the bedrooms and on each level. Washington State Amendments IRC 315.1
All operable windows 6 feet above the ground will meet the provisions of IRC 312.
Stairway illumination is required. WA State Amendments R303.6
Guards need to be provided at all porches, balconies or raised floors more than 30 inches above the floor or grade below per IRC R312. The minimum height is 36 inches (34” at stairs) and open sides must have intermediate rails or ornamentation that will not allow passage of a sphere 4 inches or more in diameter.
Design and design criteria
Buildings and structures, and all parts thereof, shall be constructed to safely support all loads, including dead loads, live loads, roof loads, flood loads, snow loads, wind loads and seismic loads as prescribed by this code. The construction of buildings and structures shall result in a system that provides a complete load path capable of transferring all loads from their point of origin through the load-resisting elements to the foundation. R301.1
All wood siding, sheathing, and wall framing on the exterior of a building having a clearance from ground of less than 6 inches or less than 2 inches measured vertically from concrete steps, porch slabs, patio slabs, and similar horizontal surfaces must be naturally durable or pressure treated. IRC 317.1 #5
All wood/composites used in exterior deck boards, stair treads, handrails bear a label demonstrating compliance with ASTME D 7032. IRC 317.4
Strength of concrete shall be a minimum 2500 psi for concrete not exposed to weather except for garage floor slabs. For footings and foundation walls unless specifically required by the EOR.
Strength of concrete shall be a minimum of 3000 psi for concrete exposed to weather which includes carport garage floor slabs and porches refer to Table R402.2
Foundations – Drainage Required
Drains shall be provided around all concrete or masonry foundations that retain earth and enclose habitable or usable spaces located below. See IRC 405
Approved corrosion-resistive flashing shall be provided in the exterior wall envelope in such a manner as to prevent entry or reentry of water into the wall cavity or penetration of water to the building structural framing components and shall extend to the surface of the exterior wall finish. See R703 for additional information
Flashings shall be installed in such a manner so as to prevent moisture entering the wall and roof through joints in copings, through moisture permeable materials, and at intersections with parapet walls and other penetrations through the roof plane. R903.2
Flashings shall be installed at wall and roof intersections; wherever there is a change in roof slope or direction; and around roof openings. Where flashing is of metal, the metal shall be corrosion resistant with a thickness of not less than 0.019 inch (No. 26 galvanized sheet). R903.2.1
Plumbing
Where a fixture is installed on a floor level that is lower than the next upstream manhole cover of the public sewer serving such drainage piping shall be protected from backflow. UPC 710
Plastic materials for water service piping outside underground shall have a blue insulated copper tracer wire or other approved conductor installed adjacent to the piping. The tracer wire shall be not less than 18 AWG and the insulation type shall be suitable for direct burial. UPC 604
- Showers and lavatories used for other than safety reasons shall be equipped with flow control devices or specially manufactured showerheads or aerators to limit the total water flow rate as set forth in Chapter 51-46 WAC, as measured with both hot and cold faucets turned on to their maximum flow.
- The maximum water use allowed for any showerhead is 2.5 gallons per minute. Ref.: WAC 51-18-030
- The maximum water use allowed in gallons per minute (gpm) for any of the following faucets and replacement aerators is the following: Lavatory faucets - 2.5 gpm; kitchen faucets - 2.5 gpm; replacement airators - 2.5 gp.6 gpf; Flushometer-valve toilets - 1.6 gpf; Flushometer-tank toilets - 1.6 gpf; Electromechanical hydraulic toilets - 1.6 gpf. Ref.: WAC 51-18-030. m. Ref.: WAC 51-18-030.
- Standards for water closets. The maximum water use allowed in gallons per flush (gpf) for any of the following waterclosets is the following: Tank-type toilets - 1
Mechanical Systems
The provisions of this chapter shall govern the installation of mechanical systems not specifically covered in other chapters applicable to mechanical systems. Installations of mechanical appliances, equipment and systems not addressed by this code shall comply with the applicable provisions of the International Mechanical Code and the International Fuel Gas Code. M1301.1
The maximum length of a clothes dryer exhaust duct shall not exceed 25 feet from the dryer location to the wall or roof termination. The maximum length of the duct shall be reduced 2.5 feet for each 45-degree bend and 5 feet for each 90-degree bend. The maximum length of the exhaust duct does not include the transition duct. (There are limited exceptions.) M1502.6
Range hoods shall discharge outdoors and be equipped with a back-draft damper. Ducts serving range hoods shall not terminate in an attic, crawl space or inside the building. Exception: Where installed in accordance with the manufacturer's installation instructions, and where mechanical or natural ventilation is otherwise provided, listed and labeled ductless range hoods shall not be required to discharge to the outdoors. M1501.1, M1501.2, M1501.3, M1502.1 IRC
Appliances having an ignition source shall be elevated such that the source of ignition is not less than 18 inches above the floor in garages. For the purpose of this section, rooms or spaces that are not part of the living space of a dwelling unit and that communicate with a private garage through openings shall be considered to be part of the garage. IRC M1307.3
Access doors from conditioned spaces to unconditioned spaces (e.g., attics and crawl spaces) shall be weather-stripped and insulated to a level equivalent to the insulation on the surrounding surfaces.
Provide roof plywood continuity detail at over framed area.
Trusses:
" Wood trusses shall be designed in accordance with accepted engineering practice. The design and manufacture of metal plate connected wood trusses shall comply with ANSI/TPI 1. The truss design drawings shall be prepared by a registered professional in accordance with Section R106.1. R802.10.2
" Trusses shall be braced to prevent rotation and provide lateral stability in accordance with the requirements specified in the construction documents for the building and on the individual truss design drawings. In the absence of specific bracing requirements, trusses shall be braced in accordance with TPI/HIB. R802.10.3
" Truss members shall not be cut, notched, drilled, spliced or otherwise altered in any way without the approval of a registered design professional. Alterations resulting in the addition of load (e.g., HVAC equipment, water heater) that exceeds the design load for the truss shall not be permitted without verification that the truss is capable of supporting such additional loading. R802.10.4
" Trusses shall be connected to wall plates by the use of approved connectors having a resistance to uplift of not less than 175 pounds (79.45 kg.) and shall be installed in accordance with the manufacturer's specifications.
Energy
A minimum of 75% of all interior luminaires shall be high efficiency luminaires.
Luminaires providing outdoor lighting and permanently mounted to a residential building or to other buildings on the same lot shall be high efficiency luminaires. Except those controlled by a motion sensor with integral photo sensor.
All electrical services for new buildings or structures shall have a concrete encased electrode installed complying with NEC250-50(c). The grounding electrode system inspection shall be conducted with the footing inspection before the placement of concrete.
Tamper resistant receptacles are required in all dwelling units.
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PUBLIC WORKS CONDITIONS
General Conditions
1. Inspection Request for Single-Family Building Permits and Public Works Permits:
All required Inspections must be requested/scheduled by the contractor or permit applicant by 3:00 PM on the day prior to the inspection. An inspection can be requested in one of two ways:
A) Though the Interactive Voice Response (IVR) System by calling 1-866-458-7354. You will need your IVR PIN number from your issued Permit. Permits issued before April 2, 2012 do not have an IVR PIN. Please note that use of the IVR system does provide your phone number to the PW Inspector so they are able to contact you if they have questions.
B) On line through www.mybuildingpermit.com .
2. All Work Must Meet Kirkland Standards: All work associated with this project, including street improvements and utility connections, must meet the City of Kirkland Public Works Standards and Policies. Purchase manual from Public Works or view on-line at http://www.ci.kirkland.wa.us/depart/Public_Works/Development/Pre-Approved_Plans.htm
3. Field Conditions May Warrant Revisions: Field conditions during construction may warrant required revisions or modifications to the site plan, utility plan, or street improvement plan.
4. Re-inspection Fee: An additional review or inspection fee will be assessed for additional review or inspection of a modified design and for re-inspections when the applicant is not prepared for the requested inspection.
5. Plan Revision Clouding: Revisions submitted after the permit is issued shall be clouded and indexed with a number circumscribed in a triangle with the revision described in a revision block.
6. Replace Damaged Public Improvement: Any public improvements damaged during construction shall be replaced prior to final building inspection.
7. Submit Record Drawings: Record drawings are required after completion of construction and before acceptance of the project. See Public Works Policy G-3 for record drawing requirements. http://www.ci.kirkland.wa.us/Assets/Public+Works/Public+Works+PDFs/Pre-Approved+Plans/G-+Construction+Record+Document+Requirements.pdf
8. PW Final Inspection Required: The Building Permit Inspection Card must be signed off by Public Works prior to any request for final Building Department inspection.
9. No Stockpiling in the ROW: All rights-of-ways, streets and sidewalks shall be kept clean and shall not be used for stockpiling any construction materials or debris.
10. Contact PW Inspector when unknown utility lines are encountered: If existing unknown utility lines are encounter during construction, contact your Public Works Inspector before proceeding with work. Do not place any structure over an existing utility line.
11. Do no install utility lines in foundation bearing zone: No utility lines will be allowed in the "load bearing zone" of piers and footings. The Public Works Inspector shall be notified if these utilities are found near the excavation area for piers or footings.
12. No Tree Planting in Utility Easements: No trees are allowed in the on-site public utility easement (s).
13. Underground All Overhead Utility Lines: All new or existing overhead utility lines (power, phone, TV, etc) shall be placed underground from the building to the point of origin at the primary/distribution lines of the utility (overhead lines to secondary or service poles will not be allowed).
14. Underground Any New Utility Service Lines: New service lines shall be installed underground even if the site has existing overhead service lines that will remain in place.
Water Conditions
15. Monthly Sewer Billing Begins Before Final Inspection: Monthly Sewer billing will start upon completion of Rough Plumbing inspection and the side sewer connection.
16. Water Meter Installation Request: To request a water meter installation, call your Public Works inspection line to request a water service inspection and water meter installation. If the water service passes inspection and is ready for a water meter installation, your inspector will schedule the meter installation with the Water Department; please allow 48 hours for installation, once it has been approved.
17. Replace Existing Water Service: Existing galvanized, copper, or “blue-poly” water services shall be replaced with a 1-inch diameter poly service. The existing service shall be abandoned at the water main.
18. AC Pipe Certification Required: All persons working with or on Asbestos Cement (AC) pipe are required to have proof of certification for working with AC pipe as prescribed in WAC 296-62-07705 and follow OSHA, WISHA, and PSAPCO requirements.
Sewer Conditions
19. Side Sewer and/or Storm Drainage As-built: The side sewer and/or storm drainage as-built drawings must be prepared prior to the arrival of the Public Works Inspector. If the as-built is not ready, an inspection of those systems will not be conducted at that time and a re-inspection will be required.
20. Approved Sewer Plans to King County: Send a copy of the approved sewer plans (Plan and Profile) to Eric Davidson, King County Wastewater Treatment, King County Department of Natural Resources, 201 South Jackson Street, KSC-NR-0508, Seattle, WA, 98104 for approval from the County. If you have any questions, Mr. Davidson may be contacted via phone at 206.684.1707.
Erosion Control Conditions
21. Install Erosion Control Prior to Construction: Erosion control measures approved by the Public Works Department must be installed and inspected prior to the commencement of any construction.
22. Protect Adjacent Property: Adequate drainage protection must be provided for adjacent properties. Applicants must control development runoff to ensure activities will not cause nuisance or adverse impact to adjacent private and public property.
23. Erosion Control Inspections: Erosion and Sediment Control (ESC) Inspections Required: Approved ESC measures must be installed prior to commencement of construction, and periodic inspections will be conducted during the course of construction.
ESC Inspection #1 - Required prior to pouring concrete for foundation and footings.
ESC Inspection #2 - Required after foundation backfill, rough grading, and prior to subfloor framing inspection. Subfloor framing inspection will not be performed until this ESC inspection has been successfully completed.
ESC Inspection #3 - Required for final site stabilization. A final building department inspection and sign-off will not occur until the final ESC inspection has been fully completed.
For demolition permits, only ESC Inspection #3 is required.
24. Streets and Storm Drains shall be kept Clean: Contractor is responsible for keeping streets and/or storm drains clean at all times from mud and debris. Failure to prevent mud and debris from entering the street and/or public stormwater system will result in storm drain cleaning by a private vactor truck and may result in monetary and/or civil penalties.
25. Cover All Exposed Soil: Construction drainage control shall be maintained by the developer and subject to periodic inspections. During the period from May 1 to 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.
26. Do Not Allow Saw-cutting Slurry to Enter the Storm Drain: The contractor must prevent discharge of saw-cutting slurry to the stormwater system. Saw-cutting slurry that enters the stormwater system must be removed immediately. Failure to remove slurry from the stormwater system will result in storm drain cleaning by a private vactor truck and may result in monetary and/or civil penalties.
Stormwater Conditions
27. Convey Storm Drainage from the Addition: Owner must connect proposed addition to a storm drainage system or utilize low impact development techniques.
28. Infiltration System Inspection: All residential storm drain systems including drywell/infiltration trenches must be inspected prior to backfill.
29. Curtain Drain may be Required: To protect adjacent properties from site runoff and groundwater due to site grading and soil modification, the owner/developer may be required to install a curtain drain/exfiltration trench along the property lines. The water collected by this drain must be conveyed to the storm drainage system. The configuration of this drain may need to be designed by a civil or geotechnical engineer, as directed by the Public Works Department.
30. Location of Infiltration Facilities: The location of on-site infiltration facilities must be recommended by a geotechnical engineer of record, and meet conditions in the soils report.
31. Protect Areas to be used for Infiltration: Areas to be used for infiltration or stormwater low impact development facilities must be protected from compaction and siltation during construction. Additional geotechnical verification during construction may be required.