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Home My WebLink AboutSPI2003-00055 - SPI Inspections - 4/28/2003 yoN•STATFO MASON COUNTY o p A C DEPARTMENT OF COMMUNITY DEVELOPMENT o N Planning Division i� N y 4 P O Box 279,Shelton,WA 98584 (360)427-9670 1864 Site Inspection April 28, 2003 JOHN MERCHANT 2522 N. PROCTOR TACOMA WA 98406 Case No.: SP12003-00055 Parcel No.: 321275400105 Project Description: To determine variance/s needed to permit placement of mobile home on property Dear Applicant: As part of this departments review of your permit application, a Site Inspection (SPI) was performed on your property. Below you will find comments made regarding the proposed development and its critical values. In some cases, setbacks for development from shorelines, steep slopes, streams, and wetlands must be included in your specific proposal; these setbacks are included as part of the comments listed below. This information is based on County and State regulations as they exist to date. These regulations may change and may affect the requirements for development of the subject property. Please contact me at(360) 427-9670,ext. 363 if you have questions. Sincerely, Diane Marcus Jones Land Use Planner Mason County Planning Department 4/28/2003 1 of 3 SP12003-00055 s, Site Inspection 4/28/2003 Case No.: SP12003-00055 Comments: This letter is being sent to both the owner of the subject property, Bob Knuckey and the applicant of the pre-inspection for the subject property, John Merchant. Copies of the regulations will be enclosed in both packets. The purpose of the pre-inspection was to meet the prospective purchaser and owner of the property on site to discuss planning regulations related to putting a single family residence manufactured home on the site. Site Overview: The subject property is located in the Lake Limerick subdivision. It is an irregular shaped lot, ranging from 85' to 115' in width by 200' long, with a private easement that serves this property as well as two additional lots off of Peebles Ct. A flat cleared area exists on the property where a mobile home once was located (Bld. 1998-00205). The property owner has stated that the previous mobile home was removed in early 2001. A septic system and drainfield are located close to the easement road, near the northeast corner of the property. A designated Type 3 stream associated with the Cranberry Creek system bisects the property flowing in an east-west direction. The Ordinary High Water Mark (OHWM) of the streambank measures 1 10' from the private easement. As noted in the parcel file, the previous mobile home was situated 65' from the OHWM of the streambank, in accordance with the 1998 Mason County Resource Ordinance planning regulations. Across the stream, the subject property slopes upward, with undisturbed forested vegetation. Facing south, on the adjacent property to the west a mobile home is located approximately 39' from the OHWM of the stream. To the east an abandoned mobile home is located approximately 30' from the OHWM of the stream. Upon the initial field inspection, the footprint to the previously existing mobile home on the subject property was not readily identifiable. However, with some research and documentation, it may become more apparent. Regulations/Perm its: A designated Type 3 stream falls under the jurisdiction of the Mason County Fish and Wildlife Habitat Conservation Area Chapter (11.01.110) of the Mason County Resource Ordinance. The current provisions of the Resource Ordinance establish greater buffers and building setback requirements for streams than what was required in 1998 (the date the previous building permit was issued). A Type 3 stream requires a 150-foot buffer and an additional 15' building setback for a total 165' from the OHWM. The property is zoned Rural Residential 5 (RR5). This 4/28/2003 2 of 3 SP12003-00055 i Site Inspection 4/28/2003 Case No.: SP12003-00055 district requires 25' frontyard setback and 5' sideyard setbacks. On this site the current setbacks would preclude placement of residence. The Mason County Resource Ordinance allows for normal maintenance and repair of an existing building within its existing footprint, plus or minus ten percent and provided that such expansion does not increase any intrusion into the buffer. In terms of a manufactured home, normal maintenance and repair may be considered total replacement of the home. The application for replacement/reconstruction of the home must be completed within two years and within the previous structural footprint (17.01.110 F-1). In this instance, the property owner has stated that the manufactured home was moved in early 2001. It may be possible, with appropriate documentation that the timeline of two years is still in effect. Providing verification of when the mobile home was moved would be the responsibility of the property owner. In addition, the owner would be responsible for identifying the exact structural placement of the manufactured home and dimensions of the home. If the timeline has lapsed and other regulations cannot be met; development of the property would require a Resource Ordinance Variance. The development would require application for and approval of the Variance, which includes a review and approval of a Habitat Management Plan, in addition to the building permit application. Any development proposal will need to show it is the minimum necessary to afford relief, and that the project does not negatively impact the stream. The variance process also involves public notification and public hearing by the Hearing Examiner. In determining your site plan, it is also possible, if the frontyard setback does not meet the development regulations of 25', to request an administrative variance for a reduction in the required front yard setback to a minimum of 10'. Copies of the Fish and Wildlife Chapter of the Resource Ordinance are enclosed, along with the variance application, ROW variance application and fees. 4/28/2003 3 of 3 SP12003-00055 i!lI'ASON COUNTY PL ANNING DEPT. PRE-INSPECTION APPLICATION PLEASE PRINT $200.00 Fee Required 1. Owner: isob k w� _ Applicant: ❑1 ncAncl� r✓1 ��S S llC Ite Address: -P k �P S Applicant Address:=L DSO S". ov yC�ll Sf ( Owner Address / _ City: S��( /E St V* Zip City:_�]'10VI/�� St (, Zip Z Phone:_( 1 3 ) �`0 3G day Phone:_(_)- day Phone:_(aS-J) old s 7 > evening 2. Parcel No. 3 .z lam- - S"'A Parcel No. - - Legal Description: L 01/� P/vi 'SJO'1 , Planner: GBM RAM PBC SAL :0rv1,T C�M,\.ZLV AZ 1 3. Purpose of P -Irpection : �' P ti P 4. Use of Building: 5. Do any of the following exist on or adjacent to property?: slope ❑ saltwater❑ lake ❑ river❑ pond ❑ wetland ❑ seasonal runoff❑ other❑ stream ❑ seasonal creek 1� Directions to Site: N, N y tJot If the information is incomplete, then Mason County must disclaim any errors resulting from deficiencies in the original application. Pre-inspection reports remain valid only until development changes occur in the vicinity which affect the lot evaluated in this inspection, or the laws regulating development of the site change after the time of inspection. Applicant Signature: 4T�01 ' �l� Date: C� If you would like to be on site during inspection, please check here: Return application to: Department of Community Development, Planning Division } t P.O. Box 279 Shelton, WA 98584 (360) 427-9670 Please include a $200.00 check or money order payable to Mason County Treasurer When completed, this form becomes part o he parcel file. FOR OFFICE USE ONLY: Accepted by: 's Date: Please illustrate below the proposed buildin6,ae in r ation to water&property lines: SRGMord/MyDo ents/fypedStuff/Pr Inspection r r Please illustrate below the proposed building site in relation to water and property lines: Z (4� I � 4 1 f � 1 c� ___. l Departmental Review (For Office Use Only) Planning Department Findings: —7 "," .. f�,.� �1 , jf a tc✓� .� ; r