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HomeMy WebLinkAbout2026-10-06 6323 KITSAP WAY - Permits (8) Department of Community Development 345 6th Street, Suite 600 (Physical) Suite 100 (Mailing) Bremerton, WA 98337-1873 Telephone: 360-473-XXXX ________________________________________________________________________________________ PRE-SUBMITTAL REPORT – BP24 00109 Kitsap Way Apartments 6323 Kitsap Way May 29, 2024 For: Adam Putschoegl partners@twolightsproperties.com This report was prepared in response to the Presubmittal meeting that occurred on May 8, 2024. The information provided in this report is based off our review of the preliminary project information you provided with your application. As proposed, the proposal is to demolish the existing building, and construct an approximately 73,000-sf mixed-use building at 6323 Kitsap Way, with 23 apartment units and 3 to 4 commercial units. PLANNING DEPARTMENT – Staff Contact: Kelli Lambert, (360) 473-5245 or email Kelli.Lambert@ci.bremerton.wa.us. 1. ZONING. The subject property is in the General Commercial (GC) zone. The intent of the general commercial (GC) district is to provide locations for high intensity commercial uses serving the entire community while preserving views, forested areas, and buffering impacts to adjacent residential areas. The corridor accommodates access to businesses by automobile while also creating a pedestrian-friendly, transit- supporting corridor. 2. PROPOSED USE. Residential uses of all types, as well as a long list of commercial uses, are permitted in the GC zone per BMC 20.62.020. 3. CRITICAL AREAS. The Kitsap County Parcel Viewer, Critical Areas layer shows the site to be within a Category II Critical Aquifer Recharge Area (CARA). A hydrogeologic assessment will be required with the building permit submittal, per BMC 20.14.450. 4. DEVELOPMENT STANDARDS. General Commercial zone development standards are as follows: (a) Maximum front yard setback: ten (10) feet. At least sixty-five (65) percent of the building’s front facade must meet the maximum front yard setback. The code allows for an increased setback at the Director’s discretion, if an analysis is provided that shows the increase is the minimum necessary to facilitate a superior site design. See BMC 20.62.060(1) for additional details. (b) Minimum side yard setback: zero (0) except when adjacent to the low or medium density residential zones where a ten (10) to twenty (20) foot visual screen Pre-Submittal Report BP24 00109 Kitsap Way Apartments Page 2 of 6 is required pursuant to BMC 20.50.050(b). Note: zoning to the west of this property (across Lakehurst Drive) is Low Density Residential (R-10), therefore the visual screen is required along the east property line. (c) Minimum rear yard setback: zero (0) except when adjacent to the low and medium density residential zones where a ten (10) to twenty (20) foot visual screen is required pursuant to BMC 20.50.050(b); (d) No residential density requirements; provided, that: (i) Site design provides for internal circulation connections for both pedestrians and vehicles between all portions of the site; (ii) Landscaping and/or screening adjacent to residential zones shall be provided per BMC 20.50.040(c). (e) Maximum building coverage: fifty (50) percent unless increased per subsection (b) of this section. In no case shall maximum lot coverage exceed seventy-five (75) percent (f) Maximum development coverage is seventy-five (75) percent unless increased per subsection (b) of this section. In no case shall maximum lot coverage exceed ninety-five (95) percent. (g) Maximum building height: forty-five (45) feet, except that structures within one hundred (100) feet of the low or medium density residential zones shall not exceed thirty-five (35) feet in height. This property is within approximately 30 feet of Low Density Residential-zone property (to the west). Note the guidance for measuring the height of a structure, per BMC 20.44.070: ‘The height of a building or structure shall be measured as the vertical distance from grade plane to the average height of the highest roof surface.’ 5. LANDSCAPING. Street trees are required along public and private streets, within the front yard setback or public right of way, at a minimum of one per 25 linear feet, spaced at a maximum 30 feet apart on center. Parking areas require interior landscaping at a ratio of 10 square feet (sf) of landscaping per parking stall, with one tree for every 10 parking stalls. Each separate landscaped area must be a minimum of 50 sf and include at least one tree, in combination with shrubs, groundcover, or other landscape materials. See BMC 20.50 for landscaping regulations, including the requirements for the Type I Visual Screening. 6. PARKING. Parking requirement is per BMC 20.48.060(i); number of spaces for multi unit residential developments is based on number of bedrooms. Two-bedroom units require 1.75 parking stalls per unit. The GC zone parking requirements include placing parking to the rear or side of buildings, not allowing parking to occupy more than 50 percent of the site frontage facing the arterial street, and avoidance of placing parking on street corners (BMC 20.62.080). Remaining development standards for parking areas are per BMC 20.48.080. 7. MULTIFAMILY TAX EXEMPTION. Your Presubmittal documents asked specifically about incentives (grants/subsidies) for affordable housing projects. This project is not eligible for the Multifamily Tax Exemption (MFTE), as the project location is not within the designated MFTE Target Area. Pre-Submittal Report BP24 00109 Kitsap Way Apartments Page 3 of 6 8. SEPA REVIEW: While fewer than 60 multifamily units on a single lot are exempt from SEPA review per BMC 20.04.100(d)(2), grading of 1,000 cubic yards or more (cut + fill = total grading) would require SEPA per BMC 20.04.100(d)(5). Grading amounts for the excavation of the multifamily structure foundation can be deducted from total grading subject to SEPA. 9. PERMITTING PROCESS. Site Plan Review (optional); Demolition permit; Site development Permit; Building Permit. BUILDING DEPARTMENT – Staff Contact: Staff Contact: Stuart Anderson (Building Official), Roberto Medina, Jerry Harrington, and Roper Benitez - roper.benitez@ci.bremerton.wa.us / (360) 473-5282. 1. This property was stop worked for remodeling without permits. Hearing order has given this Owner until May 31st 2024 to comply with either a demolition permit or a permit submittal for new development. As time is running out - to avoid fines and penalties, please apply for a demolition permit for the stop worked property. 2. All work in the City of Bremerton shall adhere to the current adopted version 2021 of the following codes as amended by the Washington State Building Code Council: International Building Code (IBC) International Residential Code (IRC) 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 A117.1-2017) WA State Energy Code (WSEC) 3. 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. 4. IBC Table 429.2 EV Parking Requirements. 10% Total parking and 25% of Total is EV Ready. IBC Section 1106 will have requirements for Accessible Parking. 5. Washington State Energy forms will be required at time of permit submittal. Please include documentation along with plan submittals to demonstrate compliance with Washington State Energy Codes (WSEC). You may find WSEC residential compliance tools to assist you at WSU Energy Compliance website: http://www.energy.wsu.edu/buildingefficiency/energycode.aspx and commercial compliance tools at Evergreen Technology Consulting website: www.waenergycodes.com or https://www.energy.wsu.edu/buildingefficiency/energycode.aspx Pre-Submittal Report BP24 00109 Kitsap Way Apartments Page 4 of 6 6. Part of the 2021 Code is the requirements of Whole house Fan via ERV or HRV system for each unit. 7. Trash Enclosure will need to be on a separate building permit and think about the location while generating the site plan and civil plan. 8. Ensure no one is currently occupying the unpermitted units as the existing structure is not approved for dwelling. ENGINEERING DEPARTMENT – Staff Contact: Janelle Hitch, PE (360) 473-5285 or Janelle.Hitch@ci.bremerton.wa.us. 1. The project will require 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. 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 required on Lakehurst Drive may include: i. Curb gutter and potentially sidewalk may be required along the property frontage. ii. The 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. Pre-Submittal Report BP24 00109 Kitsap Way Apartments Page 5 of 6 6. All applicable utility fees and assessments shall be paid pursuant to BMC 15.06. 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 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. 3. 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. 4. 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. FIRE DEPARTMENT – Staff Contact: Michael Six, Bremerton Fire Marshal’s Office at (360) 473-5386 or michael.six@ci.bremerton.wa.us 1. Fire Alarm and Fire Sprinkler will be required. 2. Fire Department access to all sides of the building within 150ft of access point. 3. Additional Fire Hydrants may be required based on Appendix B and C of the International Fire Code. 4. Reference Contractors Guide on Bremerton Fire Marshal’s Website for turn radius requirements. 5. Compliance w/ current IBC/IFC and City of Bremerton fire codes. 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. Pre-Submittal Report BP24 00109 Kitsap Way Apartments Page 6 of 6 If you have any further questions, please contact the individual staff members listed above or the Department of Community Development main line at (360) 473-5275.