HomeMy WebLinkAboutSPI2008-00177 - SPI Inspections - 12/9/2008 oN SrArF MASON COUNTY
�P5 � DEPARTMENT OF COMMUNITY DEVELOPMENT
4 �1� 9
° S N Planning Division
N 1 y P O Box 279, Shelton, WA 98584
0 �° (360)427-9670
1864
Site Inspection
December 09, 2008
RICK AND SU HAMMOND TO BE KEPT IN THE
1381 E ST ANDREWS N PARCEL FILE
SHELTON WA 98584 ,, /
Case No.: SP12008-00177 �'v D?'��� � �'� T
Parcel No.: 321275000147
7
Project Description: Site review for lots 147 and 148 near creek and along Errigal
PI.
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,
AAIIa' nrden
Land Use Planner
Mason County Planning Department
12/9/2008 Page 1 of 4 SP12008-00177
Site Inspection
12/9/2008 Case No.: SP12008-00177
Comments:
Pre-inspection for Rick & Sue Hammond on Nov. 13, 2008:
The purpose of the pre-inspection was to evaluate issues related
to the construction of a single-family residence on one or more of
two lots [Lake Limerick Plat Div. 4, lots 147 and 148] with
Cranberry Creek flowing along the north and east sides of these
properties. The two parcels have slopes of less than 5 percent in
the west half of the property and slopes of 10 to 12 percent in the
east portion of these properties. The past use of the old
manufactured home for drug operations has condemned the
residence and various debris remains around this structure. The
narrow low elevation portions of these lots are associated with
Cranberry Creek. The applicant wants to know what development
standards to follow or studies to include in the proposing a new
residence. These findings state regulations in effect at the time of
inspection, unless noted otherwise.
Development Regulations standards:
_Y_ The site is in the Rural Residential 5 zone. Standard building
setbacks are 25-foot front yard setback, and 20-foot side property
line 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; for this property that side yard setback is 7
or 8 feet.
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 (front 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. In this case, the location of the existing
septic system is nearby the current residence and may cause a
constraint to side yard setbacks for a development proposal.
Resource Ordinance Standards:
_N_ Slope or Landslide hazards: Slopes are less than 15 percent
adjacent to or within 300 feet of a proposed project were
observed. The applicant does not have to supply a geologic
special report during development review.
12/9/2008 Page 2 of 4 SP12008-00177
Site Inspection
12/9/2008 Case No.: SP12008-00177
_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 applicant will not need a
wetlands special report during development review.
Stream setbacks: The setbacks from Cranberry Creek
would be determined by the Mason County Resource Ordinance.
The stream setback for a type S stream is composed of a
150-foot vegetation buffer plus a 15-foot building setback closest
to the roof projection of a proposed structure. Any portion of the
new structure, including decks, balconies, and rooflines, must be
behind this setback line. The 15 feet toward the stream is an area
that may be used for lawns, patios or landscaping (development
at grade level). From that point toward the stream is considered
to be a required vegetated buffer 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.
On lot 148, the manufactured home and porch [an area of 52 ft.
long by 14 ft. wide] exists at a non-conforming distance from the
creek, far less than 165 feet. Staff measured distance of 87 feet
from the northeast corner to edge of Cranberry Creek channel.
The Resource Ordinance does provide for replacement of this
structure where it occupies area within the buffer noted above; a
provision to add 10 percent to this footprint is permitted as long as
the addition is situated on the side of this footprint away from the
creek. In this case, the footprint area occupies (52 X 14 =) 728
sq. ft. and a 10 percent increase adds 73 sq. ft., for a total of 801
sq. ft. footprint, possibly configured in the shape 14 ft. wide by 57
ft. long (still within the buffer). Any change in the footprint location
will need a variance or a buffer reduction permit review.
On lot 147, staff measured that the lot depth is no more than 200
feet deep from Cranberry Creek. With this lot depth distance, a
proposal to pursue residential development on this property would
need review of a Resource Ordinance variance. A Habitat
Management Plan (HMP), prepared by a qualified biologist, would
be required as part of the variance request to support the
proposed development. The HMP addresses impacts to the
buffer and offers measures to preserve and protect the buffer or
to mitigate impacts of the development proposal. A copy of the
Fish and Wildlife Habitat Conservation Areas chapter, including
details on the contents of an HMP and the variance public review
procedure, was given to the owner. Application for a variance to
12/9/2008 Page 3 of 4 SP12008-00177
1
Site Inspection
12/9/2008 Case No.: SP12008-00177
these standards does not guarantee approval of the development
as proposed.
As a suggestion, you may consider having the same qualified
biologist prepare a HMP study covering both lots 147 and lot 148,
to be used for a variance or a buffer reduction request on either
property, or for the enhancement of the buffer on lot 148
associated with a proposed small residence on that lot.
_Y_ Shoreline setbacks: The shoreline designation for the area
is Urban Environment per the Mason County Shoreline Master
Program and setbacks would be determined by the Mason County
Resource Ordinance. The proposed development standards for
the Shoreline Master Program are far less than the Resource
Ordinance standards mentioned above.
_Y_ Floodplain area: The east portion of these properties lie
within the floodplain area of Cranberry Creek, as shown on the
enclosed copy of the flood insurance map panel #530115 0200.
Since mid-1991, development within the floodplain is guided by
the County's Flood Damage Prevention Ordinance. A building
site that is in the floodplain on this parcel would have to be sited
to be two feet above the surrounding grade of the property and
have provisions in the foundation to permit flood flows to pass
through if needed. These aspects are typically added as
conditions to a proposed building permit. The site of much of the
improvements is outside of the floodplain area and special
conditions for development do not apply.
You would need to confirm with the Health Department what their
septic system standards are to make sure about the adequacy of
supplying a septic system and drainfield area(s). The Building
Department can help you with building code standards in
replacing or upgrade existing structures.
General process: Future site development must include a site
plan, showing all setbacks from property lines, stream alignment,
and existing and proposed improvements; this site plan will be
needed for variance request and building permit application
review.
Specific County Code 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.
12/9/2008 Page 4 of 4 SP12008-00177
S P 1<::�0Q?—DD1-7 7
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Z MASON COUNTY
PLANNING DEPT. PRE-INSPECTION APPLICATI .._._1 __
PLEASE PRINT $240.00 Fee lte r
1. Owner: BCaJn Q,t_ Applicant:
Site Address: 1 a 1 .13 1 f. 1�r n 'l Applicant Address: T
Owner Address: 9_c�. ?iox a z[e City: StL-Ui-(M St-12),ok- Zip _W5.
City:'64) (�a'iA, —St IX4, Zip 5 Phone:() 4;t10_Z11?3 day
Phone:( 6_) 0-TS LJ()S-J. day
Phone:( evening Planner:
Email Address: SMP Comp.Plan Type of Use
Water Body
2. Parcel No. 3D i-D .7 5 - 50 U i - 4"�
Parcel No. 3a 107 5 - Qs7_L- N I p
Legal Description:L_(
3. Purpose of Pre-Inspection: CAAgi ,Q,C��� �p
d.. Z&C
4. Use of building:
5. Do any of the following exist on or adjacent to property?: slope(--�altwater( lake( river( '!-'
pond( ) wetland( seasonal runoff( other( stream" seasonal creek(
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:
If you would like to be on site during inspection,please check here: YNZ ��
�. I CG1GirlC�
Return application to: Department of Community Development,Planning Division
P.O. Box 186 ����l7
Shelton,WA 98584 l `
(360)427-9670
Please include a$240.00 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
RECEIVED
Revised: 01/15/08
OCT s 2008
1 MASON COUNTY
Please illustrate below the proposed buildirg 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.
�6
i.�
L �
Departmental Review
(For Office Use Only)
Planning Department Findings:
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.
�L4
f�
Departmental Review
(For Office Use Only)
Planning Department Findings:
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