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HomeMy WebLinkAbout2026-10-06 6323 KITSAP WAY - Permits Department of Community Development 345 6th Street, Suite 600 (Physical) Suite 100 (Mailing) Bremerton, WA 98337-1873 Telephone: 360-473-XXXX ________________________________________________________________________________________ PRE-SUBMITTAL REPORT – BP23 00267 Back Cove Retroactive Permit – 6323 Kitsap Way November 7, 2023 For: Adam Putschoegl Partners@twolightsproperties.com Jennifer Tamblin jen@drift-ia.com This report was prepared in response to the Presubmittal meeting that occurred on September 27, 2023. The information provided in this report is based off our review of the preliminary project information you provided with your application. As proposed, the project proposes to obtain permits for a remodel of a commercial building into five (5) residential units. PLANNING DEPARTMENT – Staff Contact: Kelli Lambert, (360) 473-5245 or email Kelli.Lambert@ci.bremerton.wa.us 1. ZONING. The property is within the General Commercial (GC) zone. The Bremerton Municipal Code (BMC) chapter with permitted uses, development standards, and design standards for the GC zone is BMC 20.62. 2. OUTRIGHT PERMITTED USES. All types of residential uses are permitted in the GC zone, per BMC 20.62.020(t). 3. CRITICAL AREAS. The Kitsap County Parcel layers show this property to be within a Category II Critical Aquifer Recharge Area. See BMC 20.14.400 for requirements. 4. DEVELOPMENT STANDARDS. The development standards in the GC zone are in BMC 20.62.060. These include building setbacks, height, and building and development coverage. Only those elements that change as a result of the project will be required to be met (for example, the building’s front setback and height may not change with a remodel). Maximum development coverage for the property is limited to 75 percent, this includes that portion of the lot that is covered by the impervious surface areas of all structures, and impervious paved areas such as driveways and walkways. 5. NONCONFORMING STRUCTURE. The existing structure appears to be a Nonconforming Structure per BMC 20.54.040(c); an analysis is required to demonstrate that the work performed has not brought the structure to 'Substantial Destruction', defined in BMC 20.54.040(d) as repair or replacement of a building or structure which exceeds 75 percent of the assessed value of the structure. Pre-Submittal Report BP23 00267 Back Cove Retroactive Permit Page 2 of 4 6. DESIGN STANDARDS. There are five (5) primary design standards which are required per BMC 20.62.070, and secondary design standards, of which at least 3 must be met. The final façade must meet code for transparency, which requires at least 60 percent of the façade facing the public sidewalk, up to 8 feet above the surface grade, be comprised of transparent windows or doors. Alternatively, the project should maintain what the building previously had, whichever is less. This is a case-by-case decision from the Director. 7. LANDSCAPING. A landscaping plan is required conforming to BMC 20.50. Undeveloped portions of property not devoted to landscaping shall remain with existing vegetation including significant trees, but excluding any noxious or invasive species. 8. PARKING. Parking requirements are per BMC 20.48.060(i). The number of required parking spaces depends upon the number of bedrooms provided in the unit. As proposed, a minimum of eight (8) parking stalls are required. The parking must meet the standards and dimensional requirements in BMC 20.48.080. 9. SEPA REVIEW: This proposal is exempt from SEPA per BMC 20.02.100(d). 10. PERMITTING PROCESS. Site development and building permits. BUILDING DEPARTMENT – Staff Contact: Stuart Anderson, (360) 473-5286, or stuart.anderson@ci.bremerton.wa.us, or call the main office at (360) 473-5270. 1. All work in the City of Bremerton shall adhere to the current adopted version (2018) or (2021) if completed construction documents submitted on and after March 15th, 2024 of the following codes as amended by the Washington State Building Code Council: International Building Code (IBC) International Fire Code (IFC) International Mechanical Code (IMC) Uniform Plumbing Code (UPC) International Fuel Gas Code (IFGC) WA State Barrier Free Code (IBC Chapter 11 and A117.1-2009) WA State Energy Code (WSEC) WA State Ventilation Code 2. The City of Bremerton does not allow deferred submittals. M.E.P.'s will be required at time of submittal. Electrical work is governed by the Washington State Department of Labor and Industries and will need to be permitted and inspected by such agency. The review of electrical drawings is limited to those affecting IBC requirements such as but not limited to Chapter 10 - Means of Egress as well as certain aspects of the WA State Energy Code. 3. The proposed multi-unit residential building will be reviewed under IEBC and IBC, not IRC as mentioned in the plans provided. 4. A Change of occupancy will require that buildings are made to comply with the requirements of the current building codes. Chapter 3 of the 2018 International Existing Building Code (IEBC) will layout the 3 compliance options for existing buildings that undergo repair, alteration, addition and change of occupancy. Please provide a path of compliance by using one of the methods of this chapter of the IEBC. Pre-Submittal Report BP23 00267 Back Cove Retroactive Permit Page 3 of 4 5. Current unpermitted conditions create a code enforcement issue. Please provide a clear direction and timelines for compliance. If you have questions or concerns, you can reach out to our Building Official Stuart Anderson. ENGINEERING DEPARTMENT – Staff Contact: Janelle Hitch, PE (360) 473-5285 or Janelle.Hitch@ci.bremerton.wa.us. 1. The project requires larger water & sewer services. Please submit for a Utility Availability Request. The application can be found online at the City of Bremerton website at: https://www.bremertonwa.gov/DocumentCenter/View/7822/Utility- Availability-Request-PDF?bidId= A Water Meter Sizing worksheet is attached for your use. 2. Submit application for Fire Sprinkler Flow Request prior to final sprinkler design and for available fire flow. The application can be found online at the City of Bremerton website at: https://www.bremertonwa.gov/formcenter/fire-12/fire- sprinkler-flow-request-107 3. Stormwater mitigation shall be provided if 2,000 square feet or more of new plus replaced hard surfaces are proposed. Engineered stormwater site plan and report shall be provided that is consistent with Bremerton Municipal Code (BMC) 15.04 and the current Washington State Department of Ecology Stormwater Management Manual for Western Washington. If there will not be 2,000 square feet of new plus replaced hard surfaces, then only Minimum Requirement #2 is applicable. MR #2 states that for projects below these thresholds, the applicant must consider the Construction SWPPP Elements and develop controls for the elements that pertain to the project site. 4. Frontage improvements shall be designed and constructed per City of BMC 11.12 (Transportation Development Code). a. Submit trip generations for both existing and proposed uses of project property. A Traffic Impact Analysis (TIA) may be required pursuant to BMC 11.12.060. b. Frontage improvements on Kitsap Way will include: i. Reducing the number of driveways to one, located away from the intersection with Lakehurst Drive and following Standard Plan 3121 Type I. ii. Adding curb and gutter, planter strip and sidewalk per Bremerton Standard Plan 3007 along frontage. Note that there is a City improvement project currently under design in this vicinity of Kitsap Way. If the construction of the Kitsap Way project is scheduled in a timely manner, the City may defer the completion of the frontage improvements and instead have the applicant contribute funds for the frontage improvements. c. Frontage improvements may not be required on Lakehurst Drive, if a driveway is added it must follow Standard Plan 3122 5. A Right-of-Way Permit will be required for any work in the public right-of-way with associated traffic control plan if applicable per Bremerton Municipal Code 11.02.060. 6. All applicable utility fees and assessments shall be paid pursuant to BMC 15.06. Pre-Submittal Report BP23 00267 Back Cove Retroactive Permit Page 4 of 4 CROSS CONNECTION CONTROL – Staff Contact: Brandon Hurst, (360) 473-5930 or brandon.hurst@ci.bremerton.wa.us 1. A cross-connection (source of potential contamination to domestic water supply) inspection is required prior to final inspection. 2. Cross Connection: All approved assemblies must be tested by a certified Washington State backflow assembly tester at the time of installation, whenever serviced or moved, and annually thereafter. 3. All irrigation systems for commercial or industrial facilities shall have separate service lines and separate meters. Residential and multifamily facilities may install the irrigation system on the domestic supply. This requirement is in place because the wastewater billing fees are tied to water consumption. All facilities with irrigation systems shall have an approved double check valve assembly installed on the service line within (2) two feet of the water meter to prove premises isolation (when the backflow assembly is off, everything on the property will be without water). Systems with chemical addition or auxiliary water supplies will be required to install an approved reduced pressure backflow assembly within (2) feet of the water meter to provide premises isolation. Approved assemblies are assemblies on the current Washington State Department of Health approved assembly list. 4. Fireline: Backflow assemblies (DCDAs) for firelines shall be installed in the mechanical room, less than 75 pipe feet away from where the water supply enters the property at the right-of-way or easement. If the distance to the mechanical room is greater than 75 pipe feet, the backflow assembly shall be installed in an approved vault at the property line or edge of easement where the water supply enters the property. FIRE DEPARTMENT – Staff Contact: Michael Six, Bremerton Fire Marshal’s Office at (360) 473-5386 or michael.six@ci.bremerton.wa.us 1. A multi-family building will require the installation of both a fire alarm and fire sprinkler system. A separate permit is required for each system. 2. A fire hydrant is required within 75' of the Fire Department Connection. 3. A knox box will be required on the building for fire department access. 4. A compliant address sign as well as unit numbers will be required to comply with City standards. 5. No deferred submittals permitted. 6. Questions can be presented at the Friday Round Table, most Friday mornings 9am. IFC/IBC Code Compliant: https://us02web.zoom.us/j/82577910507?pwd=R0ZOYndZVWkvOE9CZVV2K2JqUU R2UT09#success Note: The above comments are based on the project as it was proposed in the application materials submitted to the city. The information provided in this report is not intended to be an exhaustive review nor is it considered binding and/or a permit application vesting your proposal. The review information above is subject to change should the referenced code and/or other applicable regulations this report was based off are changed prior to a permit application being submitted for review.