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Home My WebLink AboutSPI2016-00097 - SPI Inspections - 10/10/2016 PS°N-STAT MASON COUNTY o A° �, DEPARTMENT OF COMMUNITY DEVELOPMENT o N Planning Division 7 N y y 615 W Alder St, Shelton, WA 98584 °� �° (360)427-9670 1864 Site Inspection October 10, 2016 OLSEN FAMILY PROPERTIES LP HWY 106 UNION WA 98592 Case No.: SP12016-00097 Parcel No.: 322314300020 Project Description: Inspection to determine feasibility of building a house and cabin on this parcel. 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, Kell McAbov Land Use Planner Mason County Planning Department 10/10/2016 Page 1 of 4 SP12016-00097 Site Inspection 10/10/2016 Case No.: SP12016-00097 Comments: Pre-inspection for NICHOLAS for the purpose of determining bWdahiiity-ofsteep parcel. Mason,GDunty does not require property to be surveyed for building permit purposes, however, for this particular parcel it is recorrrmended given the nature of the steep slopes and stream. A coordinated effort is recommended for design of the driveway, septic components-and structure location. Zoning: The zoning designation for the site is Rural Residential 5 (RR5). Standard 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 Jot width- s less than 100 feet, setbacks would equal 10% of the lotvridth. An administrative variance can be applied for to get a reduction in the-reguired 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. Heigbt limit per Mason County Development Regulations 17-04?24-C is 35 feet. 17.03-029 r Accessory Dwelling Unit Requirement- In Rural Lands, Accessory Dwelling Units (ADU) must meet the following requirements. A. The ADU shall be subject to a special use permit, unless in the shoreline jurisdiction it is subject to a shoreline permit. B. The owner of the ADU must reside on the lot in either the principal residence or ADU. _C..TheADU shall be located within 150 feet of the principal ressdence:iDr,sbail be a conversion of an existing detached stwctuFe jJ.e. garage). D_ The ADU shall not exceed 80% of the square footage of the habitable area of the primary residence or 1000 feet, whichever is smaller. E.AN setback requirements must be met by the ADU. F. All applicable health district standards for water and sewer must be met by the ADU. G_ No recreational vehicles shall be allowed as ADU. H. Only one ADU is allowed on any property. ,'i_An-additional off-street parking space must be provided for 10/10/2016 Page 2 of 4 SP12016-00097 Site Inspection 10/10/2016 Case No.: SP12016-00097 the ADU. Geological/landslide hazards: The proposed project is located within 300' of slopes greater than 40%, and therefore, a Geotechnical Report will be required to evaluate slope stability per 17.01.100 E.1. Category a. The Report must meet the requirements of the Mason County Resource Ordinance section 17.01.100 E.S. The Report must also state that the hazards of the landslide area can be overcome in such a manner as to prevent harm to property and public health and safety, and must also assure that project will cause no significant environmental impact. See Mason County Ordinance section 17.01.100, E.7. Streams: There is a Type Np (perennial non fish-bearing) stream that runs east to west through the middle of the parcel. Type Np streams require a 100 no clearing buffer plus a 15 building setback. If applicant chooses to have property surveyed, the surveyor should mark the boundaries of the 100 buffer, plus the 15' building setback. If the stream encumbers the property in such a manner that a structure cannot be built outside of the buffer/setback area, then a Resource Ordinance Variance may be applied for. Contact the Planning department for more information subsequent the survey. 17.01.170 a. Stream Crossings: All stream crossings should be discouraged and alternatives should be explored. Any private or public road expansion or construction which is proposed and must cross streams classified within this Ordinance, shall comply with the following minimum development standards: i. Bridges or arch/bottomless culverts shall be required for all Type S or F streams (which have anadromous fish habitat). Fish passage shall be provided, if necessary to address man-made obstructions on site. Other alternatives may be allowed upon a showing that, for the site under review, the alternatives would be less disruptive to the habitat or that the necessary building foundations were not feasible. Submittal of a Habitat Management Plan which demonstrates that the alternatives would not result in significant impacts to the Fish and Wildlife Habitat Conservation Area (FWHCA) may be required if the information necessary to determine if the permit requirements contained in subsection I. 5. p q has been met. The plan must demonstrate that salmon habitat will be replaced at a minimum 1 :1 ratio. ii. Crossings shall not occur in salmonid spawning areas unless no other reasonable crossing site exists. For new development proposals, if existing crossings are determined to adversely impact salmon spawning or passage areas, new or upgraded crossings shall be located as determined necessary 10/10/2016 Page 3 of 4 SP12016-00097 I Site Inspection � 10/10/2016 Case No.: SP12016-00097 through coordination with the Washington State Department of Fish and Wildlife and the Skokomish Tribe, the Quinault Tribe and/or the Squaxin Island Tribe; iii. Bridge piers or abutments shall not be placed either within the floodway or between the ordinary, high water marks unless no other reasonable alternative placement exists; iv. All stream crossings shall be required to pass 100 year projected flood flows, even in non-fish bearing Type Np or Ns streams. In addition, crossings for Type S or F should allow for downstream transport of large woody debris; v. Crossings shall serve multiple properties whenever possible. vi. Where there is no reasonable alternative to providing a culvert, the culvert shall be the minimum length necessary to accommodate the permitted activity. Shorelines: Shoreline Designation under the Mason County Shoreline Master Program (MCSMP) 17.50.070 is Urban. However, the proposal is to build on the upland side of SR 106, therefore shoreline setbacks do not apply. Specific development standards contained in County Codes may be found at the County web address HERE. If you have any questions please feel free to call. Thank you. 10/10/2016 Page 4 of 4 SP12016-00097 C' f -7 ( I (-c - ao�7 MASON COUNTY PLANNING DEPT. PRE-_INSPECTION APPLICATION PLEASE PRINT $255.00 Fee Required 1. Owner: Olsen �„ I /��, -,fibs LP Applicant: Robb Nicholas Site Address:0 Highway 106, Union, WA 98592 Applicant Address:6689 SE Cougar Mountain Way Owner Address: City:Bellevue St Zip98006 City: St Zip Phone: 2( 06 )38/4�-8�6�86 day 3 79 Phone:( 60 ) 0-6611 day ��`-' Phone:( evening Planner: Email Address: SUT Comp.Plan T5 Type of Use _ ein Water Body 2. Parcel No. - Parcel No. Z �) - _- 0602 Q Legal Description: To determine feasibility of building housing 3. Purpose of Pre-Inspection: on the property.This includes putting in a driveway, septic tank, well water, and either solar or wind power. 4. Use of building: Build a permanent home. 5. Do any of the following exist on or adjacent to property?: slope Q') saltwater( lake( river( pond( ) wetland( ) seasonal runoff( ) other( ) stream(X) seasonal creek( Directions to Site: Right off of Highway 106. Please contact Laura Miller at 360-549-6171 if you need better directions. She took me out there. 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: 9/:-9Z�14 If you would like to be on site during inspection,please check here: (rr) RECEIVED Return application to: Mason County Community Services,Planning Division GCT 0 3 2016 615 W.Alder Street Shelton,WA 98584 (360)427-9670 ext. 352 y - r�;:tes3ti'eet Please include a$255.00 check or money order pa a as7ate: my Treasurer When completed,this form becomes part of the arcel file. FOR OFFICE USE ONLY: Accept y: �, REGe'IV e'1 MORE ON BACK D OCT 0 4 2016 b'i 5 W. Alder Street I:\Community Development\PLANNING\PAC 2016-Permit Assistance Center Revised: 06/02/16 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. Thee, �ppe.�r fo �� (f L"+ ,�, !re �. -F►•e }, f L.4 Spa�l. 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