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Home My WebLink AboutSPI2003-00187 - SPI Inspections - 9/24/2003 °N.STATF MASON COUNTY o PC A o N DEPARTMENT OF COMMUNITY DEVELOPMENT s N = Planning Division o Y Y P O Box 279, Shelton,WA 98584 (360)427-9670 1864 Site Inspection September 24, 2003 JOHN G CARROUGHER 7611 E ST RT 106 3516 24TH AVE CT NW Case No.: SP12003-00187 Parcel No.: 322334400010 Project Description: RENOVATION OF EXISTING HOME SEE ENCLOSED DRAWINGS CONSTRUCTION OF ACCESS ROAD AND TURN AROUND TO SERVICE WATER WELL ACROSS HWY 106 FROM HOME 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.286 if you have questions. Sincerely, Scott Lonaanecker Land Use Planner Mason County Planning Department 9/24/2003 1 of 4 SP12003-00187 Site Inspection 9/24/2003 Case No.: SP12003-00187 Comments: Pre-inspection for the Carroughers: The purposed of the pre-inspection was to evaluate issues related to a well access road to the south of SR 106, as well as renovation / remodel of an existing shoreline home. Rural Residential 5 zoning designation. Standard building setbacks for this zoning are a 25 foot front yard setback, and 20 foot side and rear yard setback. The exception to this is for lots less than one acre and under 100 feet in width. In this case side yard setbacks are equal to 10% of the lot width, but no less than 5 feet. These setbacks are measured from portions of structures over 30 inches above grade such as roof overhangs, and any structure, including heat pumps etc. Frontyard setbacks may be reduced to a minimum of 10 feet if necessary through an administrative variance process. Other setbacks can apply when critical areas are present such as streams, wetlands, steep slopes etc. The shoreline designation for the area is Urban Residential. Property description: S.R. 106 bisects the property near the shoreline into an large, steep upland portion and a small shoreline portion. A shoreline home on the property is located on a portion of the southern Hood Canal shoreline that was bulkheaded and filled waterward of the ordinary high water mark, evidently many decades ago. The shoreline to the west is natural for several hundred feet, and the shoreline to the east contains several similarly situated shoreline homes. There is also a home built on pilings, beyond the ordinary high water mark to the west. The home on the subject property, the home to the west and three homes to the east are all located less than 15 feet from the ordinary high water mark of the Hood Canal, and are considered as existing non-conforming structures since they do not meet current shoreline setbacks. A small, type 4 or 5 stream runs down through the subject property on the landward side, under S.R. 106, exiting just to the west of the existing home. There is a DNR mapped type 5 stream near the subject property, however it is difficult to determine if the mapped stream is the same that is on site. Based upon the current flow and lack of recent precipitation, the stream is likely a type 4 (perennial, non-fish bearing) stream. Shorelines / streams: Under the Mason County Shoreline Master Program (SMP), the minimum shoreline setback for Urban Residential areas is 15 feet. In this case 15 feet would be the appropriate SMP setback due to the irregularity of the shoreline, and the fact that other adjacent homes are less than 15 feet from the shoreline. Any new construction, including vertical expansion would need to be located a minimum of 15 feet from the shoreline 9/24/2003 2 of 4 SP12003-00187 Site Inspection 9/24/2003 Case No.: SP12003-00187 (measured from the face of the bulkhead). Using the shore commonline to determine shoreline setbacks would result in the same minimum 15 foot setback. Under the Mason County Resource Ordinance, section 17.01.110, the minimum shoreline setback is 35-feet (20 foot vegetated buffer, plus 15 foot building setback). The minimum 35 foot shoreline setback would be the appropriate setback for this site for the same reasons given above. This setback would also apply to new construction, however this setback only considers building footprint and not vertical expansion. Vertical expansion would be allowed within this 35 foot area as long as it maintained the minimum 15 foot SMP shoreline setback. In addition section F.1. of this ordinance allows for a 10% increase in the building footprint as long as there is no additional intrusion towards the buffer/ setback. The area shown as the master bedroom on the preliminary drawings would be an appropriate location for this 10% increase. Also, the covered porch area on the NW side of the house may be enclosed as long as there is no expansion beyond the roofline. No variance would be required to enclose this pre-existing covered porch area. Wetlands: There do appear to be some small wetlands associated with the stream on-site. Buffer impacts to the stream and wetland would need to be'addressed in a Habitat Management Plan (see section J. of the enclosed fish and wildlife ordinance). This would involve delineating and categorizing the wetland (and possibly the stream) in order to evaluate potential impacts and provide appropriate mitigation. The grading and wetland issues would be reviewed through a Mason Environmental Permit. Slopes: Due to slopes adjacent to or within 300 feet of the project a Geotechnical Report would needed for the proposed well access road, and home expansion to address slope stability and the other requirements of the enclosed landslide hazard chapter 17.01.100 section E. 5. The report must 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 the project will cause no significant environmental impact. See Mason County Code 17.01.100, E7. You may want to provide a copy of these requirements to your licensed engineer or geologist. A Landslide Hazard covenant may also need to be completed and recorded with the Mason County Auditor prior to building permit issuance if it is determined through the geological review that development activities will occur within a landslide hazard area or buffer. 9/24/2003 3 of 4 SP12003-00187 Site Inspection 9/24/2003 Case No.: SP12003-00187 If any grading / excavation is proposed in or near slopes a grading plan will be needed to show any proposed topographical changes, cuts, retaining walls etc. The proposed well access road would be reviewed under a Mason Environmental Permit to address and evaluate issues related to landslide hazards, wetlands and other critical areas impacts. No other critical areas were identified on site. If you have any questions please feel free to call. Thank you. 9/24/2003 4 of 4 SP12003-00187 07/30/2003 13:55 FAX 360 427 7798 MASON CO PERMIT CTR f 'm 16 001 MASON COUNTY PLANNING DEPT. PRE-INSPECTION APPLICATION PLEASE PRIP(T I $200.00 Fee Repulred 1. Owner:J1 Obf) G.'3-6 n�t6cn CQ rnw a her Applicant. 5a'c, Site Address:7611 WAQO<_ Un WA Applicant Address: 3151( _24- Ave Owner Address: 351(c 1-4ve Q N City: l ��' St _zip�iS'3 3 5 City: G if H ybAC. stV _zip a g 33 5 Phon :_ 2 5 3 `S 1 -(o Dlo7 day Phone: Z53 851- (oC�(o7 day Phone:_ 3( too g-60/o1 2. Parcel tLo. 3?Z33 - 000 O 51fG pho re-number Parcel Flo. i Legal Description! T 12 I OF 6 1/4 DF L07r % Planner: GBM RAM DM_ M SAL YRD + TL S �W to SMP comp- Plan Type of Use Water Body )fl'� 3. Purpose of Pre-Ins ection : Re r10va-- Dn 61 ey i-sb na hoync, w� ac 0 4. Use of Building: Pcrw nol 5. Do any of the following exist on or adjacent to property.: slope ❑ saltwater[Al lake❑ river❑ pond wetland❑ seasonal runoff❑ other❑ stream❑ seasonal creek❑ Ckf Directions to site; F►'61m (,ln l'c5Y1 1 Of, W ►►� p c_ 0 Cr 1 t rax 0. ar pX I VQ. e f t�d25 aM do n V KO 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 u � evelopment changes occur in the vicinity which affect the lot 6evaluated in this inspection, or th�Iting development of the site change after the time of inspection. Applicant Si�nature: Date: I If you would like to be on site during Inspection,please check here: L'7 RE H82003 EIVED Return applicaltion to: Department of Community Development, Planning Division SEP P.O. Box 279 Shelton, WA 98584 ��so�427-967o MCCD - PLANNING Please include a$200.00 check or money order payable to Mason County Treasurer When comple ed,this form becomes part of the parcel file. FOR OFFICE USE ONLY:Accepted by: Date: Please illustrate below the proposed building site in relation to water&property lines: MORE ON BACK SIDE f 07/30/2003 I3:55 FAX 380 427 7798 MASON CO PERMIT CTR IA002 Please illustrate below the proposed building site in relation to water and property lines: �e� erlclo�� blot p18n p��'a�l G on �he�t 4- LL �t�11n3+nar i I i 1 Departmental Review (For Office Use Only) Planning]Department Findings: I OAO AL _f .10 s,i,, �pnJT ai/Nc,dNlwo A10A.0 It �fR DLFO RiF•ERiNCiS f� la.w! \ r. / r �� .�' / fir'. � � • - ,rwv/.•�� f ' �1 1 _ _ • ! 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