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HomeMy WebLinkAboutSPI2014-00039 - SPI Inspections - 7/9/2014 SrAr MASON COUNTY o P A o N DEPARTMENT OF COMMUNITY DEVELOPMENT s N Planning Division °Y y P O Box 279, Shelton,WA 98584 (360)427-9670 1864 Site Inspection July 09, 2014 TO BE KEPT IN THE FUTURE CARE LLC P O BOX 576 PARCEL FILE UNION WA 98592 Piz o Case No.: SP12014-00039 Parcel No.: 322314300090 Project Description: PLANNING DEPT. PRE-INSPECTION DETERMINE WHAT CAN BE DONE TO THE EXISTING STRUCTURES RETAIN OR DEMOLISH 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, /AllkanBordein Land Use Planner Mason County Planning Department 7/9/2014 Page 1 of 4 SP12014-00039 I Site Inspection 7/9/2014 Case No.: SP12014-00039 Comments: Pre-inspection for Gary & Pam Hanson on June 10, 2014: The pre-inspection was made to evaluate the additions or replacement to a single-family residence and small cabin on a 0.25 acre parcel [PN: 32231-43-00090] located along the shoreline of Hood Canal and west of State Route 106. The 125-ft. wide parcel is fairly level in a terrace that is about 4 feet below the highway level and has a concrete sack bulkhead adjacent to the small house, deck, covered deck, and cottage. The existing small residence is setback 5 feet from that bulkhead and the cottage residence has a 30-ft. setback to the bulkhead to the west. In the south portion of the property, there is an old shed building upland of the bulkhead. The enclosed drawing shows the location and configuration of the residence, cottage, shed, bulkhead, and deck. The proposed additional residential 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. 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.- Shoreline setbacks: The shoreline designation for Hood Canal 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, or determining the view commonline, from the roofline of the adjacent residence on each side of the subject parcel to the ordinary high water mark (OHWM) of the Hood Canal shoreline. Any portion of the new structure, including decks, balconies, and rooflines, must be 7/9/2014 Page 2 of 4 SP12014-00039 Site Inspection 7/9/2014 Case No.: SP12014-00039 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 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. The applicant inquired about possibly retaining the footprint of the residence and cabin, or adding floor areas between the two structures, but not towards State Route 106, or as a second floor in the same footprint. The development standards do limit the proposal to be reviewed. Retaining the footprints and additions to the footprint or living area must be 15 feet or greater from the bulkhead [Shoreline Master Program] (in the case of a second floor area) and 35 feet from the bulkhead for added footprint area [Resource Ordinance]. A Resource Ordinance provision will permit combining the cottage and residence footprints as one and adding a 20 percent additional area beyond the 35-foot setback from the bulkhead. The portion of the covered deck that is forward of the 15 feet from bulkhead (a roof area 6.5 feet on the north side and 9 feet on the south side and 20 feet wide = 155 sq. ft. or 13 ft. wide by 12 ft. deep) could be added to the 13-ft. wide area between the residence and cabin. Additional building area greater than the existing footprint must be outside of the buffer and setback (that is, greater than 35 ft. back from the shoreline OHWM) and could be of a size that would still meet the side yard and front yard setbacks or be approved by an administrative variance. The square footage of the residence is 1,430 and the cottage is 481; a 20 percent addition when footprints are combined is 1911 X 0.20 = 382 sq. ft. The removed shed adds 273 sq. ft. ( = 13 X 21). The non-conforming roof area of the covered deck is 155 sq. ft. Much of the added space can be proposed between the two residential structures. The setback from OHWM is measured on the water side of the concrete sack bulkhead out 3 feet forward of the highest portion of the bulkhead. Modifications of the bulkhead will need Planning Dept. review. Wetland critical area: Planning staff confirmed that the parcel does not contain certain wetlands, which are regulated 7/9/2014 Page 3 of 4 SP12014-00039 Site Inspection 7/9/2014 Case No.: SP12014-00039 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: If a stream were present, setbacks from 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. _N_ Slope or Landslide hazards: Slopes is around 10 percent adjacent to or within 300 feet of a proposed project were observed and a series of short walls are part of the bank along the shoreline. No geologic special report (geologic assessment or geotechnical report) is needed during development review. 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. 7/9/2014 Page 4 of 4 SP12014-00039 RECEIVED JUN 24 2014 spi 01 - 000 '- ACCEPTED BY MASON COUNTY PLANNING DEPT. PRE-INSPECTION APPLICATION PLEASE PRINT L / ;,n� $255.00 Fee Required 1. Site Address: b '"l l S�' uf''" " l Owner: �� 5�� 5�1►� Applicant: Owner Address: Applicant Address: City: St ZipCity: UP u� St Vr T zip P Phone: ( ) day Phone: ( Q day Phone: ( ) evening Phone: ( ) evening Email Address: Email Address: 2. Parcel #'s ��1�1/`'7 I- - 060 0 , - - Legal Description: 3. Purpose of Pre-Inspection: 0-1 C""'tz 4. Use of building: 5. Do any of the following exist on or adjacent to property?: slope ( ) saltwate lake ( ) river ( ) pond ( ) wetland ( ) seasonal runoff( ) other ( ) stream ( ) seasonal tree ( ) Directions to Site: 2((2 i /U ter' Pt7i,1-144, Ae�S�f 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: 1 r91 Ifyou would like to be on site during inspection,please check here: Return application to: Department of Community Development,Planning Division P.O. Box 279 Shelton,WA 98584 Please include a$255.00 check or money order payable to Mason County Treasurer. MORE ON BACK SIDE I:\Community Development\PAC\SPI\2012 Pre-Inspection.doc �aiuf ��Y P��,�c�al tom. uu f✓vI-tip �2070 � qua ���`�S yd D�2 : r. 1� � ko tee U�`' ,�!' 't-Cz I� ��` ( ve S cy I 4 � A sMZ 3 vs' 19 zMacZ' ( cal CD - __ ^ w CL - - - - j S ,Z f Key: �1 Audio-Visual Alarm 2-0O2 Cleanout NuWater BNR-500 ATU Tank Lc) O4 1,000 Gallon Pump Chamber O5 Valve Control Box `P � 32Z3t-+-f3- 000�o 41 C) Arrow Sep tic�esign&Landscaping 230 E.Warren Dr. UNION,WA 98592 C:3'U") r3_?ZS5 r. r. 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