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HomeMy WebLinkAboutSPI2013-00012 - SPI Inspections - 2/26/2013 OH_STA? MASON COUNTY oPS Ao N DEPARTMENT OF COMMUNITY DEVELOPMENT s u Planning Division N v Y P O Box 279, Shelton,WA 98584 o� do (360)427-9670 1864 Site Inspection May 08, 2013 JIM D PEAVEY TO BE KEPT IN THE 1 393 E STRETCH ISLAND RD SOUTH PARCEL FILE GRAPEVIEW WA 98546 Case No.: SP12013-00012 pr,,j 12' to v , 4( , I v�ft) Parcel No.: 121084190060 Project Description: REBUILD GARAGE FOR BOAT STORAGE; POSSIBLE EXPANSION TO SOUTH. Dear Applicant: Pursuant to your application, a site pre-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. 365 if you have questions. Sincerely, Allan Borden Land Use Planner Mason County Planning Department 51812013 Page 1 of 4 SP12013-00012 Site Inspection 5/8/2013 Case No.: SP12013-00012 Comments: Pre-inspection for Jim Peavey on Feb. 26, 2013: The pre-inspection with applicant to evaluate the rebuild of existing garage & storage building close to the existing bulkhead on a 4.60 acre parcel [PN: 1 21 08-4 1-900601 located on Stretch Island Rd. South and along the shoreline of Case Inlet. The property has a long driveway leading to the residence and the bulkhead area along the beach (a 78-ft. wide by 45-ft. deep area with a boat ramp and wooden bulkhead). At the time of inspection, the existing garage structure was measured for dimensions and certain setbacks. The proposed rebuild and/or additional areas would be located at the proper setbacks based upon this inspection. These findings state regulations in effect at inspection time, unless noted otherwise. Development Regulations standards: The site is in Rural Residential 5 zone. Standard building setbacks are 25-foot front yard setback, and 20-foot side property line and rear yard setbacks. These setbacks are measured from structures above grade such as roof overhangs, stairs, balconies, decks, heat pumps, storage buildings, and fuel tanks. _Y_ An exception is made for lots less than 100 feet in width, where side yard setbacks are equal to 10 percent of the lot width, but no less than 5 feet; this property has a 6 ft. side yard setback, depending on proposed building footprint. An administrative variance may be requested to reduce these setback distances from property lines, to as low as 5 feet (side yard), if the size, shape, or features of the property constrain development from the proper setbacks. This process requires application and review at the time of the building permit submittal. Resource Ordinance Standards: _N_ Wetland critical area: Planning staff confirmed that the parcel does not contain a wetland, although a wetland is located over 200 feet away on the parcel to the south. Certain wetlands are regulated under Mason County's Wetlands chapter 17.01.070 of the Mason County Resource Ordinance. In this case, the applicant will not need a wetlands special report during development review. N Stream setbacks: If a stream were present, setbacks from 5/812013 Page 2 of 4 SP12013-00012 Site Inspection 5/8/2013 Case No.: SP12 01 3-0001 2 the stream would be determined by the Mason County Resource Ordinance. No stream is observed within a distance close enough for standards to apply to proposed development. _Y_ Slope or Landslide hazards: Slopes greater than 15 percent adjacent to or within 300 feet of a proposed project and the eroding bankline along the saltwater were observed on the property. When proposing development, the applicant shall have a qualified geologist or engineering geologist visit the subject parcel and prepare a site analysis to determine whether a geologic special report (geologic assessment or geotechnical report) is needed during development review. _Y Slope or Landslide hazards: If the geologist confirms the need for a special report when slopes are between 15 and 40 percent, a Geologic Assessment would be needed to address slope stability, site conditions, and the other requirements of the enclosed landslide hazard chapter 17.01.100 section E. 4. as required by the Mason County Resource Ordinance. The report must include all Resource Ordinance requirements and a submittal checklist noting where these requirements are found in the study document. _Y_ Slope or Landslide hazards: The prepared special report shall be specific to proposed site development on the subject parcel by addressing clearing, grading, driveway and building location, retaining and stabilization walls, and stormwater control. This special report was submitted and evaluated at the time of residential building permit submittal in 2010 on the property adjacent to the west. An amendment to the geoassessment should be submitted to state the site conditions and effects to site stability from a proposed garage rebuild and/or expansion. Y Shoreline setbacks: The shoreline designation for Case Inlet is Urban Environment per the Mason County Shoreline Master Program and development setbacks would be determined by the Mason County Resource Ordinance. The general provisions include that the shoreline setback is determined by averaging the distance of setback from the roofline of the adjacent residence on each side of the subject parcel to the ordinary high water mark (OHWM) of the Case Inlet shoreline. Any portion of the new structure, including decks, balconies, and rooflines, must be behind this common line. Shoreward of this line for 15 feet toward the shoreline is an area that may be used for lawns, patios or landscaping (development at grade level). From that point toward the shoreline is considered to be a required vegetated 5/8/2013 Page 3 of 4 SP12013-00012 Site Inspection 5/8/2013 Case No.: SP12013-00012 buffer that must remain and is regulated by the Mason County Resource Ordinance Fish and Wildlife Habitat Conservation Areas Chapter. Within this chapter are those activities listed that can be done both with and without a Mason Environmental Permit; proposed tree limbing and limited cutting of trees in the buffer for view improvement are reviewed by the area permit planner prior to starting these type of activities. Staff observed the existing garage near the bulkhead and adjacent property to the north and west. The 20 ft. wide by 22 ft. long garage is situated at a corner of the lot created by a short subdivision in 1985. The location appears to be very close to those property lines. The applicant wants to rebuild and / or expand the footprint of the garage. The building can be rebuilt using the existing footprint area, but the new building should be located to meet proper side property line setbacks to the north and west: a minimum of 5 feet distance. The Resource Ordinance does allow for this replacement and for an additional area of 10 percent of the original footprint area, as long as the expansion is on the side of the structure away from the saltwater shoreline. The garage is 440 sq. ft. area in size (20 ft. wide by 22 ft. long); a 110 percent footprint area is 484 sq. ft. The garage is 26 feet from the east face of the wooden bulkhead; 32 feet from the north side of the bulkhead; and the area to the south of the garage is graded with gravel surface. The applicant would like to add a 14 ft. deep extension to the garage (resulting in a garage that is 20 feet wide and 36 feet long; 720 sq. ft. area), without getting any closer to the bulkhead and still be safely distant from the boat ramp to the south. The proposed expanded garage would be situated in an area that has very little shoreline habitat values and where no view impacts along the shoreline would result, especially if the structure remains as a one-story building. You would need to confirm with the Environmental Health Department what their septic system standards are to make sure about the adequacy of supplying a septic disposal for the proposed development. General process: Future development must include a site plan, showing all setbacks from property lines, shoreline, road, and existing and proposed improvements; this site plan will be needed for building permit application submittal and review. Specific County Codes standards for future development may be found at the County website address http://www.co.mason.wa.us. If you have any questions please feel free to call. Thank you. 5/8/2013 Page 4 of 4 SP12013-00012 MASON COUNTY Y 12bI � —OX f = 'LANNING DEPT. PRE-INSPECTION APPLICATION PIXASF PRINT M5.00 Fee Reuuimd �. 1. Owner: _ ,(N ) . 1 ti ���� ApplicantSite Address: _4 , 5agr-C-0: r.' 5 Applicant Address: Owner Address: SA cH City: St Zip City:G�dLh-r(nJl EL] St Zip�� Phone:� day Phone:0_:C2 ) (o tG — 23 2?r day Phone:(LS3 )_ 3 2 evening Planner: _ Email Address: 4N �t,, , �QLA;,� G sw u"u"uCQ�RR..__Pl Jru a of Use �1 �/ t water Body �f�J Iill�� 2. Parcel No. (y I V y7 Parcel No. Legal Description: 3. Purpose of Pre-Inspection 4. Use of building: 5_10Eky6 tk:A j 5. Do any of the following exist on or adjacent to property?: slope( ) saltwater(�c) lake( river ( pond( ) wetland( ) seasonal runoff( other( ) stream( ) seasonal creak Directions to Site: 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: Date: l {fyou would like to bean ske during inspecboa,pleas check here• Return application to: Department of Community Development,Planning Division P.O. Box 186 Shelton,WA 98584 ti (360)427-9670 Please include a$255 .00 check or money order payable to Mason County Treasurer When completed,this form becomes part of the parcel file. FOR OFFICE USE ONLY:Accepted by: Date: MORE ON BACK SIDE Rmwd: 12/30/08 Please illustrate below the proposed building site in relation to critical areas(slopes, streams, lakes, wetlands,etc.) existing improvements, as well as property lines. APPLICATIONS SUBMITTED WITHOUT ADEOUATE ILUSTRATIONS WLLL NOT BE ACCEPTED AND WILL BE RETURNED TO THE APPLICANT. � � l I 2 1 Ca5e Le I Departments Review (For Office Use Only) Planning Department Findings: