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MASON COUNTY Mason County Permit Center Use:
COMMUNITY SERVICES G
\� Building,Planning,Environmental Health,Community Health DRV 0169)'2) -
WOO
_ 615 W.Alder St.-Bldg.8,Shelton,Wa 98584
Phone:(360)427-9670 ext.352 ♦ Fax:(360)427-7798 Date Rcvd -A ' ��
❑`' Development Regulations Variance: $1,320
❑� Public Hearing: $2,330
Applicant will also be billed for advertising costs.
APPLICATION FOR VARIANCE
Mason County Code Title 15, Section 15.09.057 VARIANCE CRITERIA states that variances from the bulk and
dimension requirements of the Resource Ordinance or the Development Regulations(zoning regulations) may be
allowed if written findings show compliance with the variance criteria. The burden is on the applicant to prove that
each of the criteria is met. A public hearing accompanies Variances and application for a Variance does not
guarantee approval. A variance is an application for a special"exception to the rule".
Type of Variance Requested:
0 Development Regulations ❑ Subdivisions and Plats
Matthew & Karen Eschbach matt_eschbach@msn.com
Applicant Name Email
6711 103rd Ave NE, Kirkland, WA 98033
Mailing Address
425-301-0845 206-276-2216
Phone Number 1 ( ) Phone Number 2 )
12901 NE North Shore Road, Belfair, WA 98528
Site Address
32234-50-00012
Tax Parcel # - -
Madrona Morningside Beach Tracts
Legal Description
Matthew & Karen Eschbach
Property Owner Names
Project Description Our goal is to build a garage with a small ADU. Given the small size of the
property and the required setbacks, we would like to apply for a variance to
build the structure within 2' of the setback from the driveway easement.
On a separate piece of paper, please address the following:
l. Describe the specific modification from the terms of the Chapter required.
2. Describe the reasons for the variance.
3. No variance shall be granted unless the County makes findings of fact showing that certain circumstances exist.
Please address each of the following standards and how the proposal pertains to these circumstances.
a. That the strict application of the bulk, dimensional or performance standards precludes or significantly
interferes with a reasonable use of the property not otherwise prohibited by County regulations;
Rev. Feb 2019
b. 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 County regulations,and not,for example, from deed restrictions or the
applicant's own actions;
c. 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 environment;
d. 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,
e. That the public interest will suffer no substantial detrimental effect;
f. No variance shall be granted unless the owner otherwise lacks a reasonable use of the land. Such variance
shall be consistent with the Mason County Comprehensive Plan, Development Regulations, Resource
Ordinance and other county ordinances,and with the Growth Management Act. Mere loss in value only
shall not justify a variance.
#of Pages Attached:
Applicant(s) Signatu Date
Rev.Feb 2019
Application for Variance
Parcel #32234-50-00012
Site address:
12901 NE North Shore Rd
Belfair, WA 98528
Homeowners:
Matthew & Karen Eschbach
1. Describe the specific modification from the terms of the Chapter required
We are requesting a variance in the driveway easement setback to build a garage
and a small ADU on our property. We are at the end of a private drive with low
usage. The private drive itself is a 15 foot easement. With the driveway setback
of an additional 10 feet, we are not able to build. Given the small size of the
property and the required setbacks, we would like to apply for a variance to
build the structure within 2' of the setback from the driveway easement. We
would also like to relocate our water and septic lines in the 2' buffer.
2. Describe the reasons for the variance.
Due to the small size of our lot and the setbacks required for the easement,
septic and the OHWM, we are having difficulty fitting the garage/ADU on our
property. A variance to build within 2 feet of the easement would allow us to be
able to use our property to its reasonable use (we need a garage!).
3. No variance shall be granted unless the County makes findings of fact showing that
certain circumstances exist. Please address each of the following standards and how
the proposal pertains to these circumstances.
a) That the strict application of the bulk, dimensional or performance standards
precludes or significantly interferes with a reasonable use of the property not
otherwise prohibited by County regulations:
i. The variance requested would have no impact on our neighbors or the
community. The addition of a garage would enable us to store our
vehicles instead of having them out in the open. It is more aesthetically
pleasing for our neighbors to store those items in a garage.
b) 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 County regulations, and not, for example, from deed
restrictions or applicant's own actions:
i. Our waterfront lot is an irregular shape and is a shallow lot. In addition,
due to the setbacks required for the driveway easement, septic and the
OHWM we have been having a hard time getting our project approved.
We have met with Lizzie Carp from the Washington State Department of
Ecology and she confirmed that we need to adhere to the 35 foot setback
to the OHWM. In order to reach reasonable use on our property, we
need a variance to build within the driveway easement setback. The
driveway itself is 15 feet the additional setback of 10 feet prevents us to
build a garage on our small property. We are requesting to have the
driveway setback be reduced to 2 feet.
c) 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
environment:
i. Our garage/ADU will be not have a material impact on the adjacent
properties or the environment. It is also compatible with all permitted
activities in the area.
d) That the variance authorized does not constitute a grant of special privilege not
enjoyed by other properties in the area, and will be the minimum necessary to
afford relief:
i. Most homes in our area have garages. Many of which are built right up
against the driveway easement. We are hoping to get within 2 feet of the
driveway easement.
e) That the public interest will suffer no substantial detrimental effect.
i. Our home is the last home on the driveway easement. Building within 2
feet of the driveway easement will not have a detrimental effect to the
public or our neighbors.
f) No variance shall be granted unless the owner otherwise lacks a reasonable use
of the land. Such variance shall be consistent with the Mason County
Comprehensive Plan, Development Regulations, Resource Ordinance and other
county ordinances, and with the Growth Management Act. Mere loss in value
only shall not justify a variance.
PROJECT INFORMATION SITE PLAN
PARCEL: 32234-50-00012 0 «
SITE ADDRESS: 12901 NE NORTH SHORE RD, BELFAIR PARCEL #32234-50-00012
LEGAL DESCRIPTION: MADRONA MORNINGSIDE TRACTS TR 12 k T.L. SEE SEWER PPE TO BE SLEEVED
SURVEY 30/199 SECTION: 34 TDWNSHIP:22N RANGE: 3W APPROX. LOCATION OF WATERLINE. WATERLINE WITHIN 10' OF A WATER LINE
LOT AREA: 0.780 ACRES (33,977 SF) TO BE SLEEVED UNDER DRIVING SURFACE AND AND WITHIN A DRIVING SURFACE
ALLOWED DENSITY: 1 DUA PER 5 ACRE WITHIN 10' OF A SEWER LINE S89'18,00"W
ZONING: RR5 - RURAL RESIDENTIAL 5 ACRES _ _ ----11 -------------- -•----------
PROPOSED USE: SINGLE-FAMILY RESIDENTIAL - DETACHED
r�Y�y 97.84'
15 II
BUILDING SETBACKS: ACCESS EASEMEAT j VENT LINE BACK TO
FRONT YARD - 25 FEET j 25' 2'
SIDE YARD - 20 FEET' ----_SQgpCK-_L_-_�_-. ------------
REAR i SEWER MAIN
YARD - 20 FEET I 5' '
*EXCEPTION TO THE SITE YARD STANDARD IS ALLOWED ON AP PARCEL I t I - O ---
WITH A LOT WIDTH UP TO ONE HUNDRED (100) FEET AT THE BUILDING I i
--- ---- --- -
SITE. THE REQUIRED SIDE YARD SETBACK FOR RESIDENTIAL DWELLING I , O 3
AND ACCESSORY STRUCTURES SHALL BE EQUAL TO TEN (10) PERCENT I RESERVE AREA I PRoPOSED 7 I I U
OF THE LOT WIDTH BUT IN NO CASE SHALL BE LESS THAN FIVE (5) EXISTING ;—
FEET FROM THE PROPERTY LINE. CONTROL PANEL - I G AGEIADU j m ` N
MAX. BUILDING HEIGHT: 35 FEET j rY 14' 35' MIN. = m o
FLOOR AREA RATO (FAR): 120 SHORELINE SETBACK U) o 0
I W �o
EX. HOUSE SQUARE FOOTAGE: 1,329 SIF it' Z vO
ADU SQUARE FOOTAGE ALLOWED: 1,000 SF I
ADU SQUARE FOOTAGE PROPOSED: 689 j j N a'Lu
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i EXISTING
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of HOUSE j oo I o L,
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OHWM BASED ON
SITE MEASUREMENTS
9.8' I PER MASON COUNTY
SETBACK ' I I
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SITE PLAN L-._--i.---- - }
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o m as1 CALE: 1' = 20' r-100
PROJECT INFORMATION SITE PLAN �
PARCEL: 32234-50-00012 0
SITE ADDRESS: 12901 NE NORTH SHORE RD, BELFAIR PARCEL #32234-50-00012
LEGAL DESCRIPTION: MADRONA MORNINGSIDE TRACTS TR 12 h T.L. SEE SEWER PIPE TO BE SLEEVED
SURVEY 30/199 SECTION: 34 TOWNSHIP:22N RANGE: 3W APPROX. LOCATION OF WATERLINE. WATERLINE WITHIN 10' OF A WATER LINE
.LOT AREA: 0.780 ACRES (33,977 SF) TO BE SLEEVED UNDER DRIVING SURFACE AND AND WITHIN A DRIVING SURFACE
ALLOWED DENSITY: 1 DUA PER 5 ACRE WITHIN 10' OF A SEWER LINE S89.18'00"W
ZONING: RR5 - RURAL RESIDENTIAL 5 ACRES
PROPOSED USE: SINGLE-FAMILY RESIDENTIAL - DETACHED �� T 97.84
LDING SETBACKS: ACCESS EASEMEj 15 II
BUII(T 2' I VENT LINE BACK TO
FRONT YARD - 25 FEET j 25'
SIDE YARD - 20 FEET* ____SETBACK--�----+--- - �---------___ SEWER MAIN
REAR YARD - 20 FEET I 5'
j I O O
'EXCEPTION TO THE SITE YARD STANDARD IS ALLOWED ON AP PARCEL '
WITH A LOT WIDTH UP TO ONE HUNDRED (100) FEET AT THE BUILDING 1 1 I
SITE. THE REQUIRED SIDE YARD SETBACK FOR RESIDENTIAL DWELUNG Q
AND ACCESSORY STRUCTURES SHALL BE EQUAL TO TEN (10) PERCENT PIREPSERAE AREA j PROP 7'OF THE LOT WIDTH BUT IN NO CASE SHALL BE LESS THAN FIVE (5) EXISTING OSED I U
FEET FROM THE PROPERTY LINE. CONTROL PANEL I Q"GE/ADUuj
; m N
MAX. BUILDING HEIGHT: 35 FEET j rY 14 35' MIN. = m o
FLOOR AREA RATIO (FAR): 1:20 i I i SHORELINE SETBACK CD
W o
EX. HOUSE SQUARE FOOTAGE: 1,329 SF w
ADU SQUARE FOOTAGE ALLOWED: 1,000 SF I uJ a
ADU SQUARE FOOTAGE PROPOSED: 689 ; I j j In � N N
j EXISTING j R M
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01 I HOUSE j oo 14 o
W' I 35' j ? Z Z a
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j OHWM BASED ON 1E N
I j i j SITE MEASUREMENTS
9.8' I PER MASON COUNTY
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SCALE: 1" = 20' S P1 100
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No Filled
Tax Parcels (Zoom in to 1-30,000)
Sources.Esri.HERE.Garman.Intermap.increment P Corp..GEBCO.USGS,
FAO. NIPS, NRCAN. GeoBase, IGN, Kadaster NIL Ordnance Survey, Esri
Japan.METL Esri China(Hong Kong).(c)OpenStreetMap contributors,and
the GIS User Community
Mason County WA GIS Web Map Application
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tw@masoncountywa.gov
(360)427-9670 ext. 281
Make today great!
From: Matt Eschbach <matt eschbach@msn.com>
Sent: Monday, September 25, 2023 1:52 PM
To:Trish Woolett<TW@masoncountywa.gov>
Subject: Re: Easement Road Setback Variance Request
Caution: External Email Warning!This email has originated from outside of the Mason County Network. Do not
click links or open attachments unless you recognize the sender, are expecting the email, and know the content is
safe. If a link sends you to a website where you are asked to validate using your Account and Password, DO NOT DO
SO! Instead, report the incident.
Hi Trish -Thanks for the quick response.
Our goal is to push the structure to within 2' of the easement - providing enough space to re-locate the septic
and water lines, and to ensure that the eaves on the building won't overhang onto the easement.
We still need to work with our consultant to update the formal site plan to include both the change in the
building location, and the shift in the septic lines. However, I'm hoping that the attached overlay of the site
plan (literally using cut and paste) shows the intent of what we're hoping to do.
In response to your questions, below:
1. Each easement (as part of the private drive) is managed by the homeowners. With the requested 2'
from the easement to the foundation, any easement work or regrading would not be an issue.
2. We are working with Julie Lewis to ensure that all of the required setbacks from the structure and
property lines would be adhered to.
3. We will work with our septic installer to ensure that all septic components and water lines would be
fully sleeved and protected from damage.
Hopefully this helps!
2
Julie Cheney
From: Matt Eschbach <matt eschbach@msn.com>
Sent: Monday, September 25, 2023 3:30 PM
To: Trish Woolett;Julie Cheney
Subject: Re: Easement Road Setback Variance Request
Attachments: garagejpg
Categories: This message has been archived by Retain on October 04 2023 21:37
Caution: External Email Warning!This email has originated from outside of the Mason County Network. Do not
click links or open attachments unless you recognize the sender, are expecting the email, and know the content is
safe. If a link sends you to a website where you are asked to validate using your Account and Password, DO NOT DO
SO! Instead, report the incident.
Fantastic, Trish. Thank you!
I am looping in@Julie Lewis. Julie - if I update the formal site plan to include both the change in the building
location, and the shift in the septic/water lines (as portrayed in the attached overlay of the site plan), is that
what we need to proceed forward?
Note - Rhonda has also requested an updated site plan to formally approve the movement of the septic lines
and the waiver for a "reduced horizontal separation - not less than two feet from the structure".
Thank you,
Matt
From:Trish Woolett<TW@masoncountywa.gov>
Sent: Monday, September 25, 2023 2:38 PM
To: Matt Eschbach <matt_eschbach@msn.com>
Subject: RE: Easement Road Setback Variance Request
If you are 5 ft from overhangs to property lines and other structures the Building Department does not see an issue.
Professionally Yours,
Tricia Woolett
Building Inspector-Plan Review
1
Thanks,
Matt
From:Trish Woolett<TW@masoncountywa.gov>
Sent: Monday, September 25, 2023 11:38 AM
To: Matt Eschbach <matt eschbach@msn.com>
Subject: RE: Easement Road Setback Variance Request
Matt,
I am not exactly sure what you are asking for feedback on. Is the supplied site plan the actual proposal?As it is drawn,
we have no concerns with this proposal. If your intent is to push the structure back to the easement line we only have
two concerns, 1.The foundation must be such, if the easement needed to be regraded or worked on that the
foundation is not effected. Our setbacks are from other structure and property lines. Easements must be keep free and
clear for the intent they are provided. 2.That any lines below the slab/parking must be fully sleeved and protected from
current and future damage.
Professionally Yours,
Tricia Woolett
Building Inspector-Plan Review
tw@ masoncou ntywa.gov
(360)427-9670 ext. 281
Make today great!
From: Matt Eschbach <matt eschbach@msn.com>
Sent: Monday, September 25, 2023 9:20 AM
To:Trish Woolett<TW@masoncountywa.gov>
Subject: Easement Road Setback Variance Request
Caution: External Email Warning!This email has originated from outside of the Mason County Network. Do not
click links or open attachments unless you recognize the sender, are expecting the email, and know the content is
safe. If a link sends you to a website where you are asked to validate using your Account and Password, DO NOT DO
SO! Instead, report the incident.
Hello Trish -
I am currently working with Julie Lewis (Planner for Mason County) on the permitting process for a garage
with an ADU to build on our property:
Property address:
12901 NE North Shore Road, Belfair
Parcel number:
32234-50-00012
3
Building on our small piece of property has proven to be difficult as the property is currently limited by
multiple setbacks - including shoreline, septic, and a setback to an easement to a private drive. Recently we
were able to work with Environmental Health, and Ecology to reduce the setbacks to the shoreline, and
septic. As a final step, Julie recommended that we work with you for a variance that would enable us to build
closer to the easement road.
Attached is the site plan for building the garage -which shows the easement road, and related setback of 10'.
A few points on the easement road:
• We are the last house on the end of a private drive. Having the garage located close to the easement
will not have a negative impact on anyone.
• There are multiple houses (most of which appear to have been built in the last 15 years) on the private
drive that are close to, if not directly on the easement.
• Our (recently approved and installed in 2021) septic drain field is right against the same easement - it
has not caused any concern with neighbors.
Would you have some time to discuss the possibility of an easement road setback variance/waiver- so that we
can proceed forward with our project? Perhaps we can meet on site - so that you can see that our proposed
project would be consistent with other properties, and would not have a negative impact on anyone.
Thank you,
Matt
425-301-0845
4
EXiuBiT A
TIEL PROPER IN
TiWU I I stud 12 of the Plat of Madrnnz Momingside Beach according W plat
t+eo4rded dm=of in the office of the Auditor for Mason County, Washington in
Volume A of Plats,page 9,including all tidelands of the second class, formerh,
owned by the State of Washington.situate in front of,adjacent to or abutung upon
that portion of the government meander line lying in front of the above described
upland as shown on said plat.
MUEUECT TO the reservatuir of the riFt-t to use the nmdmiy IS 600 U
Tunas I I and 12 for publ is rout purpusm,as dadRowad at Old pf& The above
described seared claw tidelam6 are c4)rt,6roy'ed to the grantee subjoet to all of the
provisions,exceptions,and reservations on behalf of the State of Washington
cviiccnung oils,gasses,coal,ores,minerals and fossils,and the right to remove
the Sant,all as containod in the deed from the State of Washington to said
t!dciands recorded in Volun►e 29 of Uccck,page 306,records of Mason County.
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AFFIDAVIT OF POSTING NOTICE
STATE OF WASHINGTON )
) ss:
COUNTY OF MASON )
RE: (Parcel#or Address of Site):
I, Julie Cheney , Planner for Mason County, do hereby certify that I have posted 1 copies
of the attached: ,,)) AA
Notice of Application and Public Hearing 4 /Ve k.,c�c o C /t p p1-cvl;o n
On this 30 day of - ovum er , 20 2�, in conspicuous
places as follows:
o One at The Site
o One at The Mason County Building One's Public Bulletin Board [411 N 51h St—Shelton,WA]
o One at
th
In witness whereof, the party has signed this Affidavit of Posting Notice this��day of
p2 ce rn bGr , 2023
Signed by Julie Che y
Mason County Community Services Department
615 W. Alder St—Shelton,WA 98584
Subscribed and sworn before me this day of �ecembrr
20 V6 , I certify that Julte C)ne_nf q signed this document.
o F �•• NOTARY PUBLIC in and for the State of Washington,
cZ to-TAHY ;
��� s Printed Name of Notary: ( Utyj-;�le
PUe��o i residing at: Mason
!'?;. •`����` My Commission Expires: Novi v oix 30. 202&
(Now It
Publication Cost Agreement
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.
Billing Address:
6711 103rd Ave NE matt_eschbach@msn.com
Email:
Kirkland, WA 98033
425-301-0845
Phone:
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.
iviatthew Eschbach
Signature`of Property Owner Date Print Name
OR
Signature of Applicant Date Print Name
MASON COUNTY oN "�� �; A US POSTAGE-PITMEYBOWES
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