HomeMy WebLinkAboutRequest for Rezone - PLN General - 4/21/2008 :PLICATION
NOTICE OF
FOR AMENDMENT TO THE MASON COUNTY COMPREHENSIVE PLAN
AND REQUEST FOR REZONE (CASE 08-01)
Notice is hereby given that the applicant, South Shore Enterprises/Rick Buechel,
has filed an application for a request to rezone a parcel,2.00 acres in size and noted
below,from Rural Residential 2.5 to Rural Commercial 3 zone within the Union
Rural Activity Center. The applicant does have specific plans for future retail/
commercial development of the property at this time.
Site address and Proiect Location: Adjacent to the west of 320 E. Dalby Rd. and west
of the intersection with State Route 106.
A complete legal description available at the County office listed below.
Date of Application: March 2008.
ro osed amendment to the Mason Count Comprehensive Plan and Request for
Thep p y p q
Rezone is subject to the public review process under the Mason County Development
Code, Section 15.09.060. This application is evaluated under the standards of the Mason
County Development Regulations Section 1.05.080, Rezone Criteria.
A PUBLIC HEARING will be held by the Mason County Planning Advisory
Commission on the request on Monday April 21, 2008 at 6:00 p.m. in the County
Commissioners Chambers, Bldg. 1,411 N. 5th Street, Shelton,WA.
A public hearing by the Board of County Commissioners will be held in mid-May
2008,when a final decision will be made. If special accommodations are needed,
please contact the Planning Department at(360)427-9670 ext.365.
Comments or questions on this request or the public review process may be sent to Allan
Borden, Department of Community Development, P.O. Box 279, Shelton WA 98584, or
(360) 427-9670 ext. 365.
Publish: April 10 and 17, 2008 (2t)
Shelton Mason County Journal
Bill to: Mason County Planning Department
P.O. Box 279, Shelton WA 98584
Notice of Application 2008
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2008 REZONE REQUESTS pt. 1
A. BACKGROUND
1. Name of proposed project, if applicable:
Evaluation of 2 applications for change in zoning designations in Mason County:
(South Shore Enterprises) Rural Residential 2.5 to Rural Commercial 3 zone change in
Union Rural Activity Center; and
(Fair Harbor Marina/Nelson)Rural Residential 5 to Rural Commercial 3 zone request in
Grapeview Hamlet to correct county mapping error.
2. Name of applicant:
Mason County
3. Address and phone number of applicant and contact person:
P.O. Box 279, Shelton, WA. 98584
(360)427-9670 ext.365 [Allan Borden]
4. Date checklist prepared:
May 9,2008
5. Agency requesting checklist:
Mason Co. Dept.of Community Development
6. Proposed timing or schedule(including phasing, if applicable):
Anticipated decision on these application requests: June 2008.
7. Do you have any plans for future expansion, or further activity related to or connected
with this proposal? If yes explain.
The rezone review occurs annually; the number of requests to be reviewed varies.
8. List any environmental information you know about that has been prepared, or will be
prepared, directly related to this proposal.
N/A
9. Do you know whether applications are pending for governmental approvals of other
proposals directly affecting the property covered by your proposal? If yes, explain.
Not aware of other proposals.
10. List any government approvals or permits that will be needed for your proposal, if known.
Washington State Office of Community Development will receive the report of approved
applications and subject properties, and the adoption of decision on those zone changes.
11. Give a brief, complete description of your proposal, including the proposed uses and the
size of the project and site.
Two applications for change in zoning designations in Mason County:
(South Shore Enterprises) Rural Residential 2.5 to Rural Commercial 3 zone change in
Union Rural Activity Center(one parcel 2.00 ac.); and
Proposed 2008 Rezone Requests pt. 1 - May 08 SEPA checklist 1
(Fair Harbor Marina/Nelson)Rural Residential 5 to Rural Commercial 3 zone request in
Grapeview Hamlet to correct county mapping error(three parcels 2.00 ac.).
12. What is the location of the proposal. If a proposal would occur over a range of area,
provide the range or boundaries of the site(s).
(South Shore Enterprises) 320 E Dalby Rd.within Union Rural Activity Center.
(Fair Harbor Marina/Nelson) 5052 E Grapeview Loop Rd. within the Grapeview Hamlet.
B. ENVIRONMENTAL ELEMENTS:
1. EARTH:
a. General description of the site(circle one): Flat,rolling,hilly, steep slopes, mountainous,
other hilly.
b. What is the steepest slope on the site(approximate percent slope)?
(South Shore Enterprises) 10 percent.
(Fair Harbor Marina/Nelson) 5 percent.
C. What general types of soils are found on the site(for example, clay, sand, gravel,peat,
muck)? If you know the classification of agricultural soils, specify them and note any
prime farmland.
(South Shore Enterprises) sand, gravel,silt, and clays.
(Fair Harbor Marina/Nelson) sand,gravels, silts.
d. Are there surface indications or history of unstable soils in the immediate vicinity? If so,
describe.
No indications or history.
e. Describe the purpose, type, and approximate quantities of any filling or grading proposed.
Indicate source of fill.
(South Shore Enterprises) filling for building location and stormwater facility.
(Fair Harbor Marina/Nelson) N/A.
f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe.
N/A
g. About what percent of the site will be covered with impervious surfaces after project
constructions (for example, asphalt or buildings)?
Addressed by Floor Area Ratio by applicable zone.
h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any:
New development is conditioned for temporary and permanent erosion control.
2. AIR:
a. What types of emissions to the air would result from the proposal (i.e. dust, automobile,
odors, industrial wood smoke)during construction and when the project is completed? If
any, generally describe and give approximate quantities, if known.
Some air impacts from dust and fumes expected with site development and new land uses.
Proposed 2008 Rezone Requests pt. 1 - May 08 SEPA checklist 2
b. Are there any off-site sources of emissions or odor that may affect your proposal? If so,
generally describe.
N/A
C. Proposed measures to reduce or control emissions or other impacts to air:
Replanting areas to provide separation buffers and lessen resulting dust and fumes.
3. WATER:
a. Surface:
1)Is there any surface water body on or in the immediate vicinity of the site(including
year-round and seasonal streams,saltwater,lakes,ponds,wetlands)? If yes,describe type
and provide names. If appropriate, state what stream or river it flows into.
(South Shore Enterprises) stream and wetland critical areas.
(Fair Harbor Marina/Nelson) shoreline critical areas.
2)Will the project require any work over,in,or adjacent to(within 200 feet)the described
waters? If yes,please describe and attach available plans.
(Fair Harbor Marina/Nelson) any proposed work on marina will need county review.
3)Estimate the amount of fill and dredge material that would be place in or removed from
surface water or wetlands and indicate the area of the site that would be affected. Indicate
the source of fill material.
(Fair Harbor Marina/Nelson) any proposed work on marina will need county review.
4)Will the proposal require surface water withdrawals or diversions? Give general
description,purpose,and approximate quantities if known.
N/A
5)Does the proposal lie within a 100-year floodplain? If so,note location on the site plan.
Designated 100-year floodplains occur on Fair Harbor/Nelson parcels.
6)Does the proposal involve any discharges of waste materials to surface waters? If so,.
describe the type of waste and anticipated volume of discharge.
N/A
b. Ground:
1)Will ground water be withdrawn,or will water be discharged to ground water? Give
general description,purpose, and approximate quantities,if known.
Water may be drawn as water supply for new land uses;proper water adequacy is required
prior to proposed development.
2)Describe waste material that will be discharged into the ground from septic tanks or
other sources,if any(for example, Domestic sewage: industrial,containing the following
chemicals . . .; agricultural,etc.).
Domestic sewage from proposed land use development.
C. Water Runoff(including storm water):
1)Describe the source of runoff(including storm water) and method of collection and
Proposed 2008 Rezone Requests pt. 1 - May 08 SEPA checklist 3
disposal, if any(include quantities, if known). Where will this water flow? Will this
water flow into other waters? If so, describe.
Stormwater control and collection will be part of any proposed development.
2)Could waste materials enter ground or surface waters? If so, generally describe.
Sewage could be applied in the ground in approved new septic systems.
d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any:
Proper erosion control,replanting disturbed area and effective functioning sewage systems.
4. PLANTS:
a. Check or circle types of vegetation found on the site:
X deciduous tree: alder,maple, aspen, other
X evergreen tree: fir, cedar,pine, other
X shrubs
X grass
X pasture
X crop or grain
wet soil plants: cattail,buttercup,bulrush, skunk cabbage,other
water plants: water lily, eelgrass,milfoil, other
X other types of vegetation
b. What kind and amount of vegetation will be removed or altered?
Land clearing will be limited to areas of development.
C. List threatened or endangered species known to be on or near the site.
Listed species are known to occur in Mason County(but not necessarily on these properties),
and their presence or absence is verified with each development request.
d. Proposed landscaping, use of native plants, or other measures to preserve or enhance
vegetation on the site, if any:
Native plant retention or replanting, and minimum site disturbance is encouraged in
development proposals.
5. ANIMALS
a. Circle any birds and animals which have been observed on or near the site or are known to
be on or near the site:
birds: hawk,heron, eagle, songbirds, other. . . . . . . . . . .
mammals: deer,bear, elk,beaver, other. . . . . . . . . . . . .
fish: bass, salmon,trout,herring, shellfish, other . . . . . .
b. List any threatened or endangered species known to be on or near the site.
Listed animal species are known to occur in Mason County, and their presence or absence is
verified with each development request.
C. Is the site part of a migration route? If so, explain.
Many animal species have migration routes in Mason County.
d. Proposed measures to preserved or enhance wildlife,if any:
Proposed 2008 Rezone Requests pt. 1 - May 08 SEPA checklist 4
Native plant retention or replanting,and minimum site disturbance is encouraged in
development proposals.
6. ENERGY AND NATURAL RESOURCES:
a. What kinds of energy(electric,natural gas,oil,wood stove,solar)will be used to meet the
completed project's energy needs? Describe whether it will be used for heating,manufacturing,etc.
Providing heating and operation of equipment that is part of the land use.
b. Would your project affect the potential use of solar energy by adjacent properties? If so,
generally describe.
No.
C. What kinds of energy conservation features are included in the plans of this proposal?
List other proposed measures to reduce or control energy impacts:
N/A
7. ENVIRONMENTAL HEALTH:
a. Are there any environmental health hazards,including exposure to toxic chemicals,risk of
fire and explosion,spill, or hazardous waste,that could occur as a result of this proposal?
If so,describe.
(South Shore Enterprises)and(Fair Harbor Marina/Nelson) Exposure to such hazards
will be reduced or abated if proposed rezone is approved.
1)Describe special emergency services that might be required.
N/A
2)Proposed measures to reduce.or control environmental health hazards,if any:
b. Noise.
1)What types of noise exist in the area which may affect your project(for example:
traffic,equipment,operation,other)?
Some noise will be associated with traffic with all new land uses,and equipment and
operation for other non-residential land uses.
2)What types and levels of noise would be created by or associated with the project on a short-
term or a long-term basis(for example: traffic,construction,operation,other)? Indicate what
hours noise would come from the site.
Traffic during construction and commercial operations.
3)Proposed measures to reduce or control noise impacts,if any:
Screening and buffering along property lines and around buildings.
8. LAND AND SHORELINE USE:
a. What is the current use of the site and adjacent properties?
(South Shore Enterprises)residential and vacant.
(Fair Harbor Marina/Nelson) commercial and residential shoreline areas.
b. Has the site been used for agriculture? If so,describe.
(South Shore Enterprises) no.
(Fair Harbor Marina/Nelson) no.
Proposed 2008 Rezone Requests pt. 1 - May 08 SEPA checklist 5
C. Describe any structures on the site.
(South Shore Enterprises) vacant.
(Fair Harbor Marina/Nelson) residence and commercial buildings.
d. Will any structures be demolished? If so,what?
N/A
e. What is the current zoning classification of the site?
(South Shore Enterprises) Rural Residential 2.5.
(Fair Harbor Marina/Nelson) Rural Residential 5.
f. What is the current comprehensive plan designation of the site?
(South Shore Enterprises) Rural.
(Fair Harbor Marina/Nelson) Rural.
g. If applicable, what is the current shoreline master program designation of the site?
(Fair Harbor Marina/Nelson) Urban Shoreline Environment.
h. Has any part of the site been classified as an "environmentally sensitive" area? If so,
specify.
(South Shore Enterprises) within stream critical areas.
(Fair Harbor Marina/Nelson) within shoreline critical areas.
i. Approximately how many people would reside or work in the completed project?
(South Shore Enterprises) 12.
(Fair Harbor Marina/Nelson) 6.
j. Approximately how many people would the completed project displace?
N/A
k. Proposed measures to avoid or reduce displacement impacts,if any:
N/A
1. Proposed measures to ensure the proposal is compatible with existing and projected land
uses and plans, if any:
Standards for development within rural or urban use designations are included within the
Comprehensive Plan and Development Regulations; if a rezone is approved,the applicable
Development Regulation standards would be part of project review for future development.
9. HOUSING:
a. Approximately how many units would be provided, if any? Indicate whether high,
middle, or low-income housing.
(South Shore Enterprises) none.
(Fair Harbor Marina/Nelson) one existing residence.
b. Approximately how many units, if any,would be eliminated? Indicate whether high,
middle, or low-income housing.
N/A
Proposed 2008 Rezone Requests pt. 1 - May 08 SEPA checklist 6
C. Proposed measures to reduce or control housing impacts, if any:
N/A
10. AESTHETICS:
a. What is the tallest height of any proposed structure(s),not including antennas;what is the
principal exterior building material(s)proposed?
N/A,reviewed by height limits of the Development Regulations.
b. What views in the immediate vicinity would be altered or obstructed?
N/A
C. Proposed measures to reduce or control aesthetic impacts,if any:
N/A;maintain or improve existing buffers and fencing.
11. LIGHT AND GLARE
a. What type of light or glare will the proposal produce? What time of day would it mainly
occur?
For requests involving commercial land uses,low lighting of buildings is anticipated.
b. Could light or glare from the finished project be a safety hazard or interfere with views?
N/A
C. What existing off-site sources of light or glare may affect your proposal:
N/A
d. Proposed measures to reduce or control light and glare impacts,if any:
Lighting shrouds and vegetation screening would lessen impacts.
12. RECREATION:
a. What designated and informal recreational opportunities are in the immediate vicinity?
(Fair Harbor Marina/Nelson)Dispersed rural activities—boating&fishing.
b. Would the proposed project displace any existing recreational uses? If so, describe.
N/A
C. Proposed measures to reduce or control impacts on recreation,including recreation
opportunities to be provided by the project or applicant,if any:
N/A
13. HISTORIC AND CULTURAL PRESERVATION:
a. Are there any places or objects listed on,or proposed for,national,state,or local
preservation registers known to be on or next to the site? If so, generally describe.
N/A
b. Generally describe any landmarks or evidence of historic,archaeological,scientific,or
cultural importance known to be on or next to the site.
N/A
C. Proposed measures to reduce or control impacts,if any:
N/A
14. TRANSPORTATION:
A. Identify public streets and highways serving the site and describe proposed access to the
Proposed 2008 Rezone Requests pt. 1 - May 08 SEPA checklist 7
existing street system. Show on site plans,if any.
j' (South Shore Enterprises) Dalby Rd.
(Fair Harbor Marina/Nelson) Grapeview Loop Rd.
b. Is site currently served by public transit? If not,what is the approximate distance to the
existing street system. Show on site plans,if any.
Mason County Transit serves within the county.
C. How many parking spaces would the completed project have? How many would the
project eliminate?
Commercial parking needs.
d. Will the proposal require any new roads or streets,or improvements to existing roads or
streets,not including driveways? If so,generally describe(indicate whether public or
private).
(South Shore Enterprises) upgrade existing access.
(Fair Harbor Marina/Nelson) maintain existing access.
e. Will the project use(or occur in the immediate vicinity of)water,rail,or air
transportation? If so,generally describe.
N/A
f. How many vehicular trips per day would be generated by the completed project? If
known,indicate when peak volumes would occur.
Anticipated traffic will need to be coordinated with state or county transportation agencies.
g. Proposed measures to reduce or control transportation impacts,if any:
N/A
15. PUBLIC SERVICES:
a. Would the project result in an increased need for public service(for.example: fire
protection,police protection,health care, schools,other)? If so,generally describe:
Possible increase of these services are evaluated at time of proposal review in the project
impact assessment.
b. Proposed measures to reduce or control direct impacts on public services,if any:
N/A
16. UTILITIES:
a. Circle utilities currently available at the site: electrici ,natural gas,water,refuse service,
telephone, sanitary sewer, septic s sy tem,other:
b. Describe the utilities that are proposed for the project,the utility providing the service,and
the general construction activities on the site or in the immediate vicinity which might be
needed:
N/A; all sites have access to available utilities.
C. SIGNATURE: The above answers are true and complete to the best of my knowledge. I
understand that the lead agency is relying on them to make its decision.
SIGNATURE and date submitted:
Proposed 2008 Rezone Requests pt. 1 - May 08 SEPA checklist 8
D. SUPPLEMENTAL SHEET FOR NONPROJECT ACTIONS
When answering these questions,be aware of the extent the proposal,or the types of activities likely to
result from the proposal,would affect the item at a greater intensity or at a faster rate than if the proposal
were not implemented. Respond briefly and in general terms.
l. How would the proposal be likely to increase discharge to water;emissions to air;production,
storage,or release of toxic or hazardous substances; or production of noise?
(both requests) Additional development permits(proposed construction)will be needed,
and during the review of these permits,open space and buffers determined and potential
impacts to noise,air,water supply and quality evaluated and further reduced.
Proposed measures to avoid or reduce such increases are:
Existing development regulations,further permit review,and conditions of operation will
mitigate impacts from more intensive development.
2. How would the proposal be likely to affect plants, animals,fish,or marine life?
Following approval of the rezone requests,project review using the standards of the
Development Regulations and Resource Ordinance should provide limited or positive effects
on plants,wildlife,fish and marine life. They provide additional limits to future sprawl and
compact growth provides opportunities to protect resources and avoid impacted areas.
Proposed measures to protect or conserve plants,animals,fish, or.marine life are:
The Development Regulations protect these resources through limited site clearing,
adherence to proper buffers and setbacks,limiting direct impact to critical areas,and
requiring effective stormwater management for the proposed land use.
3. How would the proposal be likely to deplete energy or natural resources?
The approval of the rezone requests will result in further vegetation removal and greater
traffic and activities at the subject properties. By concentrating growth to impacted areas
and to urban areas,lower needs for travel and extensive infrastructure result in the more
efficient use of available resources.
Proposed measures to protect or conserve energy and natural resources are:
Planning by development standards and limiting commercial growth to impacted areas in
the urban areas,project review through the Development Regulations and Resource
Ordinance will have the positive results noted above.
4. How would the proposal be likely to use or affect environmentally sensitive areas or areas
designated(or eligible or under study)for governmental protection;such as parks,wilderness,wild
and scenic rivers,threatened or endangered species habitat,historic or cultural sites,wetlands,
floodplains,or prime farmlands?
(all requests) Additional development permits(for example,proposed commercial uses)will
be needed,and during the review of these permits,open space and buffers determined and
potential impacts to noise,air,and water supply and quality evaluated and further reduced.
Proposed 2008 Rezone Requests pt. 1 - May 08 SEPA checklist 9
Proposed measures to protect such resources or to avoid or reduce impacts are:
Project review standards are established in the Development Regulations and Resource
Ordinane,which provide such protection for these critical areas by maintaining adequate
buffers, minimizing site disturbance,and providing for stormwater treatment for the
proposed land use.
5. How would the proposal be likely to affect land and shoreline use,including whether it would
allow or encourage land or shoreline uses incompatible with existing plans?
The South Shore Enterprises property is not within the shoreline management area under
review by the Mason County Shoreline Master Program.The Fair Harbor properties are
within the shoreline management area under review by the Mason County Shoreline Master
Program. Potential development will meet these commercial development standards and
those of other planning programs.
Proposed measures to avoid or reduce shoreline and land use impacts are:
The careful permit evaluation process and project development standards as noted above.
6. How would the proposal be likely to increase demands of transportation or public services and
utilities?
Once a property is approved for rezoning to a more intensive land use(commercial),some
increase in transportation needs in the rural or urban areas will result as more traffic would
be attracted to the new use in the area. This potential impact,as well as the demand for
public services and utilities,is part of the decision-making process in considering a rezone
request proposal. The Development Regulations provide the process of review for a
proposed development on that property.
Proposed measures to reduce or respond to such demand(s)are:
Project review would focus on limiting the scope or extent of new development as a result of
the rezone approval, addressing the concerns for buffers,setbacks,separation distances,
traffic, needed services, and stormwater.
7. Identify, if possible, whether the proposal may conflict with local, state,or federal laws or
requirements for the protection of the environment.
The criteria that Mason County uses in rezone request evaluation and development review
were found compliant with the State Growth Management Act. These standards would
make sure that laws and requirements at the local, state, and federal level are applied in a
timely manner to protect a wide range of values.
JAGMSHARE\DEV-REGS\comp plan amendments\2008 rezone review\rezone 2008 pt 1 SEPA may 08.doc
Proposed 2008 Rezone Requests pt. I - May 08 SEPA checklist 10