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CONCEPTUAL SITE PLAN 112 &~ ROSE HILL MIXED-USE I DRC SUEMITTAL#1R I SEPTEMBER 5. 2018 ••"'-'~

83


EAST >.Vl'OOOURT

122NDAVE NE ACCESS

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PUBLIC PLAZA PLAN I12A &~ ROSE HILL MIXED-USE I DRC SUEMITTAL#1R I SEPTEMBER 5. 2018 ••"'-'~

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85

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PLAZA LIGHT ATRIUM I 12C&~ ROSE HILL MIXED-USE I DRC SUEMITTAL#1R I SEPTEMBER 5. 2018 ••"'-'~

86

STA RAND ELEVATOR CORE

w SECTION THROUGH PEDESTRIAN COURT LOOKING EAST I.I ~ • •

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INTERIOR SECTIONS - PEDESTRIAN COURT 148 ROSE HILL MIXED-USE I DRC SUEMITTAL#1R I SEPTEMBER 5. 2018

87

COMMERCIAL ELEVATORS

RESIDENTIAL ELEVATORS

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CIRCULATION DIAGRAM I 120&~ ROSE HILL MIXED-USE I DRC SUEMITTAL#1R I SEPTEMBER 5. 2018 ••"'-'~

88

COMMERCIAL

RESIDENTIAL

PARKING/ BOH

PRELIMINARY GREEN ROOF / LANDSCAPING

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LEVEL 1 - FLOOR PLAN 117 &~ ROSE HILL MIXED-USE I DRC SUEMITTAL#1R I SEPTEMBER 5. 2018 ••"'-'~

89

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MASSING USE DIAGRAM 113 &~ ROSE HILL MIXED-USE I DRC SUEt.llTTAUi1R I SEPTEMBER 5. 2018 ••"'-'~

90


E ...... · cc~

SE AERIAL RENDER 123 &~ ROSE HILL MIXED-USE I DRC SUEMITTAL#1R I SEPTEMBER 5. 2018 ••"'-'~

92

"

£ ..... cc~


NW AERIAL RENDER 124 &~ ROSE HILL MIXED-USE I DRC SUEMITTAL#1R I SEPTEMBER 5. 2018 ••"'-'~

93

PROPERTY LINE

I

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! ALI.OWABL£ 75' ___ __tL3~' I ZONING ENVELOPE / ,,-

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RESIDENTIAL

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HEALTH CLUB LEVEL3

HEALTH CLUB LEVEL 2

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RESIDENTIAL

PARKING / BOH

FRONTAGE SECTIONS -120TH AVE NE 136 ROSE HILL MIXED-USE I DRC SUEMITTAL#1R I SEPTEMBER 5. 2018

95

RESIDENTIAL AMENITY

PROPERTY UNE

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RESIDENTIAL

PARKING / BOH

FRONTAGE SECTIONS -120TH AVE NE 138 ROSE HILL MIXED-USE I ORC SUEMITTAL#1R I SEPTEMBER 5. 2018

96

PROPERTY LINE

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RESIDENTIAL

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FRONTAGE SECTIONS - 85TH ST 139 &~ ROSE HILL MIXED-USE I DRC SUEMITTAL#1R I SEPTEMBER 5. 2018 ••"'-'~

97

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DRUGSTORE

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1:§1 BUILDING C - EAST FRONTAGE SECTION I.I ~ • •

~ I tcAL& i11t• I <l"C 11111

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BUILDING C • ELEVATION ALONG 122ND AVE NE

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COMMERCIAL

RESIDENTIAL

PARKING / BOH

0 I 12' Zf © ~ ' CA.£ 1' ~.!)' 0 11(17

FRONTAGE SECTIONS -122NDAVE NE 140 ROSE HILL MIXED-USE I DRC SUEMITTAL#1R I SEPTEMBER 5. 2018

98

PROPERTY LINE

i 12'--0" •

• ALLOWABLE 75' ZONlNGJ=NVELOl'E _ H ----------- --_ EL 356' t ==.. __ -1 _________ RQQUL..1SL

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BUILDING C • ELEVATION ALONG 122ND AVE NE

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KEY

COMMERCIAL

RESIDENTIAL

PARKING / BOH

0 I 12' Zf © ~ ' CA.£ 1' ~.r, 11(17

FRONTAGE SECTIONS -122NDAVE NE 141 ROSE HILL MIXED-USE I DRC SUEMITTAL#1R I SEPTEMBER 5. 2018

99

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PROPERTY LINE

ALLOWABLE 7-5' ZONING ENVELOPE I EL 348' ------------~------------,------ -- - -- -, 12'-0"

- -- - -- _ RQQtlL_l<IC

RESIDENTIAL I

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-- l.fVEU..fL...292:

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~ BUILDING B • EAST FRONTAGE SECTION I.I ~ • •

~ I tcAL& i11t• I <l"C 11111


BUILDING B • ELEVATION ALONG 122ND AVE NE

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COMMERCIAL

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PARKING / BOH

0 I 12' Zf © ~ ' CA.£ 1' ~.r, 11(17

FRONTAGE SECTIONS -122NDAVE NE 142 ROSE HILL MIXED-USE I ORC SUEMITTAL#1R I SEPTEMBER 5. 2018

100

PROPERTY LINE

: 75' ZONING ENVELOPE ---------------------, ~ hVPED :$:ITT

so·-0" H

LOADING DOCK

PARKING LEVEL P2

CJ BUILDING B • NORTH FRONTAGE SECTION


BUILDING B • ELEVATION ALONG NORTH DRIVE

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0 I 12' Zf $ ~ '

CA.£ 1' ~.!)' 0 11(17

Hr-£ ..... cc~

FRONTAGE SECTIONS - NORTH DRIVE 143 &~ ROSE HILL MIXED-USE I DRC SUEMITTAL#1R I SEPTEMBER 5. 2018 ••"'-'~

101

40'-0"

PROPERTY LINE

EIW PEDESTR AN EASEMENT

8'-0" ____________ £?' ~; _ _ _ EL 14ft ALLOWABLE 75'

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BUILDING A· ELEVATION ALONG NORTH DRIVE

BUILDING B

lOADt4G NORTH DRIVE

NORTH DRIVE I I

BUILDING A

BUILDING A - NORTH FRONTAGE PLAN ALONG NORTH DRJVE

KEY

COMMERCIAL

RESIDENTIAL

PARKING / BOH

0 I 12' Zf $ ~ '

CA.£ 1' ~.!)' 0 11(17

£ ..... Jrll , ,:

FRONTAGE SECTIONS - NORTH DRIVE 144 &~ ROSE HILL MIXED-USE I ORC SUEMITTAL#1R I SEPTEMBER 5. 2018 ••"'-'~

102

122NDAVE NE

BUILDING B

BUILDING A

120THAVE NE

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ENLARGED PLAN KEY 132A &~ ROSE HILL MIXED-USE I ORC SUEMITTAL#1R I SEPTEMBER 5. 2018 ••"'-'~

103

122NDAVE NE

BUILDINGC

iilsECTION THROUGH ENTRY TERRACE

BLOOMING CANOPY FALL COLOR BUILDING D

$ 0 6 a Ill

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STEP AND WALL LIGHTING


ENLARGED ENTRY TERRACE 133 &~ ROSE HILL MIXED-USE I DRC SUEMITTAL#1R I SEPTEMBER 5. 2018 ••"'-'~

104

iisECTION THROUGH ENTRY TERRACE LOOKING SOUTHWEST O 1U R •U ~i---t I S(AI.L 1' ~.17 0 11(11

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PARKING / BOH

INTERIOR SECTIONS - ENTRY TERRACE 151 ROSE HILL MIXED-USE I DRC SUEMITTAL#1R I SEPTEMBER 5. 2018

105

BUILDINGC

----------------r'.,..,,,_,_ 11, ~,u ,1a 1_,...\o,O'lfll ./

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BUILDING D

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ENLARGED PEDESTRIAN COURT PLAN 134 &~ ROSE HILL MIXED-USE I DRC SUEMITTAL#1R I SEPTEMBER 5. 2018 ••"'-'~

106

BUILDING C

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·] .ITi ENLARGED AUTOCOURT PLAN 135 &~

ROSE HILL MIXED-USE I DRC SUEMITTAL#1R I SEPTEMBER 5. 2018 ••"'-'~

107

lVI MG2 108

> >

Rose Hill Mixed-Use DRV18-00493

110

Rose Rill Mixed-Use 12040 NE 85th Street, Kirkland WA

M MADISON DEVELOl'M15.NT GROUP, UC

Design Response Conference Submittal #1 R - DRV18-00493

September 5, 2018

NG2

111

lVI MG2 112

GROSS FLOOR AREA SUMMARY SITE AREA 300,500 SF

GROSS FLOOR AREA ( LEVEL 1 & ABOVE)

RESIDENTIAL (4 BUILDINGS) 633,900 SF

COMMERCIAL 115,800 SF

PARKING/BOH 39,000 SF

TOTAL GFA (LEVEL 1 & ABOVE) 788,700 SF

GROSS FLOOR AREA (BELOW LEVEL 1)

RESIDENTIAL 0 SF

COMMERCIAL 79,600 SF

PARKING/BOH 413,000 SF

TOTAL GFA (BELOW LEVEL 1) 492,600 SF

TOTALGFA 1,281,300 SF

PARKING COUNTS

ABOVE GRADE (LEVEL 1) 65

eaow GRADE (LEVEL P1-P2) 927

TOTAL PARKING COUNT 992

DEVELOPMENT SUMMARY - BY BUILDING

BUILDING RESIDENTIAL COMMERCIAL PARKING/BOH TOTAL GFA

UNITS (SF) (SF) (SF) (SF)

A 225,240 119,200 - 344,440 277 B 120,560 20,500 - 141,060 152 C 100,400 21,900 - 122,300 122 D 187,700 33,800 - 221,500 224 TOTAL 633,900 195,400 452,000 1,281,300 775


PROJECT CALCULATIONS 13 &~ ROSE HILL MIXED-USE I DRC SUEMITTAL#1R I SEPTEMBER 5. 2018 ••"'-'~

113

VICINITY MAP

= -'-•u-..--~ =--•• - ..-,,lff~ >!99---..... ,.

PARCEL MAP


7.2 PUD Lakeview Estates

ZONING MAP

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/ .,__1-,1--1-t . i1F;!:::::#-~+-.Ll...L

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ZONINGCOQE

SECTION 53 32 • GENERAL REGULATIONS 1. Refer to Chapter 1 KZC to determloo what other provisions of this code may api,ly to the sl.bject property.

2. Within required front yards. canopies and sinillar entry features may encroach; provided, that the total horizontal dimensions of such elements may not exceed 25 percent of the length of the structure.

3. Individual retail uses in this zone are llnilted to a maximum gross floor area of 65,000 square feet .

4. At least 50 percent of the total gross floor area located on the ground floor of all structures on the sl.bject property must contain retail establishments. restaurants, taverns, hotels or motels. These uses shall be oriented to NE 85th Street, a major pedestrian sidewalk, a through blod< pedestrian pathway or an Internal pathway.

5. The ground floor of all structures on the sl.bject property shall be a minimum of 15 feet In height. This requirement does not api,ly to:

a. The followi11g uses: Vehicle service stations, automotive service centerll, private lodges or cil.bs. attached or stacked <tweffl11g units. churches, schools, day-<are oenters, mini-,;ehools or nilnl-<iay-<are centers, &Misted living facilities, convalescent centers o r nursing homes, pLblic utillties, government facilities or community Facillties.

b, P811<ing Garages. c Additions to existing nonconfo,ml11g

Development where theplanni11g official determines~ is not feasible.

6 . The Pl.blic Wol1<s Official shall approve the number, location and characteristics of driveways on NE 85th Street in aa:ordance with the driveway and s ight distance pol ides contained In the Public Works Pr&-api,roved Plans manual. Tekir,g into consideration the characteristics of this corridor, the Public Wolks offidal may:

a. Require access from side streets: and/or b. Encourage properties to share driveways, circulation and par1<

l11Q areas; and/or c Restrict access to r"lght tum ln and out; or d. Prohibit access altogether alor,g NE 85th Street.

7, Some development standards or design regulations may be modified as part of the design review process. See Chapterll 92 and 142 KZC for requirements,

8. Access for drive-through facRltles must be approved by the Pub Uc Wolks offldal. See KZC 105. 96 for requirements.

9. A throug~block pedestrian pathway shall be Installed pursuant to the through-blod< pathway standards In KZC 105.19; see Plate 34k:

a. Alo11Q the north portion of the zone to make an east-to-west pedestrian connection between 124th Avenue NE and 120thAvenue NE as designated in the Comprehensive Plan; and

b. Connectlr,g the north end of the zone to NE 85th Street.

10. For lighting requirements associated with development, see KZC 115.85(2).

ZONING ANALYSIS 15 &~ ROSE HILL MIXED-USE I DRC SUEMITTAL# 1R I SEPTEMBER 5. 2018 ••"'-'~

114

NORTHEAST CORNER OF THE SITE

INTERSECTION OF NE 85TH ST AND 120TH AVE NE


INTERSECTION OF NE 85TH ST AND 122ND AVE NE

CONTEXT PHOTOS I 7 &~ ROSE HILL MIXED-USE I DRC SUEMITTAL#1R I SEPTEMBER 5. 2018 ••"'-'~

115

NE 90TH ST AND 120TH AVE NE MID-BLOCK 122ND AVE NE

MID-BLOCK NE 85TH ST


CONTEXT PHOTOS I 8 &~ ROSE HILL MIXED-USE I DRC SUEMITTAL#1R I SEPTEMBER 5. 2018 ••"'-'~

116

lVI MG2 117

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LEVEL P2 - FLOOR PLAN 11 5 &~ ROSE HILL MIXED-USE I DRC SUEMITTAL#1R I SEPTEMBER 5. 2018 ••"'-'~

118

COMMERCIAL

RESIDENTIAL

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119

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120

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LEVEL 2 - FLOOR PLAN I 19 &~ ROSE HILL MIXED-USE I DRC SUEMITTAL#1R I SEPTEMBER 5. 2018 ••"'-'~

121

COMMERCIAL

RESIDENTIAL

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LEVEL 3-5 - FLOOR PLAN I 20 &~ ROSE HILL MIXED-USE I DRC SUEMITTAL#1R I SEPTEMBER 5. 2018 ••"'-'~

122

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BULDINGA ROOf EL3'1

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ROOF/LEVEL 6 - FLOOR PLAN I 21 &~ ROSE HILL MIXED-USE I DRC SUEMITTAL#1R I SEPTEMBER 5. 2018 ••"'-'~

123

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ROOF - FLOOR PLAN I 22 &~ ROSE HILL MIXED-USE I DRC SUEMITTAL#1R I SEPTEMBER 5. 2018 ••"'-'~

124

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SW AERIAL RENDER 125 &~ ROSE HILL MIXED-USE I DRC SUEMITTAL#1R I SEPTEMBER 5. 2018 ••"'-'~

125


NE AERIAL RENDER 126 &~ ROSE HILL MIXED-USE I DRC SUEMITTAL#1R I SEPTEMBER 5. 2018 ••"'-'~

126

CORNER OF NE 85TH ST & 122ND AVE NE LOOKING DOWN 120TH AVE NE & NORTH ACCESS ROAD

EAST AUTOCOURT ACCESS FROM MID•BLOCK OF 122ND AVE NE WEST AUTOCOURT ACCESS FROM MID-BLOCK OF 120TH AVE NE


PERSPECTIVE VIEWS 127 &~ ROSE HILL MIXED-USE I DRC SUEMITTAL#1R I SEPTEMBER 5. 2018 ••"'-'~

127

120TH AVE NE ST BY U-HAUL SOUTHEAST AERIAL AT ENTRY TERRACE

PLAZA AERIAL LOOKING SOUTHEAST NE CORNER LOOKING DOWN 122ND AVE NE ST & NORTH ACCESS ROAD


PERSPECTIVE VIEWS 128 &~ ROSE HILL MIXED-USE I DRC SUEMITTAL#1R I SEPTEMBER 5. 2018 ••"'-'~

128

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ELEVATIONS 129 &~ ROSE HILL MIXEO·USE I DRC SUEMITTAL#1R I SEPTEMBER 5. 2018 ••"'-'~

129

ll'IIIOf'OtlDM.((~ .... ,t ..... - ...... _. _____ _

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ELEVATIONS 130 &~ ROSE HILL MIXED-USE I DRC SUEMITTAL#1R I SEPTEMBER 5. 2018 ••"'-'~

130

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SITE SECTIONS 131 &~ ROSE HILL MIXED-USE I ORC SUEMITTAL#1R I SEPTEMBER 5. 2018 ••"'-'~

131

~!.:£!,,~-· ----LEVEL P2• El.. 2'>1'

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SITE SECTIONS 132 &~ ROSE HIU.MIXEO.USE I DRC SUBMITTAL Ill I AUGUST 21 2018 ••"'-'~

132

12'-0"

PROPERlY U('IE

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_ i

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,_ _________ .. _. ---1. _ __ _ __ _ LEVEL~ l;L119'

I

RESIDENTIAL i ••--------ai-• _j_ _______ ~L.1 E.!.....Wl' BUILDING A• ELEVATION ALONG 120TH AVE NE

i RESIDENTIAL i

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BUILDING A

B

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FRONTAGE SECTIONS -120TH AVE NE 137 ROSE HILL MIXED-USE I DRC SUEMITTAL#1R I SEPTEMBER 5. 2018

133

- -- - ...BQQFU ~

------.-- __ _ LEVEL 4 ~ il2:

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BUILDING B

PARKING Pl

PARKING P2

[3 BUILDING A· FRONTAGE SECTION I.I ~ • •

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tcAL& i11t• I <l"C 1111 1


BUILDINGC

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BUILDINGD

INTERIOR SECTIONS -AUTOCOURT 145 ROSE HILL MIXED-USE I ORC SUEMITTAL#1R I SEPTEMBER 5. 2018

I I

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~ I tcAL& i11t• I <l"C 11111


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INTERIOR SECTIONS -AUTOCOURT 145A &~ ROSE HILL MIXED-USE I ORC SUEMITTAL#1R I SEPTEMBER 5. 2018 ••"'-'~

135

EL 345 S' _____ ALLOWABLE 75' ZONING ENVELOPE

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INTERIOR SECTIONS - WEST AUTOCOURT ACCESS 146 &~ ROSE HILL MIXED-USE I DRC SUEMITTAL#1R I SEPTEMBER 5. 2018 ••"'-'~

136

~ ~ ____ ALLOWABLE 75' ZONlNG ENVELOPE __

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INTERIOR SECTIONS- EASTAUTOCOURT ACCESS 147 ROSE HILL MIXED-USE I DRC SUEMITTAL#1R I SEPTEMBER 5. 2018

137

EL ~ _ __ ALLOWABLE 75' LONING ENVELOPE _

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ilV.fLIJ'L__Jl,2'.__ ;,.--.... --~

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INTERIOR SECTIONS - PEDESTRIAN COURT 149

Et ~ ccr: ROSE HILL MIXED-USE I DRC SUEMITTAL#1R I SEPTEMBER 5. 2018

138

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PARKING LEVEL Pl

PARKING LEVEL P2

80 H (SPACE UNDER TERRACE)

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h.::....: i sc.41 111rr i-o·gr1.1l'

_ ___ L.£Yll._S f.L 112'._

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INTERIOR SECTIONS - ENTRY TERRACE 150 &~ ROSE HILL MIXED-USE I ORC SUEMITTAL#1R I SEPTEMBER 5. 2018 ••"'-'~

139

A ABE= 270.35'

TOP OF BUILDING: 270.35' + 67' = 337.35'

.£ ABE = 273' ABE = 281'

TOP OF BUILDING: 273' + 6T = 340' TOP OF BUILDING: 281' + 6T = 348'

ABE = (220 x 271) + (160 x 273.5) + (71 x 274) + (79 x 27 4) + ABE = (121.5 x 274) + (238.5 x 283) + (73.5 x (90 X 27 4) + (79 X 274) + (59 X 274) + (160 X 274) = 59,620 + 288) + (171 X 283) + (48 X 277.5) + (68 X 276) 43,760 + 19,454 + 21,646 + 24,660 + 21,646 + 16,166 + 43,840 122ND A VE NE = 33,291 + 67,495 + 21,168 + 48,393 + = 250,792 /918 = 273' +-----~~-13_,3_20_ + _18_.7_68-+= 202,435 / 720.5 = 281 '

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ABE= (200 X 264.5) + (360 X 273) + (67 X 27 4.5) + (160 X 27 4) + (64 X 274) + (160 X 274) + (69 X 270) + (214.5 X 270.5) + (126 x 268) + (62.5 x270) + (126x 266) + (83 x260) = ___ PROPERTY LIN~

+274' I

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+288 6'1 I t; +252• · : I :

52,900 + 98,280 + 18,391 + 43,840 + 17,536 + 43,840 + 7 18,630 + 58,022 + 33,768 + 16,875 + 33,516 + 21,580 = 457,178 / 1692 = 270'

+286' I Z r- - - ' i

,.r - - - - - - ~ - - - _J - - - +27:f L .,- : - _J Q +287 5' +288' I i : , • , .... ,T}'.:: --r ! : r~1 ABE=270.5' +274' ~.276' ~ '1 _ .,., _ _________ _JD

• +26r5' L 1! +27CJ ' +274• , • -

1 ~;;~-:,-:,-:,~:,'=-~-=--=--=--=-~-+ r' 281 ' I ABE= 283.5'

~u , 1 1 , +270' , ABE= (226x276)+ (160.5x282)+ (21 x284.5)+

' I • I (83.5 x 286) + (53 x 288.5) + (83.5 x 287) + (72.5 x I I I 705' I r

~ i +26

6' +2668' - - - - 1 ] i i TOP OF BUILDING: 283.5' + 6T = 350.5'

c_+2_6CJ __ .J I ,,.:. ___ J ____ J +272' , I 286)+(103x287)+(191x292)+(79x288)+(24x

J_ ___ r ____ __ _ 1L_ _ __ __ __ __ ____ rw, - - - - - - -- - - -- J--- - . .. -- - -~ ~~;J~~::;~~)5:9~~~~~~t+(;;,~~~;3,964 + 20,735 + 29,561 + 55,772 + 22,752 + 6,900 + 26,790 + 43,836 + 25,024 = 408,116 / 1,439 = 283.5 120TH AVE NE


$ 0 2a ,a «i'

~ I SCALE I' a'J'-0" 0 1 bt17

BUILDING HEIGHTS & AVERAGE BUILDING ELEVATIONS 152 &~ ROSE HILL MIXED-USE I DRC SUEMITTAL#1R I SEPTEMBER 5. 2018 ••"'-'~

140

~ 50% OF LANDSCAPE COVERAGE

□ 100% OF PEDESTRIAN EASEMENT COVERAGE

■ 100% OF LANDSCAPE COVERAGE

TOTAL LOT AREA: 300,500 SF

LOT COVERAGE (STRUCTURE): 299,000 SF LOT COVERAGE: (27,500 SF/ 299,000 SF) x 100 = 9% LANDSCAPE, 91% LOT COVERAGE

LOT COVERAGE (LANDSCAPE): 21,000 SF LOT COVERAGE (PEDESTRIAN EASEMENT): 4,000 SF LOT COVERAGE (LANDSCAPE@ PODIUM) (50%): 2,500 SF


LOT COVERAGE AND CALCULATIONS 153 &~ ROSE HILL MIXED-USE I DRC SUEMITTAL#1R I SEPTEMBER 5. 2018 ••"'-'~

141

ALTA/"'81'8 LAN> TITLE SURVEY

MATCHUNE NORTif ----- -


OVERALL SITE SURVEY 154 &~ ROSE HILL MIXED-USE I DRC SUEMITTAL#1R I SEPTEMBER 5. 2018 ••"'-'~

142

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ENLARGED SURVEY - NORTH 155 &~ ROSE HILL MIXED-USE I DRC SUEMITTAL#1R I SEPTEMBER 5. 2018 ••"'-'~

143

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ENLARGED SURVEY - SOUTH 156 &~ ROSE HILL MIXED-USE I DRC SUEMITTAL#1R I SEPTEMBER 5. 2018 ••"'-'~

144


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TREE RETENTION PLAN 157 ROSE HILL MIXED-USE I DRC SUEMITTAL#1R I SEPTEMBER 5. 2018

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ZONING AMENDMENT REQUEST 158 &~ ROSE HILL MIXED-USE I DRC SUEMITTAL#1R I SEPTEMBER 5. 2018 ••"'-'~

146

CITY OF KIRKLAND Planning and Building Department 123 5th Avenue, Kirkland, WA 98033 425.587.3600 ~ www.kirklandwa.gov

DEVELOPMENT STANDARDS LIST

FILE: ROSE HILL MIXED USE, DRV18-00493

ZONING CODE STANDARDS 95.51.2.a Required Landscaping. All required landscaping shall be maintained throughout the life of the development. The applicant shall submit an agreement to the city to be recorded with King County which will perpetually maintain required landscaping. Prior to issuance of a certificate of occupancy, the proponent shall provide a final as-built landscape plan and an agreement to maintain and replace all landscaping that is required by the City. 95.52 Prohibited Vegetation. Plants listed as prohibited in the Kirkland Plant List shall not be planted in the City. 100.25 Sign Permits. Separate sign permit(s) are required. In JBD and CBD cabinet signs are prohibited. 105.32 Bicycle Parking. All uses, except single family dwelling units and duplex structures with 6 or more vehicle parking spaces must provide covered bicycle parking within 50 feet of an entrance to the building at a ratio of one bicycle space for each twelve motor vehicle parking spaces. Check with Planner to determine the number of bike racks required and location. 105.18 Entrance Walkways. All uses, except single family dwellings and duplex structures, must provide pedestrian walkways between the principal entrances to all businesses, uses, and/or buildings on the subject property. 105.18 Overhead Weather Protection. All uses, except single family dwellings, multifamily, and industrial uses, must provide overhead weather protection along any portion of the building, which is adjacent to a pedestrian walkway. 105.18.2 Walkway Standards. Pedestrian walkways must be at least 5’ wide; must be distinguishable from traffic lanes by pavement texture or elevation; must have adequate lighting for security and safety. Lights must be non-glare and mounted no more than 20’ above the ground. 105.18.2 Overhead Weather Protection Standards. Overhead weather protection must be provided along any portion of the building adjacent to a pedestrian walkway or sidewalk; over the primary exterior entrance to all buildings. May be composed of awnings, marquees, canopies or building overhangs; must cover at least 5’ of the width of the adjacent walkway; and must be at least 8 feet above the ground immediately below it. In design districts, translucent awnings may not be backlit; see section for the percent of property frontage or building facade. 105.19 Public Pedestrian Walkways. The height of solid (blocking visibility) fences along pedestrian pathways that are not directly adjacent a public or private street right-of-way shall be limited to 42 inches unless otherwise approved by the Planning or Public Works Directors. All new building structures shall be setback a minimum of five feet from any pedestrian access right-of-way, tract, or easement that is not directly adjacent a public or private street right-of-way. If in a design district, see section and Plate 34 for through block pathways standards. 105.58 Parking Lot Locations in Design Districts. See section for standards unique to each district. 105.65 Compact Parking Stalls. Up to 50% of the number of parking spaces may be

147

of 4

designated for compact cars. 105.60.2 Parking Area Driveways. Driveways which are not driving aisles within a parking area shall be a minimum width of 20 feet. 105.60.3 Wheelstops. Parking areas must be constructed so that car wheels are kept at least 2’ from pedestrian and landscape areas.105.60.4 Parking Lot Walkways. All parking lots which contain more than 25 stalls must include pedestrian walkways through the parking lot to the main building entrance or a central location. Lots with more than 25,000 sq. ft. of paved area must provide pedestrian routes for every 3 aisles to the main entrance. 105.77 Parking Area Curbing. All parking areas and driveways, for uses other than detached dwelling units must be surrounded by a 6” high vertical concrete curb. 105.96 Drive Through Facilities. See section for design criteria for approving drive through facilities. 110.52 Sidewalks and Public Improvements in Design Districts. See section, Plate 34 and public works approved plans manual for sidewalk standards and decorative lighting design applicable to design districts. 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. 115.45 Garbage and Recycling Placement and Screening. For uses other than detached dwelling units, duplexes, moorage facilities, parks, and construction sites, all garbage receptacles and dumpsters must be setback from property lines, located outside landscape buffers, and screened from view from the street, adjacent properties and pedestrian walkways or parks by a solid sight-obscuring enclosure. 115.47 Service Bay Locations. All uses, except single family dwellings and multifamily structures, must locate service bays away from pedestrian areas. If not feasible must screen from view. 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. 115.95 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. 115.120 Rooftop Appurtenance Screening. New or replacement appurtenances on existing

148

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buildings shall be surrounded by a solid screening enclosure equal in height to the appurtenance. New construction shall screen rooftop appurtenances by incorporating them in to the roof form. Prior to issuance of a grading or building permit: 27.06.030 Park Impact Fees. New residential units are required to pay park impact fees prior to issuance of a building permit. Please see KMC 27.06 for the current rate. Exemptions and/or credits may apply pursuant to KMC 27.06.050 and KMC 27.06.060. If a property contains an existing unit to be removed, a “credit” for that unit shall apply to the first building permit of the subdivision. Prior to occupancy: 95.51.2.a Required Landscaping. All required landscaping shall be maintained throughout the life of the development. The applicant shall submit an agreement to the city to be recorded with King County which will perpetually maintain required landscaping. Prior to issuance of a certificate of occupancy, the proponent shall provide a final as-built landscape plan and an agreement to maintain and replace all landscaping that is required by the City 110.60.5 Landscape Maintenance Agreement. The owner of the subject property shall sign a landscape maintenance agreement, in a form acceptable to the City Attorney, to run with the subject property to maintain landscaping within the landscape strip and landscape island portions of the right-of-way. It is a violation to pave or cover the landscape strip with impervious material or to park motor vehicles on this strip.

149

of 4

Public Works, Building and Fire Department comments were not completed prior to

drafting of the Staff Report.

Comments will be provided at the DRB Meeting.

150

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DRV18-00493ATTACHMENT 5

► ----····· ................ ................ .

151

Section 53.34

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C: USE :::, 0

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(/)

c::> .010 Development

containing: retail establishments selling goods, or providing services including banking and other financial services, restaurants, taverns

(Revised 9/13)

► USE ZONE CHART

DIRECTIONS: FIRST, read down to find use ... THEN, across for REGULATIONS

Required Review Process

D.R., Chapter 142 KZC. See Spec. Regs. 1 and 2.

Lot Size

More than 6 acres See Spec. Reg. 7

MINIMUMS

REQUIRED YARDS (See Ch. 115)

Front Side Rear

As established with design review process.

MAXIMUMS

Cl> C) nl ... Cl> > 0 u -0 ..J

80%

Height of Structure

45' -67' above average building elevation along the north end of the zone with a maximum of45' measured above NE 85th Street

See Spec. Regs. 5 and 7.

Cl> "?:.;:; 0. a, nl O • u c,.C llle11U "'C - Cl> C nl Cl> jU!!!,

See Spec. Reg. 2.

"?::-00 C)~ Cl> -.:: ~u C Cl> C) Cl> ·- Cl) Cl) -

See Spec. Reg. 4.

Required Parking Spaces

(See Ch. 105)

As established in the CMP.

Special Regulations (See also General Regulations)

1. May also include one or more of the other uses allowed in this zone. Development regulations of this section apply to all uses developed within a Conceptual Master Plan (CMP}.

2. Development must be part of a Conceptual Master Plan (CMP} for the entire subject property. The proposed CMP shall be reviewed using the Design Review process provisions of KZC 142.35. Subsequent development proposals shall follow DR or ADR as set forth in the Notice of Approval for the Conceptual Master Plan. The Conceptual Master Plan shall incorporate the design guidelines contained in the Design Guidelines for the Rose Hill Business District pertaining to the RH 3 zone.

3. Location of drive-through facilities will not compromise the pedestrian orientation of the development. See KZC 105.96 for other requirements.

4. Signs for a development approved under this provision must be proposed within a Master Sign Plan application pursuant to KZC 100.80 for all signs within the project.

5. Building height shall be 45 feet measured above the midpoint of the frontage of the subject property along NE 85th Street, or if the subject property does not front on NE 85th Street, at the midpoint of the property frontage along any other public right-of-way. If the property abuts more than one public right-of-way, the applicant may select the right-of-way from which to measure.

6. At least 10 percent of the units provided In new residential developments of four units or greater shall be affordable housing units, as defined in Chapter 5 KZC. See Chapter 112 KZC for additional affordable housing requirements and incentives.

7. Maximum building height for a development including residential use is 67 feet above average building elevation. However, the equivalent of the additional gross floor area constructed above 45 feet over ABE must be dedicated to residential use. Residential use may be located anywhere in the building above the ground floor.

8. Parcels smaller than six acres may be added to a previously approved Conceptual Master Plan (CMP) if the applicable criteria set forth in the Notice of Approval from the approved CMP are met.

Kirkland Zoning Code 292.20

152

Section 53.34

II)

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C: USE :::> 0

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0 0:: G> fl)

c:> . 020 Vehicle Service

Station

.030 Automotive Service Center See Spec. Reg. 1.

.040 Restaurant or Tavern

. 050 Any Retail Establishment other than those specifically listed, limited or proh bited in this zone, selling goods or providing services, including banking and related financial services.

(Revised 9/13)

► USE ZONE CHART


MINIMUMS MAXIMUMS

Required REQ UIRED YARDS 41 C)

Review (See Ch . 115) «I ... Process Lot Size 41

Heig ht of > 0 Structure 0 -Fron t Side Rear 0 ..J

D.R., Less 20' O' o· 80% 35' above Chapter 142 than 6 average KZC. acres. building

elevation.

10'

41 ~.;; ~-00

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II) -

A E

C

Required Parking Spaces (See C h .

105)

See KZC 1 . 105.25.

2.

1 per each 250 1. sq. fl of gross floor area. 2. See Spec. Reg. 3. 1.

1 per each 100 1. sq. fl of gross floor area.

1 per each 300 1 . sq. fl of gross floor area.

Special Regulations (See a lso Gene ra l Regulatio ns)

Gas pump islands must be set back at least 20 feet from all property lines. Canopies or covers over gas pump islands may not be closer than 10 feet to any property line. Outdoor parking and service areas may not be closer than 1 O feet to any property line. See KZC 95.40 through 95.45, required landscaping, for further regulations.

Ten percent of the required parking spaces on site must have a minimum dimension of 10feetwide by 30feet long for motor home/travel trailer use. Parts and tires must be stored entirely within an enclosed structure. Outdoor vehicle parking or storage must be buffered as required for a parking area in KZC 95.45. See KZC 115.105, Outdoor Use.Activity and Storage, for additional regulations.

For restaurants with drive- in or drive-through facilities: a. One outdoor waste receptacle shall be provided for every eight park

ing stalls. b. Access for drive-through facilities shall be approved by the Public

Works Department. Drive-through facilities shall be designed so that vehicles will not block traffic in the right-of-way while waiting in line to be served.

Ancillary assembly and manufacture of goods on the premises of this use are permitted only if: a. The assembled or manufactured goods are directly related to and are

dependent upon this use, and are available for purchase and removal from the premises.

b. The outward appearance and impacts of this use with ancillary assembly or manufacturing activities must be no different from other retail uses.

2. A delicatessen, bakery, or other similar use may include, as part of the use, accessory seating if: a. The seating and associated circulation area does not exceed more

than 10 percent of the gross floor area of the use; and b. It can be demonstrated to the City that the floor plan is designed to

preclude the seating area from being expanded.

REGULATIONS CONTINUED ON NEXT PAGE

Kirkland Zoning Code 292.21 153

Section 53.34

Cl)

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C USE ::> 0

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(.) 1k: QI Cl)

c> .050 Any Retail

Establishment other than those specifically listed, limited or proh bited in this zone, selling goods or providing services, including banking and re lated financial services. ( continued)

.060 Hotel or Motel

.070 Entertainment, Cultural and/or Recreational Facility

.080 Office Use

(Revised 9/13)

► USE ZONE CHART


MINIMUMS MAXIMUMS

GI ~iii Required REQUIRED YARDS GI C. OI Cl nl O • Review (See Ch. 11 5) nl ... u c,.C GI 111 410 Process lot Size > Height of "'O -0 C n1 GI

Structure nl O GI 0 ..I !!!. -Front Side Rear 0 ..J

D.R., Less 10' O' a 80% 35'above C Chapter 142 than6 average KZC. acres. building

elevation.

~-00 Cl~ ~-nl .c oO C GI Cl GI

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(See Ch. Special Regulations 105) (See also General Regulations)

REGULATIONS CONTINUED FROM PREVIOUS PAGE

3. For a retail establishment involving the sale, lease, repair or service of automobiles, trucks, boats, motorcydes, recreational vehicles, heavy equipment, and similar vehicles, the following shall apply:

1 per each 1. room. See also 2. Spec. Reg. 2.

See KZC 105.25.

a. For the number of required parking stalls see KZC 105.25. b. Parts must be stored entirely within an enclosed structure. c. See KZC 95.40 through 95.45, required landscaping, for further regu

lations.

May include ancillary meeting and convention facilities. Excludes parking requirements for ancillary meeting and convention facilities. Additional parking requirement for these ancillary uses shall be determined on a case-by-case basis.

If a medical, 1. The following regulations apply to veterinary offices only: dental or veteri- a. May only treat small animals on the subject property. nary office, b. Outside runs and other outside facilities for the animals are not per-then 1 per each milted. 200 sq. ~ of 2. Ancillary assembly and manufacture of goods on the premises of this gross floor use are permitted only if: area. a. The ancillary assembled or manufactured goods are subordinate to Otherwise, 1 and dependent on this use. per each 300 b. The outward appearance and impacts of this use with ancillary sq. ft. of gross assembly or manufacturing activities must be no different from other floor area. office uses.


154

Section 53.34

II)

-.:I' z M 0 M s Lt)

C: USE :::> 0

~ C, ; w 0

Q.) 0:: U)

c> .090 Private Lodge

or Club

. 100 Church

. 11 0 School, Daycare Center, Mini-School or Mini-Day-Care Center

. 120 Stacked Dwelling Units, Assisted Living Facility

(Revised 9/ 15)

► USE ZONE CHART


MINIMUMS MAXIMUMS

Required <II REQUIRED YARDS en Review (See Ch. 115) cu ...

Lot Size <II Process > Height of 0

0 Structure -Front Side Rear 0 ..J

D.R., Less 10' o· o· 80% 35' above Chapter 142 than 6 average KZC. acres. building

elevation.

<II >, r;;- ~-00 Q. ... Cl) en~ cu O •

~ .c u en.C "'<110 ~o -o_ CCU <II C <II coo <II en <II ..J !!?. · - II)

II) -

C B

D


(See Ch. 105)

1 per each 300 sq. fl of gross floor area.

Special Regulations (See also General Regulations)

1 per every 4 1. May include accessory living facilities for staff persons . people based on 2. No parking is required for day-care or school ancillary to the use . maximum occu-pancy load of any area of wor-ship. See Spec. Reg. 2.

See KZC 105.25. 1. A six-foot-high fence is required only along the property lines adjacent to the outside play areas.

1.2 per studio unit. 1.3 per 1 bedroom unil 1.6 per 2 bedroom unit. 1.8 per 3 or more bedroom unil See KZC 105.20 for visitor parking requirements. 1 per assisted living unit.

2. An on-site passenger loading area must be provided. The City shall determine the appropriate size of the loading areas on a case-by-case basis, depending on the number of attendees and the extent of the abutting right-of-way improvements. Carpooling, staggered loading/ unloading time, right-of-way improvements or other means may be required to reduce traffic impacts on nearby residential uses.

3. May include accessory living facilities for staff persons. 4 . Hours of operation of the use may be limited and parking and passen

ger loading areas shall be located to reduce impacts on nearby residential uses.

1. Chapter 115 KZC contains regulations regarding home occupations and other accessory uses, facilities and activities associated with this use.

Kirkland Zoning Code 292.23 155

Section 53.34

Cl)

"" z

M 0 M g It)

C: USE ::> 0

~ 0 .:;

u w G> 1k:

(/)

c::> .130 Convalescent

Center or Nursing Home

.140 Public Utility

.150 Government Facility Community Facility

.160 Public Park

(Revised 9/15)

► USE ZONE CHART


MINIMUMS

Required REQ UIRED YARDS Review (See C h . 11 5)

Lot Size Process

Front Side Rear

D.R., Less 10' O' a Chapter 142 than6 KZC. acres.

MAXIMUMS

Cl> "?:ii, Cl> 0. C1I C) ft! 0 .

~ u c,.C Cl> ll)e11U > He ight of -o_ Cl> 0 C ft! Cl> u Structure jU!!!, -0 ..J

80% 35'above C average building elevation.

A

C See Spec. Reg. 1.

"?::-00 C)~ Cl> -J:: ~u C Cl> C) Cl>

·- Cl) Cl) -

B


(See C h . 105)

1 per each bed.

Special Regulations (See also Gen eral Regulations)

1. Chapter 115 KZC contains regulations regarding home occupations and other accessory uses, facilities and activities associated with this use.

See KZC 105.25. 1. Landscape Category A or B may be required depending on the type of use on the subject property and the impacts associated with the use on the nearby uses.

Development standards will be determined on a case-by-case basis. See Chapter49 KZC for required review process.


156

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