HomeMy WebLinkAboutBLD2024-00349 SFR - SPI Inspections - 3/13/2024 PLANNING
Project#: SP12020-00072 to determine feasibility of uAg;Ex tprint of cabin to build a new
structure on parcel#32226-42-00211
Date of Site Visit/Meeting: July 21,2020 MAR 13 2024
Zoning:The zoning designation for the site is Rural Re�MeNWIW(RWP.9ndard setbacks for this
zone are a 25-foot front yard setback and a 20-foot setback for side and back yards.The front yard
refers to the lot line adjacent to the property access, including access easements.The setbacks are
measured from structures above grade such as roof overhangs (roof gutters), and other
structures/appurtenances, including heat pumps etc.When the lot width is less than 100 feet,
setbacks would equal 10%of the lot width.
An administrative variance can be applied for to get a reduction in the required setbacks (minimum
of 5 feet for sides, minimum of 10 feet for front and rear) if the lot meets certain criteria. Other
setbacks can apply when critical areas are present, see below.
All setbacks are measured from the furthest projection of the structure(including roof eves and
gutters).
Height limit per Mason County Code(MCC) 17.04.224.0 is 35 feet.
Stormwater Management: Project shall be in conformance with the small parcel stormwater
management requirements. A small parcel stormwater application is required for properties
creating 2,000 square feet of new impervious surface.
Shorelines: Shoreline Designation under the Mason County Shoreline Master Program (MCSMP) is
Residential. Minimum structural setback is 115 per the MCSMP Table 17.50.110-A: Buffer and
dimensional standards for shoreline Development. However,the Mason County Resource
Ordinance uses a common line provision per MCC 8.52.170(E)(3)(b),which applies in this case:
Common Line on Residential Lots.
The following are special provisions for buffers and setbacks for single family residential
development on lots created prior to December 5, 1996, and which are located on saltwater or on a
freshwater lake twenty(20) acres or larger in size.
(ii)Where an existing residence is on one side of and within one hundred and fifty feet of the lot line
of the subject lot, and no more than two hundred feet from the shoreline OHWM,the setback on
the subject lot is determined by an imaginary common line drawn from the shore-side roof line of
the existing residence and across the subject lot to a point which is the standard setback(shown in
Table 8.52.170.C)from the OHWM along the far lot line of the subject lot(Figure 5 in Appendix B); or
If the shoreline has a high degree of curvature,the administrator may use the average of the
setback from OHWM of the existing residence and the standard setback, rather than the imaginary
line between the roof lines and the standard setback, in order to establish the common line
setback(Figure 6 in Appendix B).
Note:The Common line setback required for lateral expansion on this lot is determined by using the
averaging method.The common line setback for 11991 NE North Shore Rd is the average of the
setback from the bulkhead on 11971 NE North Shore Rd and the standard setback for Residentially
Designated Shoreline,which is 115.At the time of this application, based on information provided
by the applicant,the common line setback required for footprint expansion would be between 59-
60 from the bulkhead;this would put expansion far beyond the existing footprint.
If lateral expansion was desired,the applicant would have to pursue a Shoreline Variance.
Shoreline Variances are decided upon by a Hearing Examiner with final approval with the
Department of Ecology.There is a list of criteria in the shoreline variance application that the
applicant has to prove, along with providing a Habitat Management Plan (HMP) prepared by a fish
and wildlife professional.The HMP provides mitigation for the setback reduction request and the
expanded footprint in the buffer.
Link to Appendix B: https://www.co.mason.wa.us/community-services/smp-update/resource-
ordinance-B-10022017.pdf.
Using Existing Footprint: PER MCC 17.50.120.1.b lawfully constructed structures, including legal
nonconforming structures, may continue and may be maintained, repaired, and replaced within
their footprints in accordance with the Act,this Program and other applicable regulations.
Applications for replacements for grandfathered or for legal nonconforming structures shall be
submitted within five(5)years or the date of damage.
Per MCC 17.50.120.1.d except for overwater structures, grandfathered residences may be
expanded by addition of space above the existing building footprint up to authorized heights
without a Variance. Upward expansions shall minimize impacts to existing views of the water to the
greatest extent practical. For the purpose of this subsection,footprint does not include covered or
uncovered decks, boat houses, sheds, or other appurtenances.
Floodplain:The parcel is located within the FEMA mapped floodplain zone AR with a Base Flood
Elevation of 15.00 feet. Please check with the Building Department regarding building code
requirements for elevating the first floor of living space above the BFE and for other required
prescriptive building requirements. Elevation Certificate prepared by a Wa State licensed surveyor
must accompany building permit package.
Septic/Drainfield: It is strongly encouraged that you consult with our Environmental Health
Department for requirements on septic system design,to make sure that it is sized accordingly to
serve the improvements as well as water connection requirements. Note: Further shoreline
restrictions may apply towards building envelopes or expansions. For more specific information,
please contact Environmental Health, at 360.427.9670 x400.
Septic and Water Utility Note: Septic tanks and drainfields are prohibited in protected critical
areas, such as streams, marine shorelines and hazardous slopes. Septic infrastructure maybe
placed in the protected setback area without additional permitting and environmental studies. In
the event that there is no other practicable alternative for placement, septic infrastructure may be
placed in the outer buffer with a Mason Environmental Permit and Habitat Management Plan along
with written documentation that there is no other feasible location.
Please check with the Building Department regarding buildings codes.
Thank you for meeting with the county's Development Services staff to discuss your proposed
project at the subject site or letting staff conduct a reconnaissance of your land in your absence.
For your use, here is a project file memo,which highlights the issues discussed at our field meeting
or observations made in the field in your absence. Disclaimer: Please note that this is a list of
preliminary specific issues discussed or observed, and is not intended to be conclusive nor
preclude any subsequent permit review or final condition letter that will be provided to you when a
formal application is submitted and reviewed.
I hope that you find this information helpful and informative as you proceed through the permitting
process. If you have any questions or concerns regarding these notes, please do not hesitate to
contact me directly at mwatson@co.mason.wa.us.
Specific development standards contained in County Codes may be found at the County webpage,
www.co.mason.wa.us. Thank you and we look forward to working with you.
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