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Home My WebLink AboutSPI2012-00039 - SPI Inspections - 8/28/2012 P�ON'ST' ?le MASON COUNTY C DEPARTMENT OF COMMUNITY DEVELOPMENT M0 CA s NUPlanning Division °Y y P O Box 279, Shelton, WA 98584 (360)427-9670 1864 Site Inspection August 28, 2012 STUART A SCHNEIDER 160 LAPERDIZ CT SAN RAFAEL CA 94903 Case No.: SP120,1Z-00039 Parcel No.: 3223250 7005 Project Description: TO BE ABLE TO PROVIDE ACCURATE INFORATION TO POTENTIAL BUYERS 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. 287 if you have questions. Sincerely, Rebecca Hersha Land Use Planner Mason County Planning Department 8/28/2012 Page 1 of 4 SP12012-00039 R 1 Site Inspection ' 8/28/2012 Case No.: SP12012-00039 Comments: Parcel #'s 32232-50-87005 Below are the Planning pre-inspection (SP12012-00039) results as determined from in office review and an on-site visit (August 22nd, 2012). A. INTRODUCTION The purpose of the pre-inspection was to evaluate Planning Department issues related to the development of a residential property in Union that is situated between State Route 106 and an access easement off of Orre Nobles Road. The lot is within the Union Hood Canal Land & Improvement Plat and is covered in invasive blackberry vines. B. DEVELOPMENT REGULATIONS (ZONING) The zoning designation for the site is Rural Residential 2.5, which allows for one single family dwelling per lot that is less than 5 acres. This lot appears to be less than a quarter acre. Height Limit: 35 feet from average grade. Side Yard Setback: The minimum standard setback for any above grade structure (except fences less than 6 feet in height and temporary structures such as picnic tables) to the side property lines is 5.5* feet (10% of the lot width). An Administrative Variance ($115) may be applied for to reduce the side setback to as little as 5* feet. Front Yard Setback: The standard front yard setback is 25* feet. An Administrative Variance may be applied for to reduce the front setbacks to as little as 10* feet. The front setback (to SR 106 right of way) is measured from any structure (except fences less than 6 feet in height and temporary structures such as picnic tables) to either the front property line or the edge of the right-of-way, whichever is more restrictive. Rear Yard Setback: The standard rear yard setback is 20* feet, but an Administrative Variance may be applied for to reduce it to as little as 10* feet. A reduced front setback of less than 10 feet or a side setback of less than 5 feet would require a Development Regulations Variance (with a public hearing). * Setbacks are measured to the furthest projection of the 8/28/2012 Page 2 of 4 SP12012-00039 ' Site Inspection 8/28/2012 Case No.: SP12012-00039 structure (including decks, roof eves, steps, porches, etc). C. RESOURCE ORDINANCE Landslide, Seismic, and Erosion Hazard Areas: There are slopes of approximately 65 percent on this property, therefore a geotechnical report will be required prior to any grading, construction, clearing, retaining walls, septic drainfield installation, or other development. A Geotechnical Report prepared by a licensed Civil Engineer with specific knowledge of geotechnical engineering or a licensed Engineering Geologist shall be submitted with a checklist (enclosed) provided by the County and must meet the report requirements found in the Mason County Resource Ordinance (MCRO) section 17.01.100 (D)(5). If you propose to site a building within the Landslide Hazard Area, you will be required to record a Landslide Hazard Covenant on the Title of the property. The minimum standard setback from steep slopes is 50 feet, but you may reduce that buffer/setback upon written authorization provided by the engineer who prepares your report. This is usually attached to the report as a short letter that is signed, dated, and stamped by the engineer. Neighbors will be notified of the buffer/setback reduction, and the notice will be posted on your property. The site is also within an erosion hazard area, which will also need to be addressed within the above noted geotechnical report. FEMA Floodplains: N/A. The proposal is not within a regulated floodplain. Fish & Wildlife Habitat Conservation Areas: There are no streams, lakes, or 'priority habitats/species' in the vicinity, but a saltwater shoreline is located directly across State Route 106 (to the north). The FWHCA Chapter of the Resource Ordinance restricts development activities within 100 feet of shorelines. However, in this situation there are neighboring homes to the east and west within 150-feet of the lot lines, so the shoreline setback is determined by an imaginary line ("common line") drawn between the roof eves of the adjacent homes. Per aerial photo, the setback line appears to be about 90 feet (horizontally measured) from the road's (SR 106) centerline, but you may want to reevaluate this once the lot has been cleared of blackberry vines 8/28/2012 Page 3 of 4 SP12012-00039 i Site Inspection ' 8/28/2012 Case No.: SP12012-00039 and is walkable. You may apply to reduce this shoreline setback with a Resource Ordinance Variance and a Habitat management Plan. The setback applies to any above grade structure and any native vegetation (habitat buffer) is protected within the most waterward 75 feet of the setback. Critical Aquifer Recharge Areas: N/A. The proposal is not located in a critical aquifer recharge area. D. SHORELINE MASTER PROGRAM The entire parcel is within the 200-foot shoreline management jurisdiction. Residential development is subject to the Residential Development Chapter of the Mason County Shoreline Master Program. Please see the common line setback outlines in C above. A minimum 5 foot side yard setback is required in urban residential shoreline environments. A Shoreline Variance (and the Development Regulations Variance noted above in B) would be required to reduce this side setback to less than 5 feet. Lot coverage (impervious surfaces), including gravel driveways, is limited to 60% of the lot area. E: STORMWATER Provisions for surface/subsurface drainage control must be implemented with new construction or development on site and must not adversely impact adjacent parcels. Please consult with the Environmental Health Department if you have questions regarding septic systems. Specific standards for future development contained in County Codes 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. Thank you. Rebecca Hersha, Planner Mason County Department of Community Development 8/28/2012 Page 4 of 4 SP12012-00039 MASON COUNTY PLANNING DEPT. PRE-INSPECTION APPLICATION PLEASE PRINT S255.00 Fee Required 1. Site Address:c>2G4��^/ ,, Ownertntn� '4/`.. �O 17ev 1 Applicant: Owner Address: /b0 ��e�t Applicant Address: City6� AA�717,na— St 6 -Zip City: e —. St -- Zip- Phone:�� 7�1 �y day Phone: ( 1 — day Phone: (,dt.�T-4q9--1364 evening Phone: ( ) — / evening o Email Address: h ci vL com Email Address: Ole B7,,o S 2. Parcel#Is 22.3 - Legal Description: /J 3. Purpose of Pre-Inspection: Orr A7n/1f 4. Use of building: 5. Do any of the following exist on or adjacent to property?: slope/ saltwater( } lake O river( ) pond( } wetland O seasonal runoff O other( } stream( )seasonal creek{ ) Directions to Site:� (! /vd / /�7'�r'n r' /may e / � i�g/act r.G /�Q�4� // aturd 6sS `�/cam �x ��t7�aYS l� C Aeo- Olc at? L�/� gz- If the information is mcomp eie,then Mason County must disclaim any errors resulting from de iciencies 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. �-Ol Applicant Signature: ,a �� Date: If you would like to be on site during inspection,please check here: Return application to: Department of Community Development,Planning Division P.O.Box 186 Shelton,WA 98584 (360)427-9670 Please include a$255.00 check or money order payable to Mason County Treasurer. FOR OFFICE USE ONLY:Accepted by. - Date: MORE ON BACK SIDE I:\Community Deveiopment\PAC\SP112009 Pre-lnspection.doc I 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 ILLUSTRATIONS WILL NOT BE ACCEPTED AND WILL BE RETURNED TO THE APPLICANT. Departmental Review (For Office Use Only) Planning Department Findings: IACommunity DevelopmentlPAOSP112009 Pre-Inspection.doc I jj,.I:— r44, -: '�, r.�4 ��. 1. •. ~.er, `• ``.. !"'" � `'� is , t t^ _ \ s - - r ti t� Alt --`L. 1 .4 ' w AV _ LN ♦. . ........ .. .... t fly L. -•• _ -_yam i:� i/pli - ..,I- ,•. �y / 3 l = 1 � � 1 "let� � �,�•�� _ .�_y.•� � - r / r Ike IV f) = r i k N _ � r o- e4A o g£ kr �i yyy # } p r € p uY E � kt i