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HomeMy WebLinkAboutSHR2017-00004 Hearing Port Of Grapeview Dock - SHR Letters / Memos - 11/22/2017 1 BEFORE THE HEARING EXAMINER FOR MASON COUNTY 2 Emily Terrell,Hearing Examiner 3 IZE: Port of Grapeview 4 FINDINGS OF FACT, CONCLUSIONS Shoreline Substantial OF LAW AND FINAL DECISION 5 Development/ Variance Permit 6 SHR2017-00004 7 INTRODUCTION 8 The Port of Grapeview requests a shoreline substantial development permit("SSDP"), q and shoreline variance in order to construct a new 165-foot long community dock at the Fair Harbor Marina on Case Inlet.The variance is necessary to authorize the dock 10 to exceed the County's dock length restriction. The dock has been redesigned to avoid impacts to marine life. The shoreline permit and variance are all approved subject to I conditions. 12 TESTIMONY 13 Ron Buckholt, Mason County Planner, summarized the staff report. In response to the 14 examiner,Mr.Buckholt stated the length of the community dock is proposed to be 165 feet rather than the maximum 115 feet because the area is very shallow for long 15 distances out from shore. The design will allow use of the dock at mean high tide and 16 some low tides. About 80 feet of the dock will be useful during mid-tide. The dock should improve the navigation channel and support more efficient use of the marina. 17 The dock length and design are the least impactful design feasible. 18 Roger Hansen,HHJ Architects, stated at the proposed length,about 20 feet of the dock will be useful at low tide.The dock will provide temporary moorage with no overnight 1 use. Though this project is vested,newer regulations place no limitation on the size of 20 community docks.All permits are in place and they anticipate construction in January. The new dock will accommodate commercial users and shellfish operators.The project 21 also involves reconstruction of an existing boat ramp(24' x 145'). 22 EXHIBITS 23 The exhibits identified in the Exhibits listed on page 7 of the November 13, 2017 Staff 24 Report were admitted into the record during the hearing. In addition, the following document was also admitted at the hearing: 25 Ex. 7: Pastore Comment Letter SSDP/Variance P. 1 Findings, Conclusions and Decision l FINDINGS OF FACT 2 Procedural: 3 1. Applicant. The Applicant is the Port of Grapeview. 4 2. Hearing. The Hearing Examiner conducted a hearing on the subject 5 application on November 22,2017 at 1:00 p.m., in the Mason County Commissioners 6 Meeting Room. 7 Substantive: 8 3. Project/Site Description. The application is for a 165-foot long shared community dock consisting of a 121.5-foot floating dock and a 43.5-foot gangway at 9 the Fair Harbor Marina located at 5052 Grapeview Loop Road adjacent to Fair Harbor 10 and the Shores of Case Inlet.The floating dock will consist of six,20-foot by 8-foot pre- fabricated fiberglass sections with more than 50% grating. Each float section will be 11 supported by a 10-inch diameter steel pile.The waterward end of the dock will reach- 4.3-feet in elevation with the furthest waterward steel pile placed at 4-feet. A 48-foot 12 by 5-foot grated aluminum gangway with metal railings will be attached to the floating dock and supported by one 10-inch steel pile.A total of seven piles are proposed for the 13 entire dock. Additionally, an 8-foot section-foot section of existing bulkhead wall, 14 located at ordinary high water,will be replaced with a new bulkhead section and footing to serve as a platform to connect the new gangway to a pedestrian landing and walkway 15 for ADA accessibility. 16 Due to.both the cost of the proposed dock ($250,000) and the proposed length of the 17 dock; the applicant has requested a shoreline substantial development permit and a shoreline variance in order for the length of the dock to exceed the 115' maximum for 18 community docks to 165'beyond the OHWM.Case Inlet in this location is very shallow for a long distance from shore.The extra length is necessary to allow utility of the dock 19 at low tide. 20 4. Characteristics of the Area. The surrounding area is characterized by the 21 Fair Harbor Marina,boat launch and associated parking.Commercial and single family uses hug the shoreline.Beyond the shoreline to the west is forestry land.To the east is 22 Case Inlet. Across the inlet is Treasure Island, a residential community. The shoreline designation is Urban. The Comprehensive Plan designation for this site and the 23 surrounding area is Rural.The zoning is Rural Residential 5. 24 The County issued a Determination of Non-Significance on October 10,2017(Ex. 5). 25 A comment letter in support of the project was received from Robert Pastore(Ex. 7). This project is subject to further review by other state and federal agencies.A condition of approval will require the applicant to obtain all required permits. SSDPNariance p. 2 Findings,Conclusions and Decision 1 5. Adverse Impacts of Proposed Use. As conditioned, no adverse 2 environmental impacts are anticipated. The dock has been designed to minimize environmental impacts by including steel piles and more than 50%grating.The record 3 shows no indication of eel grass or other sensitive habitat at this location. At low tide, the dock will be less than-5 feet which will allow for safe moorage without impact to 4 the seabed. The dock will improve safety and access to the navigational channel over the existing condition.The dock will also be ADA accessible.Currently,the boat ramp 5 is.not ADA accessible and users must disembark into the water to load and unload 6 vessels.All native vegetation along the shoreline will be maintained. 7 CONCLUSIONS OF LAW 8 Procedural: 9 1. Authority of Hearing Examiner. MCC 15.03.050(10) authorizes the 10 Examiner to review and issue a final decision regarding shoreline substantial development permit requests, shoreline conditional use permits and shoreline variance 11 requests. 12 Substantive: 1' 2. Shoreline Environment. The Shoreline Master Program environmental 14 designation for the site is Urban(See SMP 17.50.074.1.e). Case Inlet is a shoreline of statewide significance. 15 3. Necessity for Variance. MCC 17.50.060 Piers and Docks, condition 7 16 limits recreational piers or docks to 100 feet plus an additional 15 for community use 17 or joint use facilities.The proposed community use dock is 165 feet long,or 50 beyond the maximum allowed by code without approval of a variance. 18 4. Necessity for SSDP. A shoreline substantial development permit is 19 required for the proposal. MCC 15.09.055(A) requires a shoreline substantial development permit for any "substantial development" in the shoreline. "Substantial 20 development" is not defined in MCC Title 15, but it appears to be intended to 21 encompass any development that does not fall within the permit exemptions outlined in MCC 15.09.055(A). No exemption applies to this proposal and the proposal will 22 clearly be located within the shoreline of Case Inlet. 23 5. Permit Criteria. MCC 15.09.055(0(2)(c) requires a shoreline substantial development permit to be consistent with the Mason Shoreline Master Program and the 24 policies and procedures of Chapter 90.58 RCW(the Shoreline Management Act).The 25 Shoreline Master Program ("SMP") as composed of shoreline policies, found in Chapter IX-2 Piers and Docks and Recreational Development Policies of the Mason SSDP/Variance p. 3 Findings,Conclusions and Decision County Comprehensive Plan as well as.the Shoreline Use Regulations, Chapter 17.50 1 MCC.MCC 17.50.090 governs the criteria for variances. 2 Applicable shoreline policies and use regulations are quoted below and applied through 3 corresponding conclusions of law. 4 Comprehensive Plan Policies 5 Piers and Docks Policy No. 1: Piers and docks should be designed and located to 6 minimize obstruction of views and conflicts with recreational boaters and fisherman. 7 6. The dock has been designed to be only as long as needed to allow for safe moorage at low tide. The dock will not obstruct views from adjacent properties. The 8 dock should improve the experience of recreational boaters and shellfish operators by providing safer moorage during all tides, improving access to the navigational channel 9 and providing ADA accessibility where it is currently lacking. 10 piers and Docks Policy No. 2: Cooperative use of piers and docks are favored, 1 1 especially in tidal waters. j2 7. The project is a community dock which will be utilized by recreational 13 users,commercial users, shellfish operators and the general public. 14 Piers and Docks Policy No.3: The type, design and location of docks and piers should be compatible with the shoreline area where they are located. Consideration should be 15 given to shoreline characteristics, tidal action, aesthetics, adjacent land and water uses. 16 17 8. The proposal is to build a new dock at an existing marina to better utilize and improve the safety and efficiency of an existing boat ramp. The ramp will improve 18 access to the navigational channel and improve on-water safety. There are two other existing large docks/piers in the general vicinity. The design and location of the dock 19 is compatible with existing uses in the shoreline area. Consideration has been given to the existing natural shoreline characteristics, aesthetics and adjacent land and water 20 uses. 21 Piers and Docks Policy No.5: Mooring buoys and floats are preferred over piers and 22 docks. 23 9. The project does not include mooring buoys or floats. Mooring buoys and floats would not provide the same functionality as the proposed community dock which 24 provides for recreational, commercial, shellfish and general public use of the existing 25 boat ramp. SSDP/Variance p.4 Findings, Conclusions and Decision 1 Shoreline Management Act Policies 2 RCW 90.58.020: This policy(Shoreline Management Act policy)is designed to insure the development of these shorelines (of the state) in a manner which, while allowing 3 for limited reduction of rights of the public in the navigable waters, will promote and enhance the public interest. This policy contemplates protecting against adverse effects 4 to the public health, the land and its vegetation and wildlife, and the waters of the state and their aquatic life, while protecting generally public rights of navigation and 5 corollary rights incidental thereto. 6 10. The proposal protects shoreline ecological resources by avoiding, to the 7 extent possible, overwater shade and using steel pillars to avoid contamination. No adverse environmental impacts are anticipated. The criterion is satisfied. 8 9 RCW 90.58.020(1): Recognize and protect the state-wide interest over local interest. 10 11. The project improves shoreline ecological values as well as aesthetics, all of which promotes the state-wide interest.The project provides safe and efficient ADA 11 access from the existing boat ramp and moorage at all tide levels while protecting the seabed.The project will improve access to the navigational channel and provide access 12 to recreational and commercial users, shellfish operators and the general public. This project has private support from the Port of Grapeview and Taylor Shellfish as well as 13 funding from the Washington State Recreation and Conservation Office (Ex. 7). This 14 criterion is satisfied. 15 RCW 90.58.020(2): Preserve the natural character of the shoreline. 16 12. The proposal does not impact the natural character of the shoreline. The 17 proposal is a new community ramp located at an existing Marina. This criterion is satisfied. 18 RCW 90.58.020(3): Result in long-term over short-term benefit. 19 13. The proposal provides a long term public benefit by improving access and 20 navigation with an ADA accessible moorage accessible in all tidal conditions to many 21 different types of users. The criterion is satisfied. 22 RCW 90.58.020(4): Protect the resources and ecology of the shoreline. 23 14 As determined in Finding of Fact No. 5, the proposal will protect the resources and ecology of the shoreline.This criterion is satisfied. 24 25 RCW 90.58.020(5): Increase public access to publicly owned areas of the shorelines. SSDPNariance p. 5 Findings,Conclusions and Decision 15. As noted in Conclusion of Law .No. .6, the dock should improve the 1 experience of recreational boaters and shellfish operators by providing safer moorage 2 during all tides, improving access to the navigational channel and providing ADA accessibility where it is currently lacking.This criterion is satisfied. 3 RCW 90.58.020(6): Increase recreational opportunities for the public in the 4 shoreline. 5 16. This project will improve recreational opportunities for the public in the 6 shoreline by providing an ADA accessible dock. The dock will improve the safety, utility and efficiency of the existing boat ramp and will be accessible in all tidal 7 conditions.This criterion is satisfied. 8 Zoning Code 9 SMP Piers and Docks Use Regulation 17.50.060(1): The location and design of docks 10 and piers, as well as the subsequent use, shall minimize adverse effects on fish, shellfish, wildlife and water quality. 11 17. The proposed dock has been designed to minimize shading of the seabed. 12 Material will be non-hazardous to marine life. No eelgrass has been identified in the area. The height of the dock at low tide will allow moorage without impact to the 13 underlying seabed. The local shellfish industry supports the project (Ex. 7). This criterion is satisfied. 14 SMP Piers and Docks Use Regulation 17.50.060(2): Docks and piers shall be 15 located, designed and operated to not significantly impact or unnecessarily interfere with the rights of adjacent property owners, or adjacent water uses. Structures shall 16 be located a minimum offive feet from side property lines. Community use orjoint use 17 facilities may be located on the property line. 18. The proposed dock will not impact or interfere with the rights of adjacent 18 property owners. Structures will be located a minimum of five feet from side property lines,tough as a community use facility,the dock could be located on the property line. 19 This criterion is satisfied. 20 SMP Piers and Docks Use Regulation 17.50.060(7): Maximum overall length of a recreational pier or dock facility including float shall be only so long as to obtain a 21 depth of three feet of water as measured at mean lower low water on salt water or a 22 depth of five feet as measured from ordinary low water on lakes. The length of any pier or dock facility shall not exceed the lesser of 15 percent of the fetch or 100 feet 23 from OHWM on salt water and 50 feet on fresh water shorelines. Joint or community use facilities may be an additional 15 feet in length, and shall not exceed a depth of 24 minus five (-5)feet. 25 When sufficient depth to serve a vessel is not found at these lengths, a recreational float, with one boat slip, may be located at a depth sufficient to serve the vessel, but not S S UPNariance p. 6 Findings, Conclusions and Decision exceeding minus eight (-8)feet as measured from mean lower low water, .on marine 1 shores, and ordinary low water on lake shores. 2 19. As proposed,the dock will be 165-feet from the OHWM which exceeds the maximum permissible length of 115-feet for salt water community docks under strict 3 application of the code without approval of a variance.As proposed the dock will not 4 exceed a depth of minus five feet. According to the JARPA application (Ex. 2), the depth of the dock at its furthest waterward point is minus 4.3-feet at low tide.The length 5 of 165 feet is necessary to obtain enough water depth at its end so that it could be functional for recreational and commercial use at this subject site.This criterion is not 6 satisfied. 7 SW Piers and Docks Use Regulation 17.50.060(8): Only one dock is allowed per lot. 8 20. There are several parcels and more than one dock at the proposed facility. 9 This is the only community dock. It is unclear from the record whether the proposed dock is on a separate parcel from the adjacent docks. The proposed dock will service 10 the existing boat ramp and thereby be separated from the marina docks located on the far side of the boat ramp. 11 SW Piers and Docks Use Regulation 17.50.060(9): The width of recreational piers 12 and docks shall not exceed eight feet. 13 21. The width of the pier as proposed is eight feet.This criterion is satisfied. SMP Piers and Docks Use Regulation 17.50.060(13):Recreational piers shall be no 14 higher than 11 feet above mean higher high water. Piers and docks shall have at least 15 an eight foot span between pilings. 22. According to the staff report,the recreational pier will not be higher than 11 16 feet above the mean higher high water and the pier will have at least eight feet of span 17 between pilings.This criterion is satisfied. SW Piers and Docks Use Regulation 17.50.060(14): The surface of floating 18 structures shall be a minimum of eight inches above the surface of the water. 19 23. As proposed. 20 SMP Piers and Docks Use Regulation 17.50.060(15): All floating structures shall include intermittent supports to keep structures off the tidelands at low tide. 21 24. As proposed. 22 Variance 23 MCC 17.50.090(1): The strict application of the bulk, dimensional or performance 24 standards precludes or significantly interferes with a reasonable use of the property not otherwise prohibited by the Master Program. 25 SSDP/Variance p. 7 Findings,Conclusions and Decision 25. . . The Mason County Shoreline Master Program limits joint use dock lengths I in saltwater to 115 feet,unless the dock is commercial or industrial.The proposed dock 2 is 165 feet as measured from the bulkhead.The purpose of the longer reach is to allow for limited use of the pier in all tidal conditions. The shoreline in this area is shallow 3 for a long distance from shore. At 165 feet, approximately 20 feet of the moorage will be useable while still protecting the seabed from scouring.The proposed dock is located 4 at an existing marina and is intended to provide improved safety, efficiency and functionality of an existing boat ramp which will also improve safety and access to the 5 navigational channel.The community dock will improve access and safety for several 6 classes of users including recreational and commercial users, shellfish operators and the general public. For these reasons the denial of the variance would significantly 7 interfere with a reasonable use of the applicant's property and prevent a public benefit. 8 MCC 17.50.090(2): The hardship which serves as the basis for the granting of the variance is specifically related to the property of the applicant, and is the result of 9 unique conditions such as irregular lot shape, size, or natural features and the 10 application of the Master Program, and not,for example,from deed restrictions or the applicant's own action. 11 26. The hardship is the result of the configuration of the seabed in the vicinity 12 of the harbor. The seabed is shallow for long distances and inaccessible at lower tides without a longer pier. The pier is designed to protect the seabed while providing for 13 minimal functional access for moorage at low tide. 14 MCC 17.50.090(3): The design of the project will be compatible with other permitted 15 activities in the area and will not cause adverse effects to adjacent properties or the shoreline environment. 16 17 27. As previously determined in Finding of Fact No. 5 and Conclusion of Law No. 8,the criterion is met. 18 MCC 17.50.090(4): The variance authorized does not constitute or grant special 19 privilege not enjoyed by the other properties in the area, and will be the minimum necessary to afford relief. 20 21 28. The variance does not constitute or grant special privilege not enjoyed by others in the area.The proposal is a community dock which will be open to all members 22 of the public, including commercial users and shellfish operators. Associated with the proposed dock is an existing boat ramp that will be parallel to the dock construction. 23 Both the existing boat ramp and the proposed dock will serve recreational and commercial users. Based on Mason County GIS mapping, there appears to be a very 24 limited number of docks within this proximity. This community dock will provide 25 another opportunity for better public access to the water while reducing the need for additional private docks. The requested length of 165 feet is the minimum length SSDPNariance p. 8 Findings,Conclusions and Decision necessary for this dock to be functional for a longer duration of the day, given the 1 configuration of the seabed at this location. 2 MCC 17.50.090(5): The public interest will suffer no substantial detrimental effect. 3 29. As determined in Finding of Fact No. 5, no substantial impacts are 4 anticipated. The public will benefit from the safe access and moorage this community 5 dock will provide and from improved safety and access in the navigational channel. 6 MCC 17.50.090(6): The public rights of navigation and use of the shorelines will not be adversely affected by the granting of the variance. 7 30. There will be no detrimental effect on the public rights of navigation or the 8 use of shorelines. The project is anticipated to provide substantial public benefits in improved safety and access for navigation and in the provision of a safe, ADA 9 accessible community dock which may be used in all tidal conditions by a variety of 10 users. I I MCC 15.09.055(C): Required Review: The Hearing Examiner shall review proposed development according to the following criteria: 12 1. The development does not conflict with the Comprehensive Plan and meets 13 the requirements and intent of the Mason County Code, especially Title 6, 8, and 16. 14 2. Development does not impact the public health,safety and welfare and is in 15 the public interest. 16 3. Development does not lower the level of service of transportation and/or 17 neighborhood park facilities below the minimum standards established within the Comprehensive Plan. 18 31. The project has no perceptible impact on level of service standards. It is 19 consistent with the comprehensive plan as demonstrated by its compliance with the shoreline policies quoted above,which are the most directly applicable comprehensive 20 plan policies. With the approval of the subject shoreline permits the project has 21 achieved consistency with the County's zoning regulations. As the project significantly improves the public safety and welfare of the currently existing facilities and has no 22 significant adverse impacts associated with it,it does not adversely affect public health safety and welfare and the project is in the public interest. The proposal complies with 23 Title 8, Environmental Review, since a SEPA MDNS was properly issued for the project. There is nothing to suggest the project would violate the sanitary standards of 24 Title 8 and no subdivision is involved that would implicate any Title 16 regulation. 25 SSDP/Variance P. 9 Findings, Conclusions and Decision DECISION 1 2 The Shoreline Substantial Development and Variance are approved for the proposal as described in Ex. 1-6, subject to the following conditions: 3 1. Erosion control measures must be in place prior to any clearing, grading, or 4 construction. These control measures must be effective to prevent soil from being carried into surface water by stormwater runoff. Sand, silt, clay particles and soil 5 will damage aquatic habitat and are considered pollutants when discharged to 6 waters of the state. 7 2. During construction, all release of oils, hydraulic fluids, fuels, other petroleum products, paints, solvents and other deleterious materials must be contained and 8 removed in a manner that will prevent their discharge to waters and soils of the q state.The cleanup of spills should take precedence over all other work on the site. 3. Proper disposal of construction debris must be on land in such a manner that debris cannot enter Case Inlet or cause water quality degradation of state waters. ll 4. All trenches,depressions or holes created shall be backfilled prior to inundation by 12 water. 13 5. All stormwater discharges must be constructed in a manner that will not cause 14 scouring on the beach. 15 6. Chemically treated wood for in-water construction is prohibited, as treated wood can contaminate nearby sediment and cause toxicity for aquatic organisms. 16 17 7. Dock must meet the minimum five foot sideyard setback from side property line. 18 8. Dock is limited to the square footage proposed on the site plans.Surface of floating structures shall be a minimum of eight inches above the surface of the water. 19 9. Floatation for the structure shall be entirely enclosed and contained to permanently 20 prevent the breakup or loss of the floatation material into the water. 21 10. Hydraulic Project Approval from the Washington state department of Fish and 22 Wildlife shall be obtained prior to work within the shore. 23 11. All native wetland and upland vegetation along the shoreline to be retained as proposed. Invasive species may be removed. 24 25 12. Proponent shall obtain all necessary state and federal permits prior to the commencement of any work. SSDPNariance P. 10 Findings, Conclusions and Decision Dated this 1 lth day of December 2017. 1 2 c l 3 Emily Terre l 4 Mason County Hearing Examiner 5 APPEAL TO STATE SHORELINES HEARINGS BOARD 6 Any person aggrieved by the granting, denying, rescission or modification of the 7 shoreline substantial development permit may seek review from the Washington State Shoreline Hearings Board by filing an original and one copy of request for the same 8 with the hearings board within twenty-one days of receipt of the final decision by the 9 hearing examiner. The request shall be in the form required by the rules for practice and procedure before the State Shoreline Hearings Board.Concurrent with the filing of 10 request for review with the hearings board,the person seeking review shall file a copy of the request for review with the Department of Ecology, the Attorney General and 11 the hearing examiner. Hearing board regulations are contained in Chapter 461-08 WAC. The variance decision is subject to approval by the Department of Ecology as 12 regulated by Chapter 90.58 RCW. 13 14 15 16 17 18 19 20 21 22 23 24 25 SSDPNariance P. 11 Findings, Conclusions and Decision Mason County Department of Planning Building VIII x 615 W. Alder Street Shelton, Washington 98584 x (360) 427-9670 November 13,2017 TO: Mason County Hearing Examiner FROM: Planning Staff—Ron Buckholt, 360.427.9670 ext. 287 RE: Mason County Shoreline Substantial Development& Shoreline Variance (SHR2017-00004). STAFF REPORT I. APPLICANT.The applicant is the Port of Grapeview. II. PROPERTY LOCATION. The property is located at 5052 Grapeview Loop Road,adjacent to Fair Harbor and the shores of Case Inlet. III. LEGAL DESCRIPTION:Parcel#121055100900. IV. EVALUATION. PROPOSAL:The application is for a 165'foot long shared community dock consisting of a 121.5 ft.floating dock and a 43.5 ft.gangway. The floating dock will consist of six,20 ft.by 8 ft.pre- fabricated fiberglass sections with more than 50%grating. Each float section will be supported by a 10 inch diameter steel pile. The waterward end of the dock will reach-4.3 ft.in elevation with the furthest waterward steel pile placed at-4 ft. A 48 ft.by 5 ft. grated aluminum gangway with metal railings will be attached to the floating dock and supported by one- 10 inch steel pile. A total of seven piles are proposed for the entire dock. Furthermore,an 8 ft.section of existing bulkhead wall,located at ordinary high water,will be replaced with a new bulkhead section and footing to serve as a platform to connect the new gangway to a pedestrian landing and walkway for ADA accessibility. Due to both the cost of the proposed dock($250,000)and the proposed length of the dock,the applicant has requested a shoreline substantial development permit and a shoreline variance in order for the length of the dock to exceed the 115'maximum for community docks to 165'beyond the OHWM. A. Characteristics of the site and area: The subject site is one of many parcels making up the Port of Grapeview(Fair Harbor Marina). The port consists of a marina,boat launch and associated parking. B. Zoning: The zoning is Rural Residential 5. Varstfrpt/GBM C. Comprehensive Plan Designation. The Mason County Comprehensive Plan designation for the site is Rural. D. Shoreline Master Program Designation. The Shoreline Master Program environmental designation for the site is Urban per SMP 17.50.074 Ld. Case Inlet is a Shoreline of Statewide Significance. E. SEPA Compliance:A Mitigated DNS was issued on 10/10/2017. F. Other Permits:A Mason County Building Permit,Mason Environmental Permit,Habitat Management Plan,JARPA-HPA. The proponent is responsible for obtaining the necessary state and federal permits as well. SHORELINE MANAGEMENT PROGRAM The Shorelines Management Act of 1971 states,"The Legislature declares that the interest of all of the people shall be paramount in the management of shorelines of statewide significance."The department,in adopting guidelines for shorelines of statewide significance,shall give preference to uses in the following order of preference which: 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 deemed in RCW 90.58.100 deemed appropriate or necessary. The proposal meets the above criteria, especially number 1,5 and 6, and should therefore receive a preference as a use. V. ANALYSIS: The community dock facility is not exempt from a Shoreline Substantial Development Permit (WAC 173-27-040(2)(h)(ii))because the fair market value of the dock on salt water exceeds the $7,047 threshold.Chapter 17.50 Mason County Shoreline Master Program Use Regulations and the Chapter IX Mason County Comprehensive Plan Shoreline Management Program guide in the review of the proposal.The following Policies and Use Regulations apply to dock construction: PIERS AND DOCKS POLICIES: (1) Piers and docks should be designed and located to minimize obstruction of views and conflicts with recreational boaters and fisherman. (2) Cooperative uses of piers and docks are favored,especially in tidal waters. (3) The type,design and location of docks and piers should be compatible with the shoreline area where they are located.Consideration should be given to shoreline characteristics,tidal action,aesthetics,adjacent land and water uses. Staff response: This dock has been designed and located to minimize obstruction of views and conflicts with recreational boaters and fishermen. This proposed salt water community dock is being located along a section of shore within Case Inlet, adjacent to Fair Harbor. There are two(2)other existing large docks/piers in the general vicinity of this water body (unknown if these two docks are in private or public ownership). The design and location of this dock is compatible with the Varstfrpt/GBM shoreline area where it is located next to an existing boat marina. Consideration has been given to the existing natural shoreline characteristics, aesthetics and adjacent land and water uses. PIERS AND DOCKS USE REGULATIONS: (1)The location and design of docks and piers,as well as the subsequent use,shall minimize adverse effects on fish,shellfish wildlife and water quality. (2)Docks and piers shall be located,designed and operated to not significantly impact or unnecessarily interfere with the rights of adjacent property owners or adjacent water uses. Structures shall be located a minimum of five feet from side property lines. (7)Maximum overall length of a recreational pier or dock facility shall not exceed 15 percent of the fetch or 100 feet on salt water shorelines. Joint or community use docks may be an additional 15 feet in length,and shall not exceed a depth of minus 5(-5)feet. (8)Only one dock is allowed per lot. (9)The.width of recreational piers and docks shall not exceed eight feet. (13)Recreational piers shall be no higher than 11 feet above mean higher high water.Piers and docks shall have an at least eight foot span between pilings. (14) The surface of floating structures shall be a minimum of eight inches above the surface of the water. (15) All facilities shall be constructed and maintained in a safe and sound condition. Staff response: (1) The location and the design of the dock facility as well as its subsequent use will minimize adverse effects on fish, wildlife and water quality. An approved Habitat Management.Plan will be implemented. Approximately 60%of the dock will be grated in order to allow for natural light penetration. (2) It has been located and designed to not impactor interfere with the rights of adjacent property owners or adjacent water uses. The dock will be located the minimum 5'from the property line to the west. (7) The proposed modification to this use regulation is to extend the length of the dock to 165 feet from the OHWM. Saltwater shared community docks are limited to 115 feet from the OHWM if it doesn't exceed minus 5'depth of water at the end of the dock. The need for this modification is explained throughout the Variance application and criteria responses.Staff would like to point out in this proposal, even at 165'beyond the OHWM, the dock does not exceed a depth of minus 5'. According to the JARPA application, a depth of the dock at its furthest waterward point is minus 4.3'. It is clear to staff that the intent of the regulation was to allow the dock at a distance out into the water to obtain enough water depth at its end so that it could be functional for recreational and commercial use at this subject site. (8)Only one community shared dock is proposed at this facility. (9)The width of recreational piers and docks will not exceed eight feet. (13)Recreational community dock will not be higher than 11 feet above mean higher high water. Piers and docks will have at least an eight foot span between pilings. (14) The surface of the float shall be a minimum of eight inches above the surface of the water. (15) The facility will be constructed and maintained in a safe and sound condition. The purpose of a Variance Permit is strictly limited to granting relief to specific bulk,dimensional or performance standards set forth in the Master Program,where there are extraordinary or unique V arstfrpt/GBM circumstances relating to the property such that the strict implementation of the Master Program would impose unnecessary hardships on the applicant or thwart the policies set forth in RCW 90.58.020. Variance Permits for shoreline development may be authorized provided the applicant can demonstrate all of the following: (1) That the strict application of the bulk,dimensional or performance standards set forth in the Master Program precludes or significantly interferes with reasonable use of the property not otherwise prohibited by the Master Program; Community docks are normally limited to 115 feet from the OHWM, applicants are requesting this variance because their property is somewhat unique in that the low tides at the subject site can be very shallow. The requested increase in the length of the proposed dock would allow for more use, in terms of duration of time,for both high and a portion of low tides. At the lowest of tides, the proposed dock, even with the requested length extension of 165 feet, will rest upon the beach, subsequently, not being able to provide mooring during certain windows of time. The extended dock length would allow boaters a larger window of opportunity to moor their boats to the dock while they retrieve their boat trailers parked on the opposite side of the street(Grapeview Loop Road). The applicants feel this extended length would be adequate for more opportunity and safer access to the water while imposing minimal impact on the environment through the implementation of a Habitat Management Plan (approved through the SEPA process). (2) That the hardship which serves as a basis for the granting of the variance is specifically related to the property of the applicant and is the result of unique conditions such as irregular lot shape,size or natural features and the application of the Master Program,and not,for example from deed restrictions or the applicant's own actions; There is a very limited number of docks within proximity of the subject site. Given the low tides associated with this area of Case Inlet, the proposed extended dock length will make for a more functional and safe shoreline access,particularly for boaters. At the customary 115 foot dock length for community docks, the dock would be less functional during the full windows of low tides. The extended dock length will provide for more hours of use during the course of the day rather than being limited to just the windows of mean and high tides. (3) That the design of the project will be compatible with other permitted activities in the area and will not cause adverse effects to adjacent properties or the shoreline environment; Fair Harbor marina is enjoyed by both public and private users.Activities include swimming, wading, boating, waterskiing and fishing, etc. The proposed dock has been thoughtfully designed in such a way to protect shoreline habitat by spanning over and across shoreline area. The extended dock length will allow for more boats to moor to said dock, instead offloating around the marina(anchored), subsequently blocking access and creating hazardous conditions for boat maneuvering. If approved, this variance will allow the dock to be constructed with the least amount of disruption to the shoreline environment through a previously approved Habitat Management Plan.Additionally, approval of this variance and construction of this dock may result in greater protection of the shoreline by directing human activity away from shoreline habitat. (4) That the variance authorized does not constitute a grant of special privilege not enjoyed by the other properties in the area and will be the minimum necessary to afford relief, The variance does not grant special privileges not enjoyed by other properties in the area, as this is a shared facility open to the general public. Associated with the proposed dock is an existing boat ramp that will be parallel to the dock construction. Both the existing boat ramp and the proposed dock will serve recreational and commercial users. Note: The proponent has plans to re-do and realign the aging boat ramp at a later date to improve functionality of recreational and commercial boat access. Extreme low tides within this region create unique challenges on this property which the applicants believe can be addressed and accommodated for through approval of this variance. Based on Mason Varstfrpt/GBM County GIS mapping, there appears to be a very limited number of docks within this proximity. This community dock will provide another opportunity for better public access to the water. The Shoreline Master Program encourages shared docks versus single individual private docks. Shared community docks are much less disruptive to the shoreline environment. The requested length of 165 feet is the minimum length necessary for this dock to be functional for a longer duration of the day,given the low tide situation. (5) That the public interest will suffer no detrimental effect. The public interest will not be detrimentally affected by the length requested in this variance. At 165 feet, the dock will be able to function during mean, high tides and portions of low tides,providing for a longer time duration and opportunity for boat users and general public accessibility.At mid-tide, the dock will allow for approximately 80 feet of mooring space. The requested dock length may in fact protect public interest further by improving navigation channels. The extended dock will provide for ample boat mooring opportunities versus having boats randomly anchored in the water blocking boat passages associated with the marina, which is a common condition absent of a community dock. The public interest will suffer no substantial detrimental effect because the dock's proposed length and design will impose minimal impact on the environment and improve both access and use of the shoreline by the surrounding neighbors and the general public. The public interest in shoreline protection, use and navigation are all better protected by the design of thisproject. Variance Permits for development that will be located either waterward of the ordinary high water mark,or within wetlands,may be authorized provided the applicant can demonstrate,in addition to items 1-5 above,that; (6) The public rights of navigation and use of the shorelines will not be adversely affected by the granting of the variance. The requested dock length will enhance public rights of navigation by improving navigation channels. The extended dock will provide for ample boat mooring opportunities, which should reduce the number of boats randomly anchored in the marina water blocking boat passages. Navigation will not be hindered because the dock will only extend approximately 30 feet waterward from the end of the existing boat ramp and only as far waterward as the existing adjacent Fair Harbor Marina. The public interest will suffer no substantial detrimental effect because the dock's proposed length and design will impose minimal impact on the environment and improve both use and access of the shoreline for the surrounding neighbors and the general public. The public interest in shoreline protection, use and navigation are all better protected by the design of this project. In the granting of all variance permits,consideration shall be given to the cumulative impact of additional requests for like actions in the area.For example,if variances were granted to other developments in the area where similar circumstances exist the total of the variances should also remain consistent with the policies of RCW 90.58.0210 and should not produce substantial adverse. effects to the shoreline environment. The cumulative impact of additional requests for like actions in the Case Inlet area has been considered by staff It is possible that like requests may be made because of the low tide and extreme low tide shallow depth conditions within this region of water. Avery limited number of docks currently exist within this proximity, due to these common shallow depths caused by the low tides and extreme low tides. This proposed dock will provide a safe and functional opportunity for the public to gain access to the water. VI.CONCLUSION: Type III review for permit applications require that the Hearings Examiner evaluate the proposal for consistency with the County's Development Code,adopted plans and regulations.The Hearing Examiner shall review the proposal according to the following criteria: Varstfrpt/GBM 1) The development does not conflict with the Comprehensive Plan and meets the requirements and intent of the Mason County Code,especially Title 8,14,15 and 17. 2) The development does not impact public health,safety and welfare and is in the public interest. 3) The development does not lower the level of service of transportation and/or neighborhood park facilities below the minimum standards established within the Comprehensive Plan and meets the requirements and intent of the Mason County Code. Staff has verified that the proposed development does in fact comply with the Mason County Code including Title 8,14,15 and 17.The project will not lower the level of service of transportation and/or neighborhood park facilities below the minimum standards established within the Comprehensive Plan.The project will have no adverse impact on public health,safety or welfare. Public Notice procedures were followed in accordance with Mason County Title 15. Public comments were received and will be provided as exhibits at the public hearing. The granting of this variance is necessary for the construction of the proposed dock.The dock will allow for safe access to the water at the Port of Grapeview for recreation,fishing,swimming and boating while protecting shoreline habitat. STAFF RECOMMENDATION: Based upon the proposal as presented and discussed herein,the proposal is consistent with the variance criteria detailed in the Mason County Code,Title 17.50 Zoning-Shoreline Master Program. Staff recommends approval of the proposal with the following conditions: CONDITIONS: 1) Erosion control measures must be in place prior to any clearing,grading,or construction.These control measures must be effective to prevent soil from being carried into surface water by stormwater runoff. Sand,silt,clay particles and soil will damage aquatic habitat and are considered pollutants when discharged to waters of the state. 2) During construction,all release of oils,hydraulic fluids,fuels,other petroleum products,paints, solvents and other deleterious materials must be contained and removed in a manner that will prevent their discharge to waters and soils of the state.The cleanup of spills should take precedence over all other work on the site. 3) Proper disposal of construction debris must be on land in such a manner that debris cannot enter Case Inlet or cause water quality degradation of state waters. 4) All trenches,depressions or holes created shall be backfilled prior to inundation by water. 5) All stormwater discharges must be constructed in a manner that will not cause scouring on the beach. 6) Chemically treated wood for in-water construction is prohibited,as treated wood can contaminate nearby sediment and cause toxicity for aquatic organisms. 7) Dock must meet the minimum 5' sideyard setback from side property line. 8) .Dock is limited to the square footage proposed on the site plans. Surface of floating structures shall be a minimum of eight inches above the surface of the water. 9) Floatation for the structure shall be entirely enclosed and contained to permanently prevent the breakup or loss of the floatation material into the water. 10) Hydraulic Project Approval from the Washington state department of Fish and Wildlife shall be obtained prior to work within the shore. 11) All native wetland and upland vegetation along the shoreline to be retained as proposed. Invasive species may be removed. 12) Proponent shall obtain all necessary state and federal permits prior to the commencement of any work. VII. CHOICE OF ACTION: 1. Approval of the Shoreline Variance#SHR2017-0004. Varstfrpt/GBM 2. Approve with conditions. 3. Deny(reapplication or resubmittal is permitted). 4. Remand for further information as authorized by MCC 15.09.090. LIST OF EXHIBITS: 1.Staff Report 2. Shoreline Permit Application 3. Site Plans 4.Public Notice 5.SEPA 6.Public comments Varstfrpt/GBM MASON COUNTY COMMUNITY SERVICES RECEIVED Building 8—615 W.Alder Street Shelton,WA 98584 JUN 2 9 2017 (360)427-9670—Ext. 352 C 15 W. Alder Street SHORELINE PERMIT APPLICATION PERMIT NO. <J H L.Z017. 000-4 SHORELINE SUBSTANTIAL DEVELOPMENT SHORELINE VARIANCE* DATE RECEIVED SHORELINE CONDITIONAL USE* SHORELINE EXEMPTION The Washington State Shoreline Management Act (RCW 90.58) requires that substantial developments within designated shorelines of the state comply with its administrative procedures(WAC 173-14)and the provisions of the Mason County Shoreline Management Master Program. The purpose of this Act and local program is to protect the state's shoreline resources. The program requires that substantial development(any development of which the total cost or fair market value exceeds $5,718.00 or materially interferes with the normal public use of the water or shorelines of the State be reviewed with the goals, polices, and performance standards established in the Master Program. Answer all questions completely. Attach any additional information that my further describe the proposed development. Incomplete applications will be returned. Shoreline Variances and Conditional uses have additional pages that shall be attached to this application. APPLICANT: I20 6O(L. HpyiSL M KS AttGv1 1���_.S A Mall.C- ADDRESS: 6® I ST" Pi (IMNS (street) 1�- wA- 9 S�-a 2. (city) (state) (zip) TELEPHONE: ( -0 6 f,Q, �G"11 f1"lb Vr3 2 2,— ,Quafe), (business) AUTHORIZED REPRESENTATIVE: ADDRESS: PO O X 3 (street) 6 CAP"1 LXJ 'Q 9 S-4 (city) (state) 1 (zip) TELEPHONE: { SY'" I L-) w �.S`S'2.• PROPERTY DESCRIPTION: General location(include property address,water body and associated wetlands—identify the name of the shoreline): 5-4 6,0M 6 V 1 L-LJ boos , (PV tAJ f N, L}=. 07 t �,..� 4 N 64OVS CE IP t,-T ) Tit t�- EX s-12t' 6 13 DA-r PryM to Legal description (include section, township, and range to the nearest quarter, quarter section or latitude and longitude to the nearest minute. Projects located in open water areas away from land shall provide a longitude location)—include all parcel numbers: I-A try elm /�} d� PC ���- � OW `It ot" OWNERSHIP: \' Contract Applicant Owner Lessee Purchaser (Identify) Other Owner: f "i 0 f (street) W// 0u S4' cG (city) (state) (zip) DEVELOPMENT DESCRIPTON Development(identify and describe the proposed project, including the type of materials to be used, construction methods,principle dimensions,and other pertinent information): CON Gr J'- Q IZ k►(WTV A-1-9.15T-N to C.aN G 0-9M LA.--k,LL 4- 6 1 PrY IYA 10 u M C>ftNG LAY ! �b eVARok. ( 2- 1 1 D� 1"OP W � D oC4 c,,/ 5 L Qk LDS , 7-0 l3(;- _yP°LIP6,%,\ 4 WOW 4 CONCH w►I-)I �4-1a(LfGL"�-sS Use(identify current use of property with exist improvements: Reason for requesting development: 0064t. W t LL 6 67tU 6- -Th 6" N e J t4t� ITT" � ✓��' , �o �'"��1 G?G�9`'C"� M Ord �'��� , ► l-thus 5Otrll TO M 002 To D0 CA-,, A-S V St2 S. ACKOWLEDGEMENT I hereby dec ,to the st my kno edge and belief,the forgoing information and all attached information is true and rrec . T zo 1 /NfPphIYi7�horize rC141 57-<e� ���� (d e) I:\PLANNINGICHARELL&RENEE/SHORELINEPERMIT.APP REVISED: 01-05-2005 I i I I i Publication cost is the responsibility of the applicant, Final permit processing will not occur until advertising fees have been paid to the newspaper by the applicant. The Shelton-Mason County j Journal will bill the applicant directly. I /WE understand that I /WE must sign and date the attached acknowledgment indicating and that I I j WE understand that is MY/ OUR responsibility. I /WE must submit the signed page as part of application in order for it to be considered as complete. i DATE OWNER t APPLICANT I . I i 1 i I I I I i I i i MASON COUNTY DEPARTMENT OF COMMUNITY DEVELOPMENT Building 8, 615 W.Alder Street Shelton, WA 98584 (360)427-9670 ADDITIONAL INFORMATION FOR SHORELINE VARIANCE The purpose of a Variance Permit is strictly limited to granting relief to specific bulk, dimensional or performance standards set forth in the Master Program,where there are extraordinary or unique circumstances relating to the property such that the strict implementation of the Master Program would impose unnecessary hardships on the applicant or thwart the policies set forth in RCW 90.58.020. Variance Permits for development that will be located landward of the ordinary high water mark (OHWM), except those areas designated as wetlands, may be authorized provided the applicant can demonstrate all of the following: 1. That the strict application of the bulk,dimensional or performance standards set forth in the Master Program precludes or significantly interferes with a reasonable use of the property not otherwise prohibited by the Master Program; The 165-linear foot dock is longer than the maximum allowable length for community-use facilities,per MCC 17.50.060 -Piers and Docks. 165-linear feet is necessary to allow more usable hours of the dock before grounding during low tides. At the lowest tides,the entire dock will still rest upon the beach and so the dock will only be for temporary moorage. This is not deepwater habitat. 2. That the hardship which serves as a basis for the granting of the variance is specifically related to the property of the applicant, and is the result of unique conditions such as irregular lot shape, size,or natural features and the application of the Master Program, and not, for example from deed restrictions or the applicant's own actions; The natural features of the subject property site are causing the need for a longer dock. 3. That the design of the project will be compatible with other permitted activities in the area and will not cause adverse effects to adjacent properties or the shoreline environment; The proposed project is a community joint-use dock,which is compatible with the existing use as a community-use ramp and marina on the south adjacent property. Shoreline Variance Questions Page 1 of 2 4. That the variance authorized does not constitute a grant of special privilege not enjoyed by the other properties in the area, and will be the minimum necessary to afford relief, The existing use of the subject property and south adjacent property are for community-use recreational boaters and commercial shellfishers. The proposed project would maintain these existing uses 5. That the public interest will suffer no substantial detrimental effect. The proposed project will boost public interest as the purpose of the dock is for community use. Variance Permits for development that will be located either waterward of the ordinary high water mark, or within wetlands, may be authorized provided the applicant can demonstrate, in addition to Items 1-5 above,that: 6. The public rights of navigation and use of the shorelines will not be adversely affected by the granting of the variance. The proposed project will increase the public rights of navigation and use of the shoreline. Navigation will not be hindered because the dock will extend only approximately 30 feet waterward from the end of the boat ramp and only as far waterward as the pier and ramp at the adjacent Fair Harbor Marina. In the granting of all Variance Permits, consideration shall be given to the cumulative impact of additional requests for like actions in the area. For example, if variances were granted to other developments in the area where similar circumstances exist the total of the variances should also remain consistent with the policies of RCW 90.58.020 and should not produce substantial adverse effects to the shoreline environment. Requests for varying the use to which a shoreline area is to be put are not requests for variances, but rather requests for conditional uses. Shoreline Variance Questions Page 2 of 2 ` 711 DO NOT WORK HERE o d I 1PROJECT / I I 441 \ ' \ \ Ej OATINC.DOCKS / I r J (e)HOUSE \ V \ \ t FILINGS; DOCKSGAN ' \ \ t \ REGRADE EDGE \ 1 CONIC BBULKWAY ADA PLATFORM (e)CONCWALL \ ASNECESSARY \ w/NMBER RAILINGS SIDEWALK BULKHEAD �\ \ wI(e)GRAVELS \ \ ADA SIDEWALK _IaLS.TS'8N=tL..�—}� _ \_ \ ( ' / APPROX I �+ DAYLIGHT,VERIFY \` —'�` t•----T ELEVATION-43' I �LOCAIION �•—.—. .1 --- 1 ` - - GANGWAY.— (—'—�� ' R � ,4 �� .� m to 11 S 2 1i I I � DNR LEAS oPROJECT 1 I BDAT RAMP '�-- -- "----�- LIMIT OF WORK 1 ' ' I E / ' ♦` `� I I I is / AP2.2 / -/ 4- 1 l 17-� r tt (eI DRIVE WAY I 18'-1" ( \\ TOSHELTER \ t ANDMARNE \ DOCKS \ ( 1 k \ (a)CO / �G2O�iYc ,• WALLob ,FAIR HARBOR MARINA- ) / J-DOCK AREA S1r� flAA SATE /°ut�- E�Era�oH 4-4` (e)CONCWALL (8)10'STEa FILES (5)8'x 20'FLOATIIJODOCKS,wlLEGS AND43'-812' I121' FIBERGLASS GRATING48 GANGWAY \ x-0'TYP- - — - - — - �— — - -1— - — — — --(— — - — - — — — — — -1-- - . - - - (e)DRAINAGE PPE DAYLIGHT \ \ \ ! ! ? / I ELI LLJ J43- 1 1 \ I I I 1 PREVIOUS PROJECT, s°aT 4' III ''Z 0' I 12, I4, 11 INC SIDEWALK FLUSH w1(e) I I I I I I I IALT ROADWAY,ADA .LIANT,MAX CROSS SLOPE 1.48 1 1 1 I I I I A I I I 184-11 7116' I I I I I I I I i TOP OF RUNG 23'TYP, I I I I I I I PLUS BUNG CAP I 1 1 I 117 DIA STEEL FILE,TYP - - - - -- - -ILiI I I - - - AAIHW 1 I I 1 1 FLOATING DOCK NAGS PIPE I I I I MHHW 8 MLLW 1 I I I I - - -- -- - - - ---- Seale LLWn I I I I I I I I I I I I I I Cr I I I I I I I BEACH GRADE 1 I I I I I I BEACH PROFILE AT DOCK& PI LI NGS V=i o,_o, I \ (e)CONC WALL \ I \ I I \ \ I \ 14'I-0 7132 +����i�� \ I \ PROPERTY LINE \ (e)STORM DRAIN t-31/7 '®'•1 1IT — — I — DAYLIGHT \ 47HIGHTIMBER \ GUARDRAIL \ "�'. ."-'�.•c�•,:_ _•�:Sri \ \ \ �'�•'i•• •( �:: '-=^—a'T'�': \ S x 48'ALUM - ? , r•;-7. :•, — \ I GANGWAY w/ADA 31 'rr,l!'-'�'1Nd'a+ .•7 I--�—.� GRATING o PUBLIC NOTICE NOTICE OF APPLICATION FOR SHORELINE SUBSTANTIAL DE- VELOPMENT & SHORELINE VARIANCE AND NOTICE OF PUBLIC HEARING No- PUBLIC NOTICES tice is hereby given that the Port of Grape- view has filed an application for a Shoreline 9818 October 12, 19, 26 3t PUBLIC NO- Substantial Development Permit & Shoreline TICE Variance SHR2017-00004 to construct a NOTICE OF APPLICATION FOR SHORELINE SUBSTANTIAL DEVEL- new 165-linear foot dock;and replacement of OPMENT&SHORELINE VARIANCE AND NO- an 8-foot section of existing bulkhead in or- TICE OF PUBLIC HEARING Notice is hereby der to accommodate for an associated ADA given that the Port of Grapeview has filed an platform and pathway accessibility. (These application for a Shoreline Substantial Develop- permits are required per the adopted Mason ment Permit & Shoreline Variance SHR2017- County Shoreline Master Program) Site Ad- 00004 to construct a new 165-linear foot dock; dress and Project Location: 5052 Grapeview and replacement of an 8-foot section of existing Loop Road, Grapeview, WA 98546 Parcel bulkhead in order to accommodate for an asso- Number: 12105-51-00900 Shoreline Desig- ciated ADA platform and pathway accessibility. nation: Urban/Adjacent Zoning: Rural Resi- (These permits are required per the adopted dential 5 (RR-5) Date of Complete Applica- Mason County Shoreline Master Program) Site tion: August 30, 2017 A PUBLIC HEARING Address and Project Location: 5052 Grapeview will be held by the Mason County Hearings Loop Road,Grapeview,WA 98546 Parcel Num- Examiner regarding the proposed project on ber: 12105-51-00900 Shoreline Designation: Wednesday, November 22,2017 at 1:00 p.m. Urban / Adjacent Zoning: Rural Residential 5 in the Commissioner's Chambers Building I, (RR-5)Date of Complete Application:August 30, 411 North Fifth Street, Shelton, WA. If spe- 2017 A PUBLIC HEARING will be held by the Mason County Hearings Examiner regarding the proposed project on Wednesday, November 22, cial accommodations are needed,contact the 2017 at 1100 p.m. in the Commissioner's Cham- Commissioner's Office, (360) 427-9670. Any bers Building I, 411 North Fifth Street, Shelton, person desiring to express their views or to WA. If special accommodations are needed, be notified of the action taken on the appli- contact the Commissioner's Office, (360) 427- cation should come to the public hearing on 9670.Any person desiring to express their views November 22,2017 or mail comments to Ron or to be notified of the action taken on the ap- Buckholt, Land Use Planner, Mason County plication should come to the public hearing on Dept.of Community Development,615 W.AI- November 22, 2017 or mail comments to Ron der Street; Shelton,WA 98584.The proposal Buckholt, Land Use Planner, Mason County will be issued a SEPA determination prior to Dept,of Community Development,615 W.Alder the subject hearing date. Please contact Ron Street;Shelton,WA 98584.The proposal will be Buckholt of the Mason County Dept.of Com- issued a SEPA determination prior to the sub- munity Development at (360) 427-9670 ext. ject hearing date. Please contact Ron Buckholt 287,or at the address listed above,with ques- of the Mason County Dept. of Community De- tions regarding this permit application. velopment at(360) 427-9670 ext. 287, or at the 9817 October 12, 19 2t address listed above, with questions regarding this permit application. 9817 October 12, 19 2t MASON COUNTY Department of Community Services Planning Division 615 W Alder St, Shelton, WA 98584 ot$I (360)427-9670 MITIGATED DETERMINATION OF NONSIGNIFICANCE (WAC 197-11-350) SEP2017-00054 Description of Proposal: PROJECT: FLOATING DOCK, ALUMINUM GANGWAY, CONCRETE BULKHEAD, DOCK EXTEND'S 16/' FROM CONCRETE WALL (FOR SHR2017-00004) Proponent: PORT OF GRAPEVIEW Site Address (If Assigned): 5052 E GRAPEVIEW LOOP RD ALLYN Directions to Site: FOLLOW GRAPEVIEW LOOP ROAD TO THE MARINA Parcel Number: 121055166001 Legal Description: DETROIT #2 BLK: 66 LOTS 1-10 EX; BLK 67 LOTS 1-5 E OFR/W & Lead Agency: Mason County The Lead Agency for this proposal has determined that it does not have a probable significant adverse impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW 43.21 C.030(2)(c). This decision was made after review of a completed Environmental Checklist and other information on file with the Lead Agency. This information is available to the public upon request. MITIGATED MEASURES ARE ATTACHED. Please contact Ron Buckholt at ext. 287 with any questions. This DNS is issued under WAC 197-11-350. The Lead Agency will not act on this proposal for 14 days from the date shown below, when the determination is final. Comments must be submitted to Community Services Department, 615 W Alder St, Shelton WA 98584 by 10/24/2017. Appeal of this determination must be filed within a 14-day period following this final determination date, per Mason County Code Chapter 15.11 Appeals. Authorized Local Government Official /Date SEP2017-00054 Page 1 of 2 MASON COUNTY Department of Community Services Planning Division 615 W Alder St, Shelton, WA 98584 �!► (360)427-9670 MITIGATED DETERMINATION OF NONSIGNIFICANCE (WAC 197-11-350) SEP2017-00054 CONDITIONS OF THIS DETERMINATION 1) Proponent shall adhere to the best management practices and recommendations outlined in the Habitat Management Plan dated June 2017, authored by Soundview Consultants. 2) Proponent is responsible for coordination and obtaining all necessary County, State and Federal Permits prior to the commencement of any work. 3) Proponent shall be responsible for installing and maintaining erosion control methods in order to prevent sediment run-off into the shoreline during the course of construction for the 8 ft. section of bulkhead replacement (incorporation of ADA platform and accessibility to the proposed dock). SEP2017-00054 Page 2 of 2 RECEIVED ,-tiu6f Street Mason County Community Development 10/22/2017 Attention Ron Buckholt Reference Variar;�e SHR2017-00004 I support the variance SHR2017-00004 to onstruct a new dock and replace a section of bulkhead. I would also like to g: on record of supporting the Port of Grapeview efforts to replace the boat ramp. The project will greatly ease access for boaters and other recreationists to the waters of Case Inlet, Additionally the project will help address environmental concerns related to storm water. I own property across the Grapeview Loop Road from the project and these same properties are adjacent to the Ports parking lot. v r ni! Wolff 7 0 Grapeview Loop Rd Allyn WA 98524 boadhavenj@hotmail.com 71 A ADD 'Y'S 1.10 V is J � 01 a �o { '�►lkis���s11�11'I���i'll�lis�sss(;stiss,fi�;�4�'���Iss�'�Iii'�ll TATt ctf, of 4 - _ O HC 1A89 ' STATE OF WASHINGTON DEPARTMENT OF ECOL-OGY PO Box 47775 •Olympia, Washington 98504-7775 •(360)407-6300 711 for Washington Relay Service •Persons with a speech disability can call 877-833-6341 October 24t',2017 Mr.Ron Buckholt Mason County Department of Community Development Planning Division PO Box 279 Shelton, WA 98584 Dear Mr.Buckholt: Thank you for the opportunity to comment on the determination of nonsignificance for the Port of Grapeview Floating Community Dock and Bulkhead Project(SEP2017-00054& SHR2017- 00004) located at 5052 East Grapeview Loop Road in Allyn as proposed by Glenn Carlson,Port of Grapeview. The Department of Ecology(Ecology)reviewed the environmental checklist and has the following comment(s): SHORELANDS&ENVIRONMENTAL ASSISTANCE: Rick Mraz (360) 407-6221 Ecology requests a pre-hearing site visit with County staff and the applicant(or applicant's representative). Please contact Rick Mraz to schedule the site visit at the phone number provided above. Ecology's comments are based upon information provided by the lead agency. As such,they may not constitute an exhaustive list of the various authorizations that must be obtained or legal requirements that must be fulfilled in order to carry out the proposed action. If you have any questions or would like to respond to these comments,please contact the appropriate reviewing staff listed above. Department of Ecology Southwest Regional Office (SM:201705344) cc: Rick Mraz, SEA Glenn Carlson,Port of Grapeview(Proponent) November 9, 2017 REV Mr. Ron Buckholt, Land Use Planner NUS 4 201� Mason County Department of Community Development Ndef S+Jeet 615 West Alder Street 615 W- Shelton, WA 98584 Ref: SHR 2017-00004 Mr. Buckholt, Pursuant to the Public Notice appearing in the Mason County Journal announcing a Public Hearing to consider a variance from Mason County's Shoreline Master Program to allow for the Port of Grapeview to construct a dock to augment the soon-to-be rebuilt boat ramp, I offer the following comments to be read into the record. The new boat ramp will extend from the end of Griswold Avenue 140 feet into Case Inlet. Allowing for that portion of the dock that will be constructed on the upland side of the high water line, the 165 feet of proposed dock wiii allow for use by the elderly, those with disabilities and also accommodate several simultaneous launches. In addition, the shellfish operators will have an easier time of loading and unloading their harvest. Notably,Taylor Shellfish has donated 70,000 dollars to this project. Below is a picture of two simultaneous launches at our ramp this summer. Note the gentleman in the right boat disembarking. In addition, observe how the left boaters must board/disembark. From a safety standpoint,the boat launch needs a dock. The present operation makes it almost impossible for those with disabilities, the aged and children to board and disembark safely. The lack of suitable dock facilities lengthens the boarding or disembarking process which ties up the launch ramp. The longer dock would allow simultaneous launches into the water and then securing their vessel on the proposed dock to board. 1 W �q4WOOM l 4M .f November 9, 2017 Mr. Ron Buckholt, Mason County Land Use Planner Page 2 Below are pictures of Taylor Shellfish's boat unloading their product. AM A long dock would facilitate their loading and unloading and free up one launch lane for recreational boaters. The need for a dock was first incorporated in the Port's Comprehensive Scheme of Harbor Improvement in 2009 and signed by Commissioners Robert Allen, Phillip Wolff and Bill Vanderwahl. In the Port's Scheme updates in 2015 and 2017, the need was repeated in the Comprehensive Scheme amendment which resulted in approaching Washington State's Recreation and Conservation Office for funding, which they granted in 2016. We urge you to consider these facts in your decision making process. Respectfully, O�L Robert A. Pastore P. 0. 5 Grapeview,Washington 98546 Shoreline Management Act Permit Data Sheet and Transmittal Letter to WA DOE FROM: TO: Mason County Planning WA Department of Ecology 615 W. Alder Street SW Regional office Shelton, WA 98584 ATTN: Shoreline Permit Reviewer P.O. Box 47775 Olympia, WA 98504 Submittal Date: )- l2 I Date Received by GA: TYPE OF PERMIT: (indicate all that apply) Substantial Development ill Variance ❑ Other: ❑ Conditional Use ❑ Revision LOCAL GOVERNMENT DECISION: ❑ Approval* l Conditional Approval ❑ Denial Planner Name: �o� Q(hC-kN�t�1 Phone: �GDAOA6m k Notice of Application Date: 10 Final Decision Date: APPLICANT: REPRESENTATIVE (if primary contact): Name: epQ7 car Grz.r-\P�V/Eu Name: H Aw'-VO - Mailing Address: pU l3b�x 3 Mailing Address: 6 1 zs4- tI FL tb✓•LS Phone: Phone: 7.�,3 ?,Z- j Q) Email: Email: PROPERTY OWNER: Same as Applicant ❑ Other: PROPERTY LOCATION: (Section, Township, and Range to the nearest %4% Section; Latitude and Longitude; and a street address here available) 0( Wt- rn"'A NVj '/L, J g 11q �� S�- - -i' z i tj al�lz�s 6 S Q S Z Gf WV[E W LOOP P-Q, GfeAF V tt' WA Tax Parcel Number: � L10�5(O d�00 Shoreline Designation: Uf2f� ,1 Waterbody: OA's ; 1 NLeT Shoreline of Statewide Significance?A Yes ❑ No PROJECT DESCRIPTION: S HOV EV NE EUPSTkNT SAL 00ftyWl- ARM IT AUD S11012Cr Wt 601�,STlzuer A NEV) Lvl)v Go1,11muk111' C ' I:\Community Development\PAC-Permit Assistance Center\PLANNING\Transmittal Cover Sheets\ShorelineTransmittalDOE 6/2016 Shoreline Management Act Permit Data Sheet and Transmittal Letter to WA DOE FROM: Mason County Planning TO: 615 W. Alder Street WA State Attorney General- Ecology Division Shelton, WA 98584 P.O. Box 40100 Olympia, WA 98504 Submittal Date: 4 1-LI t} Date Received by GA: TYPE OF PERMIT: (indicate all that apply) ASubstantial Development , Variance ❑ Other: ❑ Conditional Use ❑ Revision LOCAL GOVERNMENT DECISION: I7 Approval Conditional Approval ❑ Denial Planner Name: Zoo 6 LA(,r,140 Lr Phone: 3o• q 1�,y 670 X 2-S7 Notice of Application Date: IQ I 0 _ Final Decision Date: I-Z-/I I J APPLICANT: REPRESENTATIVE (if primary contact): Name: pop-T of Name: R�OGC-K HaNSFf,3 Mailing Address: �U �C�'k Mailing Address: 0 � S'f :-kcoma, 1 WA I g�o2 Phone: Phone: Z S 3 . Z Z •`"�1�� Email: Email: PROPERTY OWNER: Same as Applicant ❑ Other: PROPERTY LOCATION: (Section, Township, and Range to the nearest Y4 %Section; Latitude and Longitude; and a street address where available) o N I �� S �`� of St'c&)l s,luwnsti,` 2 I N Ad 6YMS ' SOS Z WAPEVIEW Vic(,1, I/✓A 97s Tax Parcel Number: Shoreline Designation: UP-eArJ Waterbody: CASE INLLT Shoreline of Statewide Significance? Yes ❑ No PROJECT DESCRIPTION: r cw( SUgsrktg OA MIT Ai.J [ V AaiANC(- Tu (oWS-02.06-r A NEW 165 /or16 (o)"In(ANlEy 66a' hCommunity Development\PAC-Permit Assistance Center\PLANNING\Transmittal Cover Sheets\ShorelineTransmittal-AG 6/2016 Mason County Department of Planning Building V1II * 615 W.Alder Street Shelton,Washington 98584 * (360) 427-9670 November 13,2017 TO: Mason County Hearing Examiner FROM: Planning Staff—Ron Buckholt, 360.427.9670 ext. 287 RE: Mason County Shoreline Substantial Development& Shoreline Variance (SHR2017-00004). STAFF REPORT I. APPLICANT.The applicant is the Port of Grapeview. II. PROPERTY LOCATION. The property is located at 5052 Grapeview Loop Road,adjacent to Fair Harbor and the shores of Case Inlet. III. LEGAL DESCRIPTION:Parcel#121055100900. IV. EVALUATION. PROPOSAL:The application is for a 165'foot long shared community dock consisting of a 121.5 ft.floating dock and a 43.5 ft.gangway. The floating dock will consist of six,20 ft.by 8 ft.pre- fabricated fiberglass sections with more than 50%grating. Each float section will be supported by a 10 inch diameter steel pile. The waterward end of the dock will reach-4.3 ft.in elevation with the furthest waterward steel pile placed at-4 ft. A 48 ft.by 5 ft. grated aluminum gangway with metal railings will be attached to the floating dock and supported by one- 10 inch steel pile. A total of seven piles are proposed for the entire dock. Furthermore,an 8 ft.section of existing bulkhead wall,located at ordinary high water,will be replaced with a new bulkhead section and footing to serve as a platform to connect the new gangway to a pedestrian landing and walkway for ADA accessibility. Due to both the cost of the proposed dock($250,000)and the proposed length of the dock,the applicant has requested a shoreline substantial development permit and a shoreline variance in order for the length of the dock to exceed the 115'maximum for community docks to 165'beyond the OHWM. A. Characteristics of the site and area: The subject site is one of many parcels making up the Port of Grapeview(Fair Harbor Marina). The port consists of a marina,boat launch and associated parking. B. Zoning: The zoning is Rural Residential 5. Varstfrpt/GBM C. Comprehensive Plan Designation. The Mason County Comprehensive Plan designation for the site is Rural. D. Shoreline Master Program Designation. The Shoreline Master Program environmental designation for the site is Urban per SMP 17.50.074 Ld. Case Inlet is a Shoreline of Statewide Significance. E. SEPA Compliance:A Mitigated DNS was issued on 10/10/2017. F. Other Permits:A Mason County Building Permit,Mason Environmental Permit,Habitat Management Plan,JARPA-IPA. The proponent is responsible for obtaining the necessary state and federal permits as well. SHORELINE MANAGEMENT PROGRAM The Shorelines Management Act of 1971 states,"The Legislature declares that the interest of all of the people shall be paramount in the management of shorelines of statewide significance."The department,in adopting guidelines for shorelines of statewide significance,shall give preference to uses in the following order of preference which: 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. The proposal meets the above criteria, especially number 1,5 and 6, and should therefore receive a preference as a use. V. ANALYSIS. The community dock facility is not exempt from a Shoreline Substantial Development Permit (WAC 173-27-040(2)(h)(ii))because the fair market value of the dock on salt water exceeds the $7,047 threshold.Chapter 17.50 Mason County Shoreline Master Program Use Regulations and the Chapter IX Mason County Comprehensive Plan Shoreline Management Program guide in the review of the proposal.The following Policies and Use Regulations apply to dock construction: PIERS AND DOCKS POLICIES: (1) Piers and docks should be designed and located to minimize obstruction of views and conflicts with recreational boaters and fisherman. (2) Cooperative uses of piers and docks are favored,especially in tidal waters. (3) The type,design and location of docks and piers should be compatible with the shoreline area where they are located.Consideration should be given to shoreline characteristics,tidal action,aesthetics,adjacent land and water uses. Staff response: This dock has been designed and located to minimize obstruction of views and conflicts with recreational boaters and fishermen. This proposed salt water community dock is being located along a section ofshore within Case Inlet, adjacent to Fair Harbor. There are two(2)other existing large docks/piers in the general vicinity of this water body (unknown.if these two docks are in private or public ownership). The design and location of this dock is compatible with the Varstfrpt/GBM shoreline area where it is located next to an existing boat marina. Consideration has been given to the existing natural shoreline characteristics, aesthetics and adjacent land and water uses. PIERS AND DOCKS USE REGULATIONS: (1)The location and design of docks and piers,as well as the subsequent use,shall minimize adverse effects on fish,shellfish wildlife and water quality. (2)Docks and piers shall be located,designed and operated to not significantly impact or unnecessarily interfere with the rights of adjacent property owners or adjacent water uses. Structures shall be located a minimum of five feet from side property lines. (7)Maximum overall length of a recreational pier or dock facility shall not exceed 15 percent of the fetch or 100 feet on salt water shorelines. Joint or community use docks may be an additional 15 feet in length,and shall not exceed a depth of minus 5(-5)feet. (8)Only one dock is allowed per lot. (9)The width of recreational piers and docks shall not exceed eight feet. (13)Recreational piers shall be no higher than 11 feet above mean higher high water.Piers and docks shall have an at least eight foot span between pilings. (14) The surface of floating structures shall be a minimum of eight inches above the surface of the water. (15) All facilities shall be constructed and maintained in a safe and sound condition. Staff response: (1) The location and the design of the dock facility as well as its subsequent use will minimize adverse effects on fish, wildlife and water quality. An approved Habitat Management.Plan will be implemented. Approximately 60%of the dock will be grated in order to allow for natural light penetration. (2) It has been located and designed to not impact or interfere with the rights of adjacent property owners or adjacent water uses. The dock will be located the minimum 5'from the property line to the west. (7)The proposed modification to this use regulation is to extend the length of the dock to 165 feet from the OHWM. Saltwater shared community docks are limited to 115 feetfrom the OHWMif it doesn't exceed minus 5'depth of water at the end of the dock The need for this modification is explained throughout the Variance application and criteria responses.Staff would like to point out in this proposal, even at 165'beyond the OHWM, the dock does not exceed a depth of minus 5'. According to the DARPA application, a depth of the dock at its furthest waterward point is minus 4.3'. It is clear to staff that the intent of the regulation was to allow the dock at a distance out into the water to obtain enough water depth at its end so that it could be functional for recreational and commercial use at this subject site. (8)Only one community shared dock is proposed at this facility. (9)The width of recreational piers and docks will not exceed eight feet. (13)Recreational community dock will not be higher than I feet above mean higher high water. Piers and docks will have at least an eight foot span between pilings. (14) The surface of the float shall be a minimum of eight inches above the surface of the water. (15) The facility will be constructed and maintained in a safe and sound condition. The purpose of a Variance Permit is strictly limited to granting relief to specific bulk,dimensional or performance standards set forth in the Master Program,where there are extraordinary or unique Varstfrpt/GBM circumstances relating to the property such that the strict implementation of the Master Program would impose unnecessary hardships on the applicant or thwart the policies set forth in RCW 90.58.020. Variance Permits for shoreline development may be authorized provided the applicant can demonstrate all of the following: (1) That the strict application of the bulk,dimensional or performance standards set forth in the Master Program precludes or significantly interferes with reasonable use of the property not otherwise prohibited by the Master Program; Community docks are normally limited to 115 feet from the OHWM, applicants are requesting this variance because their property is somewhat unique in that the low tides at the subject site can be very shallow. The requested increase in the length of the proposed dock would allow for more use, in terms of duration of time,for both high and a portion of low tides. At the lowest of tides, the proposed dock even with the requested length extension of 165 feet, will rest upon the beach,subsequently, not being able to provide mooring during certain windows of time. The extended dock length would allow boaters a larger window of opportunity to moor their boats to the dock while they retrieve their boat trailers parked on the opposite side of the street(Grapeview Loop Road). The applicants feel this extended length would be adequate for more opportunity and safer access to the water while imposing minimal impact on the environment through the implementation of a Habitat Management Plan (approved through the SEPA process). (2) That the hardship which serves as a basis for the granting of the.variance is specifically related to the property of the applicant and is the result of unique conditions such as irregular lot shape,size or natural features and the application of the Master Program,and not,for example from deed restrictions or the applicant's own actions; There is a very limited number of docks within proximity of the subject site. Given the low tides associated with this area of Case Inlet, the proposed extended dock length will make for a more functional and safe shoreline access,particularly for boaters. At the customary 115 foot dock length for community docks, the dock would be less functional during the full windows of low tides. The extended dock length will provide for more hours of use during the course of the day rather than being limited to just the windows of mean and high tides. (3) That the design of the project will be compatible with other permitted activities in the area and will not cause adverse effects to adjacent properties or the shoreline environment; Fair Harbor marina is enjoyed by both public and private users.Activities include swimming, wading, boating, waterskiing and fishing, etc. The proposed dock has been thoughtfully designed in such a way to protect shoreline habitat by spanning over and across shoreline area. The extended dock length will allow for more boats to moor to said dock instead of floating around the marina(anchored), subsequently blocking access and creating hazardous conditions for boat maneuvering. If approved, this variance will allow the dock to be constructed with the least amount of disruption to the shoreline environment through a previously approved Habitat Management Plan.Additionally, approval of this variance and construction of this dock may result in greater protection of the shoreline by directing human activity away from shoreline habitat. (4) That the variance authorized does not constitute a grant of special privilege not enjoyed by the other properties in the area and will be the minimum necessary to afford relief; The variance does not grant special privileges not enjoyed by other properties in the area, as this is a shared facility open to the general public. Associated with the proposed dock is an existing boat ramp that will be parallel to the dock construction. Both the existing boat ramp and the proposed dock will serve recreational and commercial users. Note: The proponent has plans to re-do and realign the aging boat ramp at a later date to improve functionality of recreational and commercial boat access. Extreme low tides within this region create unique challenges on this property which the applicants believe can be addressed and accommodated for through approval of this variance. Based on Mason Varstfipt/GBM County GIS mapping, there appears to be a very limited number of docks within this proximity. This community dock will provide another opportunity for better public access to the water. The Shoreline Master Program encourages shared docks versus single individual private docks. Shared community docks are much less disruptive to the shoreline environment. The requested length of 165 feet is the minimum length necessary for this dock to be functional for a longer duration of the day, given the low tide situation. (5) That the public interest will suffer no detrimental effect. The public interest will not be detrimentally affected by the length requested in this variance. At 165 feet, the dock will be able to function during mean, high tides and portions of low tides,providing for a longer time duration and opportunity for boat users and general public accessibility.At mid-tide, the dock will allow for approximately 80 feet of mooring space. The requested dock length may in fact protect public interest further by improving navigation channels. The extended dock will provide for ample boat mooring opportunities versus having boats randomly anchored in the water blocking boat passages associated with the marina,which is a common condition absent of a community dock The public interest will suffer no substantial detrimental effect because the dock's proposed length and design will impose minimal impact on the environment and improve both access and use of the shoreline by the surrounding neighbors and the general public. The public interest in shoreline protection, use and navigation are all better protected by the design of thisproject. Variance Permits for development that will be located either waterward of the ordinary high water mark,or within wetlands,may be authorized provided the applicant can demonstrate,in addition to items 1-5 above,that; (6) The public rights of navigation and use of the shorelines will not be adversely affected by the granting of the variance. The requested dock length will enhance public rights of navigation by improving navigation channels. The extended dock will provide for ample boat mooring opportunities, which should reduce the number of boats randomly anchored in the marina water blocking boat passages. Navigation will not be hindered because the dock will only extend approximately 30 feet waterward from the end of the existing boat ramp and only as far waterward as the existing adjacent Fair Harbor Marina. The public interest will suffer no substantial detrimental effect because the dock's proposed length and design will impose minimal impact on the environment and improve both use and access of the shoreline for the surrounding neighbors and the general public. The public interest in shoreline protection, use and navigation are all better protected by the design of this project. In the granting of all variance permits,consideration shall be given to the cumulative impact of additional requests for like actions in the area.For example,if variances were granted to other developments in the area where similar circumstances exist the total of the variances should also remain consistent with the policies of RCW 90.58.0210 and should not produce substantial adverse. effects to the shoreline environment. The cumulative impact of additional requests for like actions in the Case Inlet area has been considered by staff`.'It is possible that like requests may be made because of the low tide and extreme low tide shallow depth conditions within this region of water. Avery limited number of docks currently exist within this proximity, due to these common shallow depths caused by the low tides and extreme low tides. This proposed dock will provide a safe and functional opportunity for the public to gain access to the water. VI.CONCLUSION: Type III review for permit applications require that the Hearings Examiner evaluate the proposal f6r consistency with the County's Development Code,adopted plans and regulations.The Hearing Examiner shall review the proposal according to the following criteria: V arstfrpt/GBM 1) The development does not conflict with the Comprehensive Plan and meets the requirements and intent of the Mason County Code,especially Title 8,14,15 and 17. 2) The development does not impact public health,safety and welfare and is in the public interest. 3) The development does not lower the level of service of transportation and/or neighborhood park facilities below the minimum standards established within the Comprehensive Plan and meets the requirements and intent of the Mason County Code. Staff has verified that-the proposed development does in fact comply with the Mason County Code including Title 8;14,15 and 17.The project will not lower the level of service of transportation and/or neighborhood park facilities below the minunum standards established within the Comprehensive Plan.The project will have no adverse impact on public health,safety or welfare. Public Notice procedures were followed in accordance with Mason County Title 15. Public comments were received and will be provided as exhibits at the public hearing. The granting of this variance is necessary for the construction of the proposed dock.The dock will allow for safe access to the water at the Port of Grapeview for recreation,fishing,swimming and boating while protecting shoreline habitat. STAFF RECOMMENDATION: Based upon the proposal as presented and discussed herein,the proposal is consistent with the variance criteria detailed in the Mason County Code,Title 17.50 Zoning-Shoreline Master Program. Staff recommends approval of the proposal with the following conditions: CONDITIONS: 1) Erosion control measures must be in place prior to any clearing,grading,or construction.These control measures must be effective to prevent soil from being carried into surface water by storniwater runoff. Sand,silt,clay particles and soil will damage aquatic habitat and are considered pollutants when discharged to waters of the state. 2) During construction,all release of oils,hydraulic fluids,fuels,other petroleum products,paints, solvents and other deleterious materials must be contained and removed in a manner that will prevent their discharge to waters and soils of the state.The cleanup of spills should take precedence over all other work on the site. 3) Proper disposal of construction debris must be on land in such a manner that debris cannot enter Case Inlet or cause water quality degradation of state waters. 4) All trenches,depressions or holes created shall be backfilled prior to inundation by water. 5) All stormwater discharges must be constructed in a manner that will not cause scouring on the beach. 6) Chemically treated wood for in-water construction is prohibited,as treated wood can contaminate nearby sediment and cause toxicity for aquatic organisms. 7) Dock must meet the minimum 5' sideyard setback from side property line. 8) ,Dock is limited to the square footage proposed on the site plans.Surface of floating structures shall be a minimum of eight inches above the surface of the water. 9) Floatation for the structure shall be entirely enclosed and contained to permanently prevent the breakup or loss of the floatation material into the water. 10) Hydraulic Project Approval from the Washington state department of Fish and Wildlife shall be obtained prior to work within the shore. 11) All native wetland and upland vegetation along the shoreline to be retained as proposed. Invasive species may be removed. 12) Proponent shall obtain all necessary state and federal permits prior to the commencement of any work. VII. CHOICE OF ACTION: 1. Approval of the Shoreline Variance#SHR2017-0004. V arstfrpt/GBM 2. Approve with conditions. 3. Deny(reapplication or resubmittal is permitted). -4. Remand for further information as authorized by MCC 15.09.090. LIST OF EXHIBITS: 1.Staff Report 2. Shoreline Permit Application 3. Site Plans 4.Public Notice 5. SEPA 6.Public comments Varstfrpt/GBM 1 PUBLIC NOTICE NOTICE OF APPLICATION FOR SHORELINE SUBSTANTIAL DE- VELOPMENT & SHORELINE VARIANCE AND NOTICE OF PUBLIC HEARING No- PUBLIC NOTICES tice is hereby given that the Port of Grape- view has filed an application for a Shoreline 9818 October 12, 19, 26 3t PUBLIC NO- Substantial Development Permit & Shoreline TICE Variance SHR2017-00004 to construct a NOTICE OF APPLICATION new 165 linear foot dock;and replacement of FOR SHORELINE SUBSTANTIAL DEVEL- an 8-foot section of existing bulkhead in or- OPMENT&SHORELINE VARIANCE AND NO- TICE OF PUBLIC HEARING Notice is hereby der to accommodate for an associated ADA platform and pathway accessibility. (These given that the Port of Grapeview has filed an application for a Shoreline Substantial Develop- ment Permit & Shoreline Variance SHR2017- County Shoreline Master Program) Site Ad- 00004 to construct a new 165-linear foot dock; dress and Project Location: 5052 Grapeview and replacement of an 8-foot section of existing Loop Road, Grapeview, WA 98546 Parcel bulkhead in order to accommodate for an asso- Number: 12105-51-00900 Shoreline Desig- ciated ADA platform and pathway accessibility. nation: Urban/Adjacent Zoning: Rural Resi- (These permits are required per the adopted dential 5 (RR-5) Date of Complete Applica- tion: August 30, 2017 A PUBLIC HEARING Mason County Shoreline Master Program) Site �, will be held by the Mason County Hearings i Address and Project Location: 5052 Grapeview i Examiner regarding the proposed project on ber:Loop Road,Grapeview,Shoreline 98546 Parcel Num Wednesday, November 22,2017 at 1:00 p.m. Urban / Adjacent o Shoreline Designation: in the Commissioner's Chambers Building I, Urban / Adjacent Zoning: Rural Residential 5 411 North Fifth Street, Shelton, WA. If spe- (RR-5)Date of Complete Application:August 30, 2017 A PUBLIC HEARING will be held by the Mason County Hearings Examiner regarding the i cial accommodations are needed,contact the proposed project on Wednesday, November 22, 2017 at 1:00 p.m. in the Commissioner's Cham- I Commissioner's Office, (360) 427-9670. Any bers Building I, 411 North Fifth Street, Shelton, 1 person desiring to express their views or to WA. If special accommodations are needed, be notified of the action taken on the appli- I cation should come to the public hearing on ct the Commissioner's Office, (360) 427 contact 9670.Any person desiring to express their views November 22,2017 or mail comments to Ron or to be notified of the action taken on the ap- plication should come to the public hearing on Dept.of Community Development,615 W.AI- November 22, 2017 or mail comments to Ron der Street;Shelton,WA 98584.The proposal Buckholt, Land Use Planner, Mason County will be issued a SEPA determination prior to Dept.of Community Development,615 W.Alder I the subject hearing date. Please contact Ron Street;Shelton,WA 98584.The proposal will be Buckholt of the Mason County Dept.of Com- issued a SEPA determination prior to the sub- munity Development at (360) 427-9670 ext. Please contact Ron Buckholt 287,or at the address listed above,with ques- oft hearing date. tions regarding this permit application. of the Mason County Dept. of Community De- 9817 October 12, 19 2t velopment at (360) 427-9670 ext. 287, or at the address listed above, with questions regarding this permit application. 9817 October 12, 19 2t MASON COUNTY COMMUNITY SERVICES RECEIVED Building 8-615 W.Alder Street Shelton,WA 98584 JUN 2 9 2017 (360)427-9670-Ext.352 G i 5 W. Alder Street SHORELINE PERMIT APPLICATION PERMIT NO. J H e o •oab-} SHORELINE SUBSTANTIAL DEVELOPMENT SHORELINE VARIANCE* X DATE RECEIVED SHORELINE CONDITIONAL USE* SHORELINE EXEMPTION The Washington State Shoreline Management Act (RCW 90.58) requires that substantial developments within designated shorelines of the state comply with its administrative procedures(WAC 173-14)and the provisions of the Mason County Shoreline Management Master Program. The purpose of this Act and local program is to protect the state's shoreline resources. The program requires that substantial development(any development of which the total cost or fair market value exceeds $5,718.00 or materially interferes with the normal public use of the water or shorelines of the State be reviewed with the goals, polices, and performance standards established in the Master Program. Answer all questions completely. Attach any additional information that my further describe the proposed development. Incomplete applications will be returned. Shoreline Variances and Conditional uses have additional pages that shall be attached to this applicatiioon. APPLICANT: "G&L H PCN S L� 1 M K43 GVl (��S . I"�- C ADDRESS: (street) WA 9 g¢-0 2- (city) (state) (zip) TELEPHONE: (2,0 6 fin- COM Z,S3 Jean-} ffw eti V (business) AUTHORIZED REPRESENTATIVE: GLL*) C-Aft--SPJ%J , PonT- o1L" 6W9090 • ADDRESS: Po d o X (city) (state) (zip) TELEPHONE: G` PROPERTY DESCRIPTION: General location(include property address,water body and associated wetlands—identify the name of the shoreline): C� EU l L liOpl� I�PAV (� W I IN, U!�} C! -4 00 Gf� E' ��t, ''j" , YY►�' I S N G t3 0� ► f° " f C-+W T To IC A i(L V111gLlS D9 W M N lbr Legal description (include section, township, and range to the nearest quarter, quarter section or latitude and longitude to the nearest minute. Projects located in open water areas away from land shall provide a longitude location)-include all parcel numbers: ,W k/4 k/4- h*Q 4 or-- $M-t)00 S") T, 2► N ,� R-� w�, Wpm, MOON CoQW A- OWNERSHIP: \' Contract Applicant Owner X Lessee Purchaser (Identify) Other Owner: ?OLT- U�- 61( c*y I JPO (30)C 3 & 12A P&*Ut (street) WA' (city) (state) (zip) DEVELOPMENT DESCRIPTON Development(identify and describe the proposed project, including the type of materials to be used, construction methods,principle dimensions,and other pertinent information): "'� copes av('�-Wfto A-t'O,si-►wU A 4�31 kwm IN um 6ftNG 1,A`ti' , /�N b HAIZOJ . I Z I D r-w ail N & D o a S w/ ST�'SSL ?1 l.cs , T O Re, Ql,l�S w000 4 CoNGw-G' wITY1 vcicm"GLP�SS Use(identify current use of property with exist improvements: G u -(�NTLY 40*i G rt" G of T Ill r is , U S lm FOIE, Q l� "LPrCAO T►'► S Y 00(L Q u E' TO Doh fi-1l one . Reason for requesting development: Tn r ID 0 GK, IN t LL s e-wi E' ^T )E N oj P`W-OW 50frTS TO m 00a To D O C4, H-S y S1M S. 0A,'7 1 UJ 5" TYl>r�l c.�h•S , TYI E 1 (o S� G. �7� A-c.t.ows ysrz- O/-, amp' 1�' c2ocz, porwiV6 4�ymffy� 6- TIP& . ACKOWLEDGEMENT I hereby dec to the st my kno edge and belief,the forgoing information and all attached information is true and rrec . 7 zo 1 ppli� or authoJAJ rize rC141NZ,C` . �L L� (d e) I:\PLANNINGICHARELL&RENEE/SHORELINEPERMIT.APP REVISED: Ol-05-2005 ' � > I �I �, ,i I • . . F Y � � j i Publication cost is the responsibility of the applicant. Final permit processing will not occur until advertising fees have been paid to the newspaper by the applicant, The Shelton-Mason County Journal will bill the applicant directly. I /WE understand that I /WE must sign and date the attached acknowledgment indicating and that I / WE understand that is MY/ OUR responsibility. I /WE must submit the signed page as part of application in order for it to be considered as complete. I DATE OWNER APPLICANT I I I i E i j s t f I MASON COUNTY DEPARTMENT OF COMMUNITY DEVELOPMENT Building 8, 615 W. Alder Street Shelton, WA 98584 (360)427-9670 ADDITIONAL INFORMATION FOR SHORELINE VARIANCE The purpose of a Variance Permit is strictly limited to granting relief to specific bulk, dimensional or performance standards set forth in the Master Program, where there are extraordinary or unique circumstances relating to the property such that the strict implementation of the Master Program would impose unnecessary hardships on the applicant or thwart the policies set forth in RCW 90.58.020. Variance Permits for development that will be located landward of the ordinary high water mark (OHWM), except those areas designated as wetlands, may be authorized provided the applicant can demonstrate all of the following: 1. That the strict application of the bulk, dimensional or performance standards set forth in the Master Program precludes or significantly interferes with a reasonable use of the property not otherwise prohibited by the Master Program; The 165-linear foot dock is longer than the maximum allowable length for community-use facilities,per MCC 17.50.060-Piers and Docks. 165-linear feet is necessary to allow more usable hours of the dock before grounding during low tides. At the lowest tides,the entire dock will still rest upon the beach and so the dock will only be for temporary moorage. This is not deepwater habitat. 2. That the hardship which serves as a basis for the granting of the variance is specifically related to the property of the applicant, and is the result of unique conditions such as irregular lot shape, size, or natural features and the application of the Master Program, and not, for example from deed restrictions or the applicant's own actions; The natural features of the subject property site are causing the need for a longer dock. 3. That the design of the project will be compatible with other permitted activities in the area and will not cause adverse effects to adjacent properties or the shoreline environment; The proposed project is a community joint-use dock,which is compatible with the existing use as a community-use ramp and marina on the south adjacent property. Shoreline Variance Questions Page 1 of 2 4. That the variance authorized does not constitute a grant of special privilege not enjoyed by the other properties in the area, and will be the minimum necessary to afford relief; The existing use of the subject property and south adjacent property are for community-use recreational boaters and commercial shellfishers. The proposed project would maintain these existing uses. 5. That the public interest will suffer no substantial detrimental effect. The proposed project will boost public interest, as the purpose of the dock is for community use. Variance Permits for development that will be located either waterward of the ordinary high water mark, or within wetlands, may be authorized provided the applicant can demonstrate, in addition to Items 1-5 above,that: 6. The public rights of navigation and use of the shorelines will not be adversely affected by the granting of the variance. The proposed project will increase the public rights of navigation and use of the shoreline. Navigation will not be hindered because the dock will extend only approximately 30 feet waterward from the end of the boat ramp and only as far waterward as the pier and ramp at the adjacent Fair Harbor Marina. In the granting of all Variance Permits, consideration shall be given to the cumulative impact of additional requests for like actions in the area. For example, if variances were granted to other developments in the area where similar circumstances exist the total of the variances should also remain consistent with the policies of RCW 90.58.020 and should not produce substantial adverse effects to the shoreline environment. Requests for varying the use to which a shoreline area is to be put are not requests for variances, but rather requests for conditional uses. Shoreline Variance Questions Page 2 of 2 LIST OF ADJACENT PROPERTY OWNERS' MAILING ADDRESSES WITHIN 300 FEET OF YOUR PROPERTY BOUNDARIES Addresses are to be obtained from the Mason County Assessor's Office, Bldg. 1, Second Floor. wiz u MASON COUNTY DEPARTMENT OF COMMUNITY SERVICES Building 8, 615 W. Alder St. Shelton, WA 98584 (360)427-9670 ext. 352 ADDITIONAL INFORMATION FOR SHORELINE VARIANCE The purpose of a Variance Permit is strictly limited to granting relief to specific bulk, dimensional or performance standards set forth in the Master Program,where there are extraordinary or unique circumstances relating to the property such that the strict implementation of the Mast Program would impose unnecessary hardships on the applicant or thwart the policies set forth in RCW 90.58.020. Variance Permits for development that will be located landward of the ordinary high water mark (OHWM), except those areas designated as wetlands,may be authorized provided the applicant can demonstrate all of the following: 1. That the strict application of the bulk, dimensional or performance standards set forth in the Master Program precludes or significantly interferes with a reasonable use of the property not otherwise prohibited by the Master Program; Cu2(Lt-wr Zoo l NG A*,owl ps- ► i S� PL% - , TA lS IS No 7— Go N& GNO w-t-0 � T-h F" 401 13,o>'rT" A '-M p , C y X pIN 6 Dc-0- +-SD' TV ) 6.5, 1 r &-"owS g qm tO DOCcL ()S&S M w"oca4.. A-T" L R G' 4oO w -r7 n E 2. That the hardship which serves as a basis for the granting of the variance is specifically related to the property of the applicant, and is the result of unique conditions such as irregular lot shape, size, or natural features and the application of the Master Program, and not, for example from deed restrictions or the applicant's own actions; G y owT T O oGYL uefj6Th 2oN 1 N 6 I S 11,s G ORA,&J T" e otff (gym I° ►S ►4ol, 6Y A-VJ9W& Soy. l �,S"l , 7Th5- WLk- 14t-1 t.nw U5504 TV USIs, 140fvnP . DOC*— 3. That the design of the project will be compatible with other permitted activities in the area and will not cause adverse effects to adjacent properties or the shoreline environmfnt; ��-��• 1��, oti �ll�w�N�} t� ' �T, Th� I bS ��NGTv1 � �JOG(rL , 1Ns a� �+-o�ri1N� �rr�uNd mfi�r�N� t'f►�o f��.oc.�•ING prCr�!"� � mlN� �Sls�'t�S • E D©CI, "LL N 0-r (3 UX - / ,- (ESS TV IM P-w nJ�- Shoreline Variance Questions Page 1 of 2 I �% r 4. That the variance authorized does not constitute a grant of special privilege not enjoyed by the other properties in the area, and will be the minimum necessary to afford relief; -I 14 0' 66A-T- 94tMe IS C O P 6 e%- - iv ure6YL NL ot <,#YW E:& nit W-G ft 'f U SAS , 1Mr boex wiu- ; enAje" TA06 r titPLS 5. That the public interest will suffer no substantial detrimental effect. 'M�7- I (os-( I)O Lk, C.PAA6T 11 W" 6U..,©w POOFM10 If (.)o CJL USA 'Tv M OC& AT 6kT"-M r Gb (-J 'I)b F, AT MIb rinC "PnIS wIur ^tA.dw ed OF MonrWNG y"40 7kE DCxKS o5t t 5 w 4uf 5#orsq- - m 0o(z4N�a) Variance Permits for development that will be located either waterward of the ordinary high water mark, or within wetlands,may be authorized provided the applicant can demonstrate, in addition to Items 1-5 above, that: 6. The public rights of navigation and use of the shorelines will not be adversely affected by the granting of the variance. SoKTS MUST /AA+)T Sc oW ©owN M47,4euuey�d T'hrLOUGk 7 yi -A OI NK i MoP-CS u 5106 940fMlp Cf ?J YOOy-, In the granting of all Variance Permits, consideration shall be given to the cumulative impact of additional requests for like actions in the area. For example, if variances were granted to other developments in the area where similar circumstances exist the total of the variances should also remain consistent with the policies of RCW 90.58.020 and should not produce substantial adverse effects to the shoreline environment. Requests for varying the use to which a shoreline area is to be put are not requests for variances, but rather requests for conditional uses. Shoreline Variance Questions Page 2 of 2 Taylor 130 SE LYNCH ROAD, SHELTON, WA 98584 PHONE: 3G0.42C.G176 FAX: 360.427.0327 ;r W WW.T A Y L❑ ILSII L`L LF I S II .C OAI Shellf ish i Farms July 25, 2014 Port of Grapeview PO Box 3 Grapeview,WA 98546 Dear Commissioners, We understand that the Port of Grapevlew is seeking funds from the Recreation Conservation Office to rehabilitate the Grapeview Boat Ramp. While the boat ramp is primarily used by recreational users, the. commercial shellfish farmers also use the ramp. It is vital to Taylor Shellfish that our shellfish growing areas be accessible by boat by our harvesting crews. Taylor maintains a fleet of boats that bring the harvest to the Port of Grapeview's boat ramp and then to our plant In Shelton which redistributes to markets around the world. We are the second largest employer in Mason County. Central to our harvesting is the Grapeview Boat Ramp which, because of its very low tide access,figures very heavily in the scheduling of our launches. We also recognize that our launching and retrieving equipment has an effect on the ramp and we will step up in the Port of Grapeview's effort to replace the existing ramp. Accordingly,Taylor will commit to $70,000 as a match to a Recreational Conservation Office grant. We look forward to working with you during the planning, permitting and construction phases. Sinc rely William I Taylor Vice president,Taylor Shellfish Inc. TAYLOR SFlELLP1SH CO,INC. TAYLOR UN1TC_U INC. TAYLOR TIMBER,INVESTNIENT CO.INC. TAYLOR RESTAURANTS INC. 30 1e �,�qyT aOyo� 1 a9 STATE OF WASHINGTON DEPARTMENT OF ECOLOGY PO Box 47775 -Olympia, Washington 98504-7775 -(360)407-6300 711 for Washington Relay Service -Persons with a speech disability can call 877-833-6341 October 241h, 2017 Mr.Ron Buckholt Mason County Department of Community Development Planning Division PO Box 279 Shelton, WA 98584 Dear Mr. Buckholt: Thank you for the opportunity to comment on the determination of nonsignificance for the Port of Grapeview Floating Community Dock and Bulkhead Project(SEP2017-00054&SHR2017- 00004) located at 5052 East Grapeview Loop Road in Allyn as proposed by Glenn Carlson,Port of Grapeview. The Department of Ecology(Ecology)reviewed the environmental checklist and has the following comment(s): SHORELANDS& ENVIRONMENTAL ASSISTANCE: Rick Mraz(360)407-6221 Ecology requests a pre-hearing site visit with County staff and the applicant(or applicant's representative). Please contact Rick Mraz to schedule the site visit at the phone number provided above. Ecology's comments are based upon information provided by the lead agency. As such,they may not constitute an exhaustive list of the various authorizations that must be obtained or legal requirements that must be fulfilled in order to carry out the proposed action. If you have any questions or would like to respond to these comments,please contact the appropriate reviewing staff listed above. Department of Ecology Southwest Regional Office (SM:201705344) cc: Rick Mraz, SEA Glenn Carlson,Port of Grapeview(Proponent) V C °a«..��'''�.A.f Jll'If ^j: ro,r cxn,avy:v"v.p$.j� O 7-1 P.,J 13 T RECEIVED OrT 2 6 2017 0 e W. ;-tiuUf street Mason County Community [Development OjzZi1011 Attention Ron Buckholt Reference Variance SHR2017-00004 I support the variance SHR2017-00004 to construct a new dock and replace a section of bulkhead. I would also like to go on record Of supporting the Port of Grapeview efforts to replace the boat ramp. The project will greatly ease access for boaters and other recreationists to the waters of Case Inlet. Additionally the project will help address environmental concerns related to storm water. I own property across the Grapeview Loop Road from the project and these same properties are adjacent to the Ports parking lot. Phil Wolff 1 ZOGrapeview Loop nd Allyn `JVA 98524 boadhavenLWhotmad.com i L NOTICE OF APPLICATION FOR SHORELINE SUBSTANTIAL DEVELOPMENT & SHORELINE VARIANCE AND NOTICE OF PUBLIC HEARING Notice is hereby given that the Port of Grapeview has filed an application for a Shoreline Substantial Development Permit& Shoreline Variance SHR2017-00004 to construct a new 165- linear foot dock; and replacement of an 8-foot section of existing bulkhead in order to accommodate for an associated ADA platform and pathway accessibility. (These permits are required per the adopted Mason County Shoreline Master Program) Site Address and Project Location: 5052 Grapeview Loop Road, Grapeview,WA 98546 Parcel Number: 12105-51-00900 Shoreline Designation: Urban/Adjacent Zoning: Rural Residential 5 (RR-5) Date of Complete Application: August 30, 2017 A PUBLIC HEARING will be held by the Mason County Hearings Examiner regarding the proposed project on Wednesday,November 22,2017 at 1:00 p.m. in the Commissioner's Chambers Building I, 411 North Fifth Street, Shelton, WA. If special accommodations are needed, contact the Commissioner's Office, (360) 427-9670. Any person desiring to express their views or to be notified of the action taken on the application should come to the public hearing on November 22, 2017 or mail comments to Ron Buckholt, Land Use Planner, Mason County Dept. of Community Development, 615 W. Alder Street; Shelton, WA 98584. The proposal will be issued a SEPA determination prior to the subject hearing date. Please contact Ron Buckholt of the Mason County Dept. of Community Development at(360) 427-9670 ext. 287, or at the address listed above, with questions regarding this permit application. Pre-Application Notes Project#: PAR2017-00007 for the purpose of constructing a Phase II boat ramp and, ,, tax parcel # 121055100900 & Phase III restroom on tax parcel # 121055166001: "' - JUN 2 9 2017 Date of Meeting: March 20, 2017 G15 W. Alder Street Zoning: The zoning designation is residential RR-5 for both parcels#-6001 and # -0900. Restroom: Since the parcel is zoned residential (RR-5), public facilities, e.g. public restrooms, are permitted with a special use permit. Special Use Permits are considered by the Hearing Examiner, whom renders a decision following a public hearing. The restroom structure will need to satisfy the RR-5 building setbacks, which are: front - 25 ft.; and side and rear - 20 ft. An ADA parking stall shall be required for the restroom in accordance with IBC. A detailed site plan is required, showing the building placement in relation to the property lines, parking lot, a safe pedestrian path connecting the parking lot to the restroom facility and the on-site landscaping. Shoreline: The shoreline designation is Urban Residential. The proposed dock will need a building permit, Mason Environmental Permit (MEP), Biological Evaluation/Habitat Management Plan, SEPA, DARPA, Substantial Development Permit (public hearing), as well as, HPA permits and U.S. Army Corps. Permits. Please check- in with State Fish and Wildlife and the U.S. Army Corp. of Engineers, as they may have more restrictive requirements and /or additional permits. The proposed boat ramp will not need a building permit, but will be need a Mason Environmental Permit (MEP), Biological Evaluation/Habitat Management Plan, SEPA,JARPA Substantial Shoreline Development Permit, as well as HPA permits. Please check-in with State Fish and Wildlife and the U.S. Army Corp. of Engineers, as they may have more restrictive requirements and /or additional permits. ****Please note that a single set of above mentioned permits can be consolidated to serve the entire project proposal and phases. A single application submittal can encompass all three elements, dock, boat ramp and restroom.********** Community Docks (Recreational): Shall meet the shoreline 5 ft side yard setback. Maximum overall length of a recreational pier or dock facility including float shall be only so long as to obtain a depth of three feet of water as measured at mean lower low water on salt water. The length of any pier or dock facility shall not exceed the lesser of 15 percent of the fetch or 100 feet from OHWM on salt water shorelines. Joint or community use facilities may be an additional 15 feet in length, and shall not exceed a depth of minus five (-5) feet. Docks shall not exceed 8 feet in width. Community Boat Ramp (Recreational): Concrete boat ramps shall be placed at beach grade, and not elevated on fill. 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. Light Standards: All outdoor lighting shall be in compliance with the "foot candle" restrictions per MCC 17.32. All lighting fixtures shall be shielded downward in order to prevent light pollution on to neighboring parcels. Garbage and Recycle: All garbage and recycle bins shall be screened from the public right-of- way and adjacent properties with a sight obscuring fence or vegetative buffer. Thank you for meeting with the county's Development Services staff to discuss your proposed project. 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 me directly at (360) 427.9670 Ext. 287. Specific development standards contained in County Codes may be found at the County web address HERE. Thank you and we look forward to working with you. q first Name Last Name Marquis Pitman Robert Bianchi ,treet 2253 Martin St#203 6765 38th Ave SW ;ity,,State Zip Code Irvine, CA 92612 Seattle,WA 98126 ohn McNeish James Wallace Philip Wolff 15701 Goodrich Dr. NW 225 112th Ave NE#114 PO Box 2566 ;fig Harbor,WA 98329 Bellevue,WA 98004 Belfair,WA 98528 _arry Haakenstad Roy Howard V ern Nelson 534 10th Ave W PO Box 324 PO Box 160 Kirkland,WA 98033 Grapeview,WA 98546 Grapeview, WA 98546 Rainier Concepts Venture Property Mgmt PO Box 131 PO Box 556 Allyn,WA 98524 Allyn, WA 98524 DA Philip W Lar aakenstad PO Box 2566 S34 10th e W Belfair,WA 98528 Kirkland,WA 9 3 Roy Vern Net n Harley Somers How PO Box 324 PO Box 160 PO Box 414 Grapeview,WA 985 Grapeview,WA 985 Grapeview,WA 98546 Brad White PO Box 294 Grapeview, WA 98546 AFFIDAVIT OF POSTING NOTICE STATE OF WASHINGTON ) ss. COUNTY OF MASON ) I, do hereby certify that I posted 5 copies of the attached_ IRA on Z'7 day of I 20 /_7 in L public places as follows: one at - lol P t t .51 one at one at t o l re oy) SaM.P Gvl A)- Z cer►Sent vP G S IIIA5f7..J Co(Wr) J'btWA/nL In witness whereof, the party has signed this Affidavit of Posting Notice this 42 `—day of , 20 7`- By: Address: `" )��/ /4 Uo y J7�� STATE OF WASHINGTON ) ss. hald � rCK� COUNTY OF MASON ) Subscribed and sworn to me this_,�V day of , 20 oe ,,,,N„NIIIt11/NII', - ��.� NEL 815�. a'�o %ssioN i NOrgRy ,m: = o Public for a Sta of Washington . N. siding at rl71 ��:, PUBLIC a Commission Expires -i- Zy ,, �of �.• ASH�N;.����� 111111111tN i i I �� I i ,,:�.����,k.,,, rz• � �.Gq' i `tfy' Y: '1 .4�.�J' y * .`a r�F 1,��._.�iY'i.t i't 1,~,'� �`�,, ,.�d,'I,1f,i'�Avs}'�. , NOTICE OF APPLICATION FOR SHORELINE SUBSTANTIAL DEVELOPMENT & SHORELINE VARIANCE AND NOTICE OF PUBLIC HEARING Notice is hereby given that the Port of Grapeview has filed an application for a Shoreline Substantial Development Permit& Shoreline Variance SHR2017-00004 to construct a new 165- linear foot dock; and replacement of an 8-foot section of existing bulkhead in order to accommodate for an associated ADA platform and pathway accessibility. (These permits are required per the adopted Mason County Shoreline Master Program) Site Address and Project Location: 5052 Grapeview Loop Road, Grapeview,WA 98546 Parcel Number: 12105-51-00900 Shoreline Designation: Urban/Adjacent Zoning: Rural Residential 5 (RR-5) Date of Complete Application: August 30, 2017 A PUBLIC HEARING will be held by the Mason County Hearings Examiner regarding the proposed project on Wednesday,November 22, 2017 at 1:00 p.m. in the Commissioner's Chambers Building I, 411 North Fifth Street, Shelton, WA. If special accommodations are needed, contact the Commissioner's Office, (360) 427-9670. Any person desiring to express their views or to be notified of the action taken on the application should come to the public hearing on November 22, 2017 or mail comments to Ron Buckholt, Land Use Planner, Mason County Dept. of Community Development, 615 W. Alder Street; Shelton, WA 98584. The proposal will be issued a SEPA determination prior to the subject hearing date. Please contact Ron Buckholt of the Mason County Dept. of Community Development at(360) 427-9670 ext. 287, or at the address listed above, with questions regarding this permit application.