HomeMy WebLinkAboutSPI2018-00040 - SPI Letters / Memos - 4/12/2018 Case Activity Listing 12/12/2018
11:36:50AM
Case#: SPI2018-00040
Parcel#: 322334400010
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Description: PRE-INSPECTION TO DISCUSS TURNING AN EXISTING SHED INTO CABANA
Assigned Done
Activity Description Date l Date 2 Date 3 Hold Disp To By Updated Updated By
SP1A100 Site inspection 4/12/2018 5/3/2018 None DONE REB REB 5/3/2018 REB
Site Pre-inspection Notes
Project#: SPI2018-00040 for the purpose of a possible home improvement within the shoreline (converting a pre-existing shed into a cabana)on tax parcel#322334400010:
Date of Site Visit Meeting: May 3,2018
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 lot width is less than 100 feet,setbacks would equal 10%of the lot width.
An administrative variance can be applied for to get a reduction in the required 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. No projections are allowed to encroach beyond the setback line.
Height limit per Mason County Development Regulations 17.04.224.0 is 35 feet.
Garages and accessory storage buildings,e.g.sheds,etc.cannot exceed 3,000 sq.ft.in size.
Shoreline: Shoreline Designation under the Mason County Shoreline Master Program(MCSMP) 17.50.070 is Urban Residential. The Shoreline Master Program requires a 115 ft buffer/setback from the
shoreline(100 ft buffer+ 15 ft building setback).Provided,however,the Mason County Resource Ordinance(MCRO)allows for a possible reduced shoreline buffer/setback via the"common line"
provision(s):
a.Special provision for view protection on subject lots.
Applications for single-family residential construction and meeting the following conditions may have buffers and setbacks as described below:
1)Where existing residences are on both sides of and within 150 feet of the lot line of the subject lot,and no more than 200 feet from the shoreline OHWM,the setback on the subject lot is determined by an
imaginary common line drawn across the subject lot which connects the shore-side roof lines of the first adjacent existing residences.(See Figure 1).The common line set back may be more or less than 115
feet from the OHWM,provided,however,that:
(a)the buffer shall not be less than 35 ft.total(20 feet buffer width from the OHWM and an additional 15 ft.building setback in conjunction with the submittal of a Common Line Mitigation Plan(CLMP).
See Appendix B of the newly adopted Resource Ordinance for more information. The purpose of the CLMP is to mitigate for any impacts created within a shoreline buffer less than the 115 ft standard in
relation to the proposed development and to ensure that there will not be a net loss in habitat value and function of said reduced buffer.
(b)there shall be a maximum buffer of 100 feet from the OHWM with the balance of the setback established by the common line to be a building setback area.
NOTE: The replacement of a pre-existing structure(legal non-conforming)-conversion of a shed to a proposed cabana- is allowed(permitted)as long as said replacement is deemed"same for same",in
terms of size,dimensions,configuration,height and placement,etc. A scaled site plan depicting the size and location of the pre-existing structure,as well as scaled elevation drawings,shall be provided to
the County prior to the demolition so that the proponent can document it's proof of existence. The burden is on the proponent to proof the existence of pre-existing structures,otherwise,once
non-conforming structures are demolished they cannot be re-established. In short,a building permit will be required for the replacement proposal. Please be aware that if the conversion does not take place
within 5 years from the date of demolition,the structure becomes null and void and therefore cannot be re-established unless it can meet current regulations.
Geological/landslide hazards: Any slope higher than 10 vertical feet,over 15%�8.5 degrees)grade and within 300 feet of proposed development will require a Geotechnical Assessment to evaluate slope
stability on and near the site.The assessment must meet the requirements of the Mason County Resource Ordinance(MCRO)section 17.01.100 EA. The assessment must also state that the hazards of the
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12/12/2018
Case Activity Listing 11:36:50AM
Case#: SPI2018-00040
Parcel#: 322334400010
Description: PRE-INSPECTION TO DISCUSS TURNING AN EXISTING SHED INTO CABANA
a
Assigned Done
Activity Description Date I Date 2 Date 3 Hold Disp To By Updated updated By
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 MCRO
17.01.100,E7. A Geotechnical Report maybe needed if through a Geotechnical Assessment it is determined necessary,or if slopes are in excess of 40%(21.8 degrees)See MCRO 17.01.100 E. NOTE:The
property is located within a landslide hazard area. Since the replacement of the structure is"same for same",in terms of size,dimensions,configuration,height and placement,the Planning Department will
not require a geo-study,however,the Building Department may require a geo-study for load bearing capacity,etc. Please check with the Building Department at the time plan preparation/permit submittal.
Septic/Drainfield: It is strongly encouraged that you consult with our Environmental Health Department for requirements on septic system design,or impacts to existing system to make sure that it is sized
accordingly to serve the improvements as well as water connection requirements if utilities are present. Note:Further shoreline restrictions may apply towards building envelopes or expansions. For more
specific information,please contact Alex Paysse,at 360.427.9670 x279.
Floodplain: According to the future FEMA maps,it appears that the subject property is completely located within the Zone AE with a known base flood elevation(BFE)Of 14. Please coordinate with the
Building Department for FEMA requirements.
WSDOT(Washington State Dept.of Transportation): Since the pre-existing structure encroaches into the state highway(SR 106),the proponent will be responsible for contacting WSDOT and seeking
permission for the subject proposed conversion. Documentation from WSDOT shall be provided to the County at the time of building permit submittal.
PUD(Utility): Since the subject structure to be replaced is situated directly under power-lines,the proponent will need to provide documentation from the utility provider stating that they have no objection
to the proposed project. Documentation shall be provided to the Planning Department.
Thank you for meeting with the county's Development Services staff to discuss your proposed project at the subject site or letting staff conduct a reconnaissance of your land in your absence. For your use,
here is a project file memo,which highlights the issues discussed at our field meeting or observations made in the field in your absence. Disclaimer:Please note that this is a list of preliminary specific issues
discussed or observed,and is not intended to be conclusive nor preclude any subsequent permit review or final condition letter that will be provided to you when a formal application is submitted and
reviewed.
We hope that you find this information helpful and informative as you proceed through the permitting process. If you have any questions or concerns regarding these notes,please do not hesitate to contact
the appropriate staff member or myself,Ron Buckholt,directly at(360)427.9670 Ext.287.
Specific development standards contained in the County Codes may be found at the County home webpage,www.co.mason.wa.us. Thank you and we look forward to working with you.
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