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Home My WebLink AboutSPI2006-00261 - SPI Inspections - 10/11/2006 ON STATE MASON COUNTY k Py o �,0 DEPARTMENT OF COMMUNITY DEVELOPMENT S N Z Planning Division 7 N Y y P O Box 279, Shelton, WA 98584 (360)427-9670 1864 Site Inspection October 11, 2006 PATRIC MACDONALD 9051 11 TH ST. SEATTLE WA 98117 Case No.: SP12006-00261 Parcel No.: 122171490042 Project Description: Feasibility for new residence. 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, .A Allan Borden Land Use Planner Mason County Planning Department 10/11/2006 1 of 3 SP12006-00261 Site Inspection 10/11/2006 Case No.: SP12006-00261 Comments: A field inspection of the subject property (lot 2 and 2A) was conducted on October 6, 2006 to assess the critical areas issues relevant to future development of this parcel. The property is composed of two tracts separated east (tract 2A) and west (tract 2) by North Bay Road. Tract 2 has frontage on North Bay Rd. and State Route 3, and tract 2A has shoreline frontage on Case Inlet. Tract 2A (0.65 ac. size) contains large sections of wetland and saltwater shoreline critical areas and many different regulations affect its potential development. Few areas on the tract 2A property are unencumbered by wetlands or shoreline critical areas, and by development standards that provide for vegetation buffers and building setbacks from these critical areas. The access to the North Bay sewer system will address only one of the concerns to consider for development in the vicinity. Tract 2 (3.32 ac. size), from east to west, has no observed area of wetland, about 500 feet depth of slope at or less than 10 percent, and a western 250 feet of slope less than 15 percent along State Route 3. A better route of access to a building site is from North Bay Rd. at the southeast area. The Tract 2A property vegetation is characterized by mature Red Cedar (Thuja plicata), Black Cottonwood (Populus balsamifera), (Red Alder (Alnus rubra), Big-leaf Maple (Acer macrophyllum) and Western Hemlock (Tsuga heterophylla). Understory vegetation is primarily Salmonberry (Rubus spectabilis), Indian Plum (Oemleria cerasiformis), Salal (Gaultheria shallon), Devil's Club (Oplopanax horridus), Horsetail (Equisetum sp.), Skunk Cabbage (Lysichiton americanum), and May Lily (Maianthemum dilatum). The majority of the parcel was saturated to the surface at the time of site inspection. Soils showed a dark chroma color. Mason County Soil Survey identifies the soils of the subject parcel as McMurray Peat shallow over gravel unit. Based on these features the majority of the parcel meets the criteria for a biological wetland per the provisions of the Mason County Shoreline Master Program (SMP). Use Regulation #4 of Section 7.16.080, the Residential Development chapter of the SMP, notes that landfill for residential development...in biological wetlands is prohibited, and filling in biological wetlands is not permitted. Other regulations apply but it is significant to note the prohibitive nature of the SMP language. According to the Mason Resource Ordinance, the shoreline setback for any structure is 100 feet from the Ordinary High Water Mark (OHWM) of Case Inlet. Please note that the OHWM is at upland outer edge of the wetland when 10/11/2006 2 of 3 SP12006-00261 Site Inspection 10/11/2006 Case No.: SP12006-00261 associated with the SMP shoreline. This setback consists of an undisturbed 100-foot vegetative buffer. Encroachment by development into this setback woud require a variance from the Resource Ordinance. A Habitat Management Plan (HMP), prepared by a qualified biologist, would be required to support the variance request. The HMP addresses impacts to the buffer and offers measures to preserve and protect the buffer or mitigate impacts. A copy of the Fish and Wildlife Habitat Conservation Areas chapter is enclosed and includes details on the contents of an HMP. The wetland area located on Tract 2A property requires boundary delineation and characterization by a qualified wetland biologist. Based upon the characterization, development standards would be set forth and would determine the area available for development on Tract 4A . Given the prohibitive nature of the SMP regulations, the Resource Ordinance Wetlands chapter standards may be superceded. A proposal to develop will need the above special studies to note the course of evaluation of a project. A 3-foot wide trail through the buffer to access the shoreline is allowed; any further improvements (deck, pad, roofed structure for example) may need a Mason Environmental Permit prior to taking any action. The Tract 2 property appears to have adequate area (170 feet wide by 500 to 700 feet deep) throughout the parcel for residence and garage structures. If the building site(s) are located at or less than 100 feet from North Bay Rd., you will need to consider a proper setback from the wetlands on the east side of this county road. Attention should be made to control seasonal runoff from higher land contours so that proposed structure and septic improvements are protected from potential impacts of winter runoff or ground saturation. The zone designation for the site is Rural Residential 5. Standard building setbacks for this zone are a 25 foot front yard setback, and 20 foot side and rear yard setback (lot line setbacks). These setbacks are measured from structures above grade such as roof overhangs, balconies, decks, stairs, fuel tanks, heat pumps etc. You may contact me if you have questions or require clarification on these issues, or you wish more detailed information about the variance review. Specific standards for future development contained in County Codes may be found at the County website address http://www.co.mason.wa.us. Thank you. 10/11/2006 3 of 3 SP12006-00261 MASON COUNTY PLEASE PRINT PLANNING DEPT. PRE-INSPECTION APPLICATION ppl$205.00 Fee Required '! 11. Owner: /U of QI �e Me Awn Applicant: Site Addres�T Applicant e / Owner Address: City: St . zip'. 9 /y p Ph ne: St Zip Phone: — day �—� day Phone: evening Planu r: Email Address: SMP Co .Plan T e of Use r 2. Parcel No. � _ •Q� Water Body Parcel No. Legal Description: 0 t .5p ft 7 OF U f . S 3. Purpose of Pre-Inspection : . 4. Use of building: 5. Do any of the following exist on or adjacent to property?: slope W saltwater(#< lake( river( pond( ) wetland( •l", seasonal runoff( ) other( ) stream( seasonal creek( Directions to Site: W# /1 3 /9 ar / tnl* ,P' n Io 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. E cant Signature: ..... /l'). u Date: f,/N• d 6 If you would like to be on site during inspection,please th(velopme?nt, e: Return application to: Department of Community Dla ng Division P.O. Box 186 Shelton,WA 98584 (360)427-9670 Please include a$205.00 check or money order payable to Mason County Treasurer When completed, this form becomes part of the parcel file. FOR OFFICE USE ONLY: Accepted by: �,, J4 AAA Date: MORE ON BACK SIDE IVLAWNGVAMPRE-INSPECTION Re,ued: 01/17/06