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Home My WebLink AboutSPI2011-00040 - SPI Inspections - 9/21/2011 o4-STA MASON COUNTY o P� A o N DEPARTMENT OF COMMUNITY DEVELOPMENT S N Planning Division P o Y y P O Box 279, Shelton,WA 98584 (360)427-9670 1864 Site Inspection September 21, 2011 -2-A t 9 or b c so STEVE POLLINGER TO BE KEPT IN THE 3406 WANDERING MEADOWS PARCEL FILE AUSTIN TX 78746-1650 Case No.: SP12011-00040 Parcel No.: 121181190150 Project Description: Site Pre-Inspection to determine the location to construct a new SFR 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 9/21/2011 Page 1 of 5 SP12011-00040 Site Inspection 9/21/2011 Case No.: SP12011-00040 Comments: Pre-inspection for Steve & Lynn Pollinger on Sept. 8, 2011: This pre-inspection was made to evaluate a property [Parcel No. 12118-11-90150] on Winterwood Dr. and along Case Inlet for a new residence and other structures. The property has a general slope of 10 percent in the northwest 450 feet, and 70 percent slope in the southeast 200 feet. Most of the merchantable trees on the property have already been harvested, including an area of 150 feet depth at the top of the slope where additional alder, cedar, and big-leaf maple trees have been removed (per 2009 aerial photo). An eagle management review must be part proposed development. These findings state regulations in effect at the time of inspection, unless noted otherwise Development Regulations standards: _Y_ 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 5 to 8 ft. side yard setback, depending on proposed building footprint. _Y_ An administrative variance may be requested to reduce these setback distances from property lines, to as low as 5 feet (side yard) or 10 feet (road easement), 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. Shoreline Setback standards: 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 shoreline setback is typically determined by drawing a line between the roofline of adjacent neighboring residences across the subject property, measuring the roof projection closest to the shoreline. Any portion of the new structure, including decks, balconies, and rooflines, must be behind this common line. Shoreward of this 9/21/2011 Page 2 of 5 SP12011-00040 Site Inspection 9/21/2011 Case No.: SP12011-00040 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 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 met the applicants' representative (father) on the property. Staff did not measure the common line setback from the ordinary high water mark of the Case Inlet shoreline to a shoreward roof eave of a proposed residence; this distance along the north property line was estimated from the June 2009 aerial photo as 180 feet from the toe of the slope below. The proposed home would be behind the view common line of the residence to the northwest (a greater distance), across the subject parcel as a diagonal, to the north corner of the cabin to the southeast (a closer distance). As stated above, all portions of the new development must be behind this shore common line noted at the site inspection. Note that the setback in this situation is composed of a minimum vegetation buffer of 100 feet along Case Inlet and nearly 80-foot building setback immediately in front of structures proposed above grade. If additional trees in the vegetation buffer are planned to be removed or an area replanted, a site plan showing the proposed trees to be taken down, left in place or removed, and the configuration of replacement trees shall be submitted for review to the permit planner. Two precautions for site development on this property should be noted: 1) that the siting of new buildings and structures shall be located so that further shoreline protection measures are not needed in the future; and 2) a setback determination may change if the adjacent property owners submit applications and are granted permits for new or remodeled residences established at proper shoreline setbacks. Other Resource Ordinance Standards: _Y_ Slope or Landslide hazards: Slopes greater than 15 percent adjacent to or within 300 feet of a proposed project were observed 9/21/2011 Page 3 of 5 SP12011-00040 Site Inspection 9/21/2011 Case No.: SP12011-00040 in the middle area of the property. When proposing development, the applicant shall have a qualified geologist or engineering geologist visit the subject parcels and prepare a site analysis to determine whether a geologic special report is needed during development review. _Y_ Slope or Landslide hazards: If the geologist confirms the need for a special report when slopes are greater than 40 percent, a Geotechnical Report would be needed to address slope stability, site conditions, and the other requirements of the enclosed landslide hazard chapter 17.01.100 section E. 5. 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 study shall address the presence of the septic system on site stability conditions. This special report would be submitted and evaluated at the time of building permit submittal. _N_ Wetland critical area: Planning staff confirmed that the parcel does not contain certain wetlands, which are regulated under Mason County's Wetlands chapter 17.01.070 of the Mason County Resource Ordinance. The observed vegetation is associated with the saltwater shoreline; so the applicant will not need a wetlands special report during development review. _N_ Stream setbacks: No seasonal or perennial drainage flows through the subject property. The proposed development is greater than 200 feet from the any stream management area covered by the standards of this critical area. An EAGLE MANAGEMENT review must be part of proposed development. This is accomplished by contacting the WA. Fish & Wildlife Biologist Jeff Skriletz [phone numbers (360) 427-2164] and meeting him on site to discuss the status of the bald eagle use in the area and constraints to proposed development of the subject property. He will prepare a letter of his findings and recommendations for development and send this letter to you. You need to supply this information at the time of your development applications. 9/21/2011 Page 4 of 5 SP12011-00040 Site Inspection 9/21/2011 Case No.: SP12011-00040 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 setbacks from property lines, shoreline, driveway, road, and existing and proposed improvements; a topographical profile or other topographical information may also be included on this site plan, which the project geotechnical engineer or geologist could prepare from this critical area information. Proper access is available via a driveway easement on Winterwood Dr. along the northwest property line. The site plan and the geologic study 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. 9/21/2011 Page 5 of 5 SP12011-00040 'Th 0s ItWL � CMASON COUNTY ( w PLANNING DEPT. PRE-INSPECTION APPLICATION PLEASE PRINT $255.00 Fee Required l. Owner: LVPM A) Applicant: Nl✓1 ; S+ems )1�n Site Address: wbd "4 I Ve— Applicant Address: k*Ww✓S Owner Address: City:'A�'J 7 l h/ St ` X Zip � City: fi tt Vi eanl St—WJA- Zip _ Phone:('�El 2- Zpk, 2 day Phone:( day Phone:) evening Planner: �4 �l' ml Email Address: SNIP U E104"o .Plan EqnALType of Use T Water Body ("AL C =n��f 2. Parcel No. -_�- 9015-0 Parcel No. Legal Description: (O rra- � I}—a— 3. Purpose of Pre-Inspection : de"`Ae_ 41 as - s A,A` b 4. Use of building: �'l o WS" 5. Do any of the following exist on or adjacent to property?: slope(✓S saltwater(V� lake( ) river( ) pond( ) wetland( seasonal runoff( ) other( ) stream ( ) seasonal creek( ) Directions to Site:t.G - 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: Z /f you would like to be on site during inspection,please check here: Return application to: Department of Community Development, Planning Division CL � �7�7 P.O. Box 186 Shelton, WA 98584 (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 Revised: 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 ADEQUATE ILUSTRATIONS WILL NOT BE ACCEPTED AND WILL BE RETURNED TO THE APPLICANT. Departmental Review (For Office Use Only) Planning Depnt�ngs: ' Kim r �`r� A v�