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Home My WebLink AboutSPI2013-00022 - SPI Inspections - 8/5/2013 ,` PypN S7gTF°� MASON COUNTY o A o N DEPARTMENT OF COMMUNITY DEVELOPMENT N Planning Division o Y ti P O Box 279, Shelton, WA 98584 (360)427-9670 1 64 Site Inspection August 05, 2013 TROY & JUDY WOODARD P.O. BOX 324 UNION WA 98592 Case No.: SP12013-00022 PIJ S '�37-- ' Sq Parcel No.: 322325400004 Project Description: SITE PRE-INSPECTION FOR FUTURE REMODEL OR ADDITION 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, Allan Borden Land Use Planner Mason County Planning Department 8/5/2013 Page 1 of 5 SP12013-00022 Site Inspection 8/5/2013 Case No.: SP12013-00022 Comments: Pre-inspection for Troy & Judy Woodard on Mar. 27, 2013: The pre-inspection with applicant and builder to evaluate the remodel and expansion of existing residence close to the existing bulkhead on a 0.12 acre parcel [PN: 32232-54-00004] located on State Route 106 and along the shoreline of Hood Canal. The property has a series of steps down from the highway parking level to the residence level, where a lawn area and the cabin with overwater deck are located. At the time of inspection, the area for new structure was measured for dimensions and certain setbacks. The proposed additional 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: _Y The site is in Rural Residential 2.5 zone in the Union Rural Activity Center. 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. _Y_ An exception is made for lots less than 100 feet in width, where side yard setbacks are equal to 10 percent of the lot width, but no less than 5 feet; this property has a 10 ft. side yard setback, depending on proposed building footprint. _Y_ 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: _N_ Wetland critical area: Planning staff confirmed that the parcel does not contain a wetland. In this case, the applicant will not need a wetlands special report during development review. _N_ 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. 8/5/2013 Page 2 of 5 SP12013-00022 III Site Inspection 8/5/2013 Case No.: SP12013-00022 _Y_ Slope or Landslide hazards: Slopes greater than 15 percent adjacent to or within 300 feet of a proposed project and the bankline along the state highway to the south were observed on the property. When proposing development, the applicant shall have a qualified geologist or engineering geologist visit the subject parcel and prepare a site analysis to determine whether a geologic special report (geologic assessment or geotechnical report) is needed during development review. _Y_ Slope or Landslide hazards- If the geologist confirms the need for a special report when slopes are between 15 and 40 percent, a Geologic Assessment would be needed to address slope stability, site conditions, and the other requirements of the enclosed landslide hazard chapter 17.01.100 section E. 4. as required by the Mason County Resource Ordinance. The report must include all Resource Ordinance requirements and a submittal checklist noting where these requirements are found in the study document. _Y_ Slope or Landslide hazards: The prepared special report shall be specific to proposed site development on the subject parcel by addressing clearing, grading, driveway and building location, retaining and stabilization walls, and stormwater control. This special report should be submitted at the time of residential building permit review. _Y_ 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 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 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. 8/5/2013 Page 3 of 5 SP12013-00022 Site Inspection 8/5/2013 Case No.: SP12013-00022 Staff observed the existing residence near the bulkhead and a deck that is overwater to the tidelands, with an adjacent lawn area to the east. The 40 ft. wide by 30 ft. deep cabin is situated 4 feet forward of the bulkhead and the deck extends further to 10 feet from the cabin wall (under the 2-ft. overhang). The applicant wants to expand the footprint of the residence on the south and west (towards SR106) sides of the cabin. The building can be remodeled within the existing footprint area, and the new building area should be located to meet proper side property line setbacks to the north (a minimum of 5 feet distance) and west (a minimum of 10 feet). The Shoreline Master Program does allow for this remodel and for an additional building area that is 15 feet or more back from the bulkhead. The Resource Ordinance does allow for this remodel and for an additional building area that is 35 feet back from the bulkhead. If the additions proposed remain 15 feet from the bulkhead, the greatest limitation to adding building area is the lot depth of 35 to 40 feet from the bulkhead. Due to this limitation, all potential locations of proposed construction on the parcel would not meet this setback / buffer requirement for the shoreline critical areas. A variance from the Fish and Wildlife Habitat Conservation Areas chapter may be requested to pursue further residential development on this property. A Habitat Management Plan (HMP), prepared by a qualified biologist, would be required as part of the variance request to support the proposed development. The HMP addresses impacts to the buffer and offers measures to preserve and protect the buffer or to mitigate impacts of the development proposal. A copy of the Fish and Wildlife Habitat Conservation Areas chapter, including details on the contents of an HMP and the variance public review procedure, is available. A variance request (application and HMP) is evaluated by the permit planner who assists in the public review process in front of the County Hearings Examiner. The improvements and shoreline buffer / setbacks should be clearly identified on the project site plan submitted for a variance request and building permits. Application for a variance to these standards does not PP guarantee approval of 9 the development as proposed. 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. I 8/5/2013 Page 4 of 5 SP12013-00022 I I I Site Inspection 8/5/2013 Case No.: SP12013-00022 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. 8/5/2013 Page 5 of 5 SP12013-00022 LAn all al SPI aoi3 Via. UrloAr) MASON COUNTY ACCEPTED BY S PLANNING DEPT. PRE-INSPECTION APPLICATIO PLEASE PRINT $255.00 Fee Required 1. Site Address: L.06 ` 1 L. /D Owner: �t /� �/l�� Applicant: a a Owner Address: '- Applicant Address: j / e City: U/V/off St WA /Zip City: 6&45A-f StA�4- Zip qf59 Phone: (NO ) f 519 236-0 day Phone: 06t'7 G/V j' day Phone: ) evening Phone: ( ) evening Email Address: Email Address: �d 2. Par cel Ws - Legal Description: 3. Purpose of Pre-Inspection: 9E42-ad6-6 4. Use of building: _C2-Fl< 5. Do any of the following exist on or adjacent to property?: slope (� saltwater lake O river ( ) pond O wetland O seasonal runoff O other O stream( ) seasonal creek ( ) Directions to Site: 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: GL1 Date: /✓� If you would like to be on site during inspection,please check here: , RECE Return application to: Department of Community Development, Planning Division i ° '� P n' P � g P.O. Box 186 MM 2 6 2013 Shelton, WA 98584 Please include a $255.00 check or money order payable to Mason County Treasurer. 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