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HomeMy WebLinkAboutShoreline Advisory Board -Conditional Use - BLD Letters / Memos - 7/10/1990 t MASON COUNTY DEPARTMENT of GENERAL SERVICES Mason County Bldg. III 426 W.Cedar P.O. Box 186 Shelton, Washington 98584 (206) 427-9670 building environmental health maintenance landfill parks&recreation fair/convention center planning sewer&water TRANSMITTAL DULY 10, 1,390 TO: Mason County Commiss-oners FROM: Mason County Planning Staff SUBJECT: Substantial Development, Conditional Use permits ; Olympic Vista Corporation--applicant On Tuesday June 26, 1990, the Shoreline Advisory Board met in regular session to consider the application of Olympic Vista Corporation to replace an existing approximately 392 square foot boat float with a new 550 square foot float supported by 3 existing treated pilings and a 7 ' X 10' ramp. The entire structure will extend 83' beyond the ordinary high water mark. Wendy Van Eaton-Lev presented the staff report and the meeting was open for public comment. Olympic Vista Corporation' s representative, Roy Thomas, gave reasoning for locating the enlarged float in the area illustrated on the plot plan. There are 3 pilings already in place which Olympic Vista would like to keep using for the float. Also, Mr. Thomas pointed out the infeasibility of moving the float in an easterly direction due to shallow waters. Randall Updyke, an adjacent neighbor to the west, followed with an opposing statement of concern. As an owner of a 28' tug boat that draws 5'6" of water--he feels that extension of the existing facility westward will inhibit access to his boat slip. He also stated that ebb and flood tides can run stron5with wind and water conditions becoming critical factors in docking the boat--unlike a protected harbor. When asked if there would be a problem with modifying the proposal for navigational safety, Mr. Thomas of Olympic Vista stated that it was too shallow on the east side to move the facility that direction. Motion was made to approve the permit. Concerns were raised regarding navigational problems. The motion was moved and seconded. Three board members voted for and three against--the tie breaking vote was for approval. July 10,1990 TO: Mason County Commissioners FROM: Mason County Planning Staff SUBJ: Substantial Development Permit and Conditional Use Permit - Olympic Vista Corporation Staff Report I. INTRODUCTION. This report evaluates a proposal to construct a float and ramp for joint use owners. II. APPLICANT. Olympic Vista Corporation. III. PROPERTY LOCATION. E7811 Highway 106 Union, WA; Tract 43, Section 34, Township 22 North, Range 3 WWM. IV. PROJECT DESCRIPTION. The proposal consists of replacement of an existing approximately 392 square foot boat float with a new 550 square foot float and 7' X 10' ramp. V. EVALUATIONS. S A. Characteristics of Site. The site is a residential lot which is used for joint-use vacation property only. There is a single-family sized house on site. A sliding ramp and three anchoring pilings are proposed to remain for the same function with the new float as presently being implemented with the existing float. B. Characteristics of the Area. The adjacent property to the east is undeveloped, heavily wooded bank. Adjacent property to the west is residential with a pier and dock with a boat slip which is used for a large tug boat. C. Shoreline Designation. The shoreline designation is Urban Commercial. Hood Canal is a shoreline of statewide signifigance. VI. SEPA COMPLIANCE. A Determination of Nonsignifigance was issued on May 22, 1990. One objection to the Determination has been raised due to the potential interference of the float with neighboring moorage facilities to the west. VII. OTHER PERMITS. This proposal requires a Mason County Building Permit, DOF Hydraulic Permit and a USACOE Section 10 Permit. VIII. CONCLUSION. This proposal requires a Substantial Development Permit because it is over $2500 in value and a Conditional Use Permit because Section 7. 24. 050 of the Shoreline Master Program outlines the following; marine waters adjacent to Urban Residential Environments, between one fathom and ten fathoms in depth shall be considered a Conservancy Environment; thus, necessitating the Conditional Use requirement[Ch. 7. 16pge. 28 1 . Section 7. 16. 170 of the Shoreline Master Program guides the development of floats and ramps. Design standards for boat ramps and floats are as follows : ---Ramps shall not exceed 12 feet in width. ---Ramps shall not exceed 50 feet in length, as measured from the line of ordinary high water. ---Ramps shall not exceed 18 inches in height at the line of ordinary high water, or the toe of the bulkhead. ---Floats at the end of a dock or pier may either be parallel to that dock or pier or form a "T" or "L" . In tidal water the float shall not exceed 700 square feet for two joint use owners. Additionally, as a shoreline of statewide signifigance, Section 7. 14. 110 must be considered. 1. Recognize and protect the statewide interest over local interest; 2. Preserve the natural character of the shoreline; 3. Result in long-term over short-term benefit; 4. Protect the resources and ecology of the shoreline; 5. Increase public access to publicly owned areas of the shoreline; 6. Increase recreational opportunities for the public in the shoreline; 7. Provide for any other element as defined in RCW 90. 58. 100 deemed appropriate or necessary. Staff believes that the applicant has demonstrated requirements of Chapter 7. 16. 170. Staff recommends consideration of enclosed comments and a conditional approval of the Substantial Development Permit and Conditional Use Permit with the following prerequisite obligations: 1. Erosion shall be controlled during construction and any areas disturbed should be restored to prevent erosion and other environmental impacts. 2. Waste materials from construction shall not be left on or adjacent to the shoreline. 3. Measures shall be sustained to prevent structures from contacting tidelands at low tide. IX. CHOICES OF ACTION 1. Approve Substantial Development Permit 2. Deny Substantial Development Permit 3. Conditionally approve Substantial Development Permit 4. Postpone for further information WVEL/wvel