HomeMy WebLinkAboutSHR2016-00008 Hearing - SHR Letters / Memos - 1/27/2017 322 3S
January 27,2017
Notice of Decision
Case: SHR2016-00008
Applicant: John and Caitlin Cable
Notice is hereby given that John and Caitlin Cable,who are the applicants for the
above-referenced Shoreline Substantial Development Permit, has been granted the
Shoreline Substantial Development Permit. The request was approved pursuant to
the Mason County Shoreline Master Program, specifically to construct a detached
950 square foot Accessory Dwelling Unit(ADU). The proposal is SEPA exempt per
WAC 197-11-800 as a residential structure.
This County decision is final. No further appeals to the County are available. Appeals
may be made to the Shoreline Hearings Board or the appropriate administrative
agency as regulations apply. It is the appellant's responsibility to meet all legal
requirements of any appeal process.
If you have questions or require clarification on these issues please contact Kell
McAboy,Land-Use Planner with Mason County at 360-427-9670 x365.
1
BEFORE THE HEARING EXAMINER FOR MASON COUNTY
2
Emily Terrell,Hearing Examiner
3
RE: John and Caitlin Cable
4
5 Shoreline Substantial FINDINGS OF FACT,CONCLUSIONS
Development Permit OF LAW AND FINAL DECISION
6 #SHR2016-00008
7
INTRODUCTION
x
9 The applicants have applied for a shoreline substantial development permit for an
accessory dwelling unit ("ADU", also referenced as an accessory living quarter,
10 "ALQ") to be built as a second story 950 square foot addition to a planned detached
garage to be located at 12473 NE North Shore Rd, Belfair, WA. The application is
11 approved with conditions.
12
13 ORAL TESTIMONY
14 Kell McAboy, Mason County Planner, summarized the proposal.
15
1 EXHIBITS
17 Exhibits 1-9 identified in the "Case Index" accompanying the staff report were
admitted into the record during the January 11, 2017 hearing.
18
19
FINDINGS OF FACT
20 Procedural:
21 1. Applicant.The applicants are John and Caitlin Cable
22 2. Hearing. A hearing on the application was held on January 11, 2017, at
1:00 p.m., in the meeting chambers of the Mason County Commissioners.
24 Substantive:
25 3. Site/Proposal Description. The applicants have applied for a shoreline
substantial development permit for an ADU to be built as a second story 950 square
foot addition to a planned detached garage to be located at 12473 NE North Shore Rd,
Shoreline ADU P. 1 Findings,Conclusions and Decision
Belfair, WA. The 1.12-acre site is located adjacent to the north shore of Hood Canal
1 and is accessed off of NE North Shore Road.There is a single-family residence(SFR)
2 currently under construction that is located waterward of the proposed ADU.
4. Characteristics of the Area. This parcel is adjacent to SFR developed
shoreline lots to the east and west with expanses of undeveloped shoreline followed
4 by more clustered shoreline development. Property on the landward side of NE North
Shore Road is steep, undeveloped and heavily wooded.
5
6 5. Adverse Impacts of Proposed Use. There are no adverse impacts
discernable from the record. Aerial photographs, Ex. 4, show that the lot is large
7 and heavily treed, such that the added density will not be visible from adjoining lots
and will not adversely affect neighboring views. The staff report concludes that the
8 proposal will not lower traffic level of service standards below minimum adopted
levels and there is no reasonable basis to conclude that the proposal would create any
9 adverse traffic impacts. Water and septic adequacy will be addressed during building
10 permit review. The staff report concludes that the proposal will not create any
adverse parking impacts. MMC 17.04.2226 requires two parking spaces per single-
I I family residence in the RR5 district. The proposal provides for at least four parking
spaces(two in the garage and two in the driveway), so parking standards are met.
12
13 CONCLUSIONS OF LAW
14 Procedural:
15 1. Authority of Hearing Examiner. MCC 15.03.050(10) provides the
16 Examiner with the authority to review and act upon shoreline substantial development
permit applications.
17
Substantive:
18
2. Zoning and Shoreline Master Program Designation. The area is zoned as
1 Rural Residential 5 or RR-5. The Shoreline Master Program environmental
20 designation is Urban.
21 3. Review Criteria and Application. MCC 17.03.029 governs ADUs in rural
lands. Under MCC 17.03.029, ADUs in rural lands shall be subject to a special use
22 permit unless they are located in the shoreline jurisdiction, in which case they are
23 subject to a shoreline permit.The proposed ADU is within 200 feet of the shoreline of
Hood Canal, and therefore, shall be reviewed per the Shoreline Master Program
24 policies and use regulations. The review criteria for a Shoreline Substantial
Development Permit application are governed by Mason County Comprehensive
25 Plan, Chapter IX; Accessory living quarters, and under Mason County Code
17.50.060 Section entitled Residential Development-Accessory Living Quarters (the
Shoreline ADU p.2 Findings, Conclusions and Decision
same as an Accessory Dwelling Unit). These criteria, in addition to miscellaneous
1 criteria for all Hearing Examiner decisions, are quoted and addressed below.
2 MASON COUNTY COMPREHENSIVE PLAN, Chanter IX: Accessory Livine
3Quarters. Accessory living quarters for the use of the guests, employees, or
immediate family members should be allowed as a substantial development when
4 minimal impact would occur to surrounding areas. The cumulative impact of like
structures on neighboring properties must be considered.
5
6 4. As conditioned, the Applicants will only be allowed to use the ALQ for
guests, employees or immediate family members.
7
MCC 17.50.060 - Use regulations for accessory liviniz quarters. Accessory living
8 quarters are defined in this chapter as separate living quarters attached or detached
from the primary residence which contains less habitable area than the primary
residence. They are subject to the following criteria:
10 1. Only one accessory living quarter per lot.
1 l 2. Strict compliance with current sewage setback and design standards as per
WAC 248-76-090.
12 3. Minimal impact on surrounding properties from view blockage, traffic,
parking and drainage.
13 4. Compliance with setback criteria.
14 5. Accessory living quarters shall require a substantial development permit and
shall not exceed 1,000 square feet.
15
5. The proposal will result in no more than one ALQ on the subject lot. The
16 proposal is conditioned to be compliant with all applicable sewage standards, which
will be enforced during building permit review. The site plan shows a 21-foot side
17 yard setback, which is more than the five-foot setback required by MCC 17.50.060
18 for residential development in the shoreline urban environment and the 20 feet
required for single family structures in the RR5 district by MCC 17.04.223(d).
19 Drainage is incorporated into the County's development standards and will be
addressed during building permit review.The size of the proposed ADU is 950 square
20 feet, less than the 1,000-square foot maximum.
21
22 MISCELLANEOUS CRITERIA FOR ALL HEARING EXAMINER REVIEW
2) MCC 15.09.050(C): Required Review: The Hearing Examiner shall review proposed
development according to the following criteria:
24
25 1. The development does not conflict with the Comprehensive Plan and meets the
requirements and intent of the Mason County Code, especially Title 6, 8, and
16.
Shoreline ADU p. 3 Findings,Conclusions and Decision
1 2. Development does not impact the public health, safety and welfare and is in
2 the public interest.
3. Development does not lower the level of service of transportation and/or
neighborhood park facilities below the minimum standards established within
4 the Comprehensive Plan.
5 6. As indicated in the staff report, the project is consistent with the Mason
6 County Comprehensive Plan. It will not lower the level of service for transportation
or park facilities. In addition to requirements already addressed in the above
7 Conclusions of Law,the project,as conditioned, is consistent with all other applicable
requirements of the Mason County Code, including MCC 17.03.029 as outlined
8 below. The proposal meets the requirements and the intent of Title 6, 8 and 16 as it is
exempt from SEPA, does not involve any division of land and will be subject to
9 septic review during building permit review.
MCC 17.03.029: Accessory dwelling unit requirement.
11
In rural lands, accessory dwelling units (ADU) must meet the following requirements:
12
1. The ADU shall be subject to a special use permit, unless in the shoreline
1' jurisdiction, it is subject to a shoreline permit;
14
2. The owner of the ADU must reside on the lot in either the principal
15 residence or ADU;
16 3. The ADU shall be located within one hundred fifty feet of the principal
residence or shall be a conversion of an existing detached structure (i.e.
1 garage);
' 18
4. The ADU shall not exceed eighty percent of the square footage of the
19 habitable area of the primary residence or one thousand feet, whichever is
smaller;
20
21 5. All setback requirements must be met by the ADU;
22 6. All applicable health district standards for water and sewer must be met
by the ADU;
23
7. No recreational vehicles shall be allowed as ADU;
24
25 8. Only one ADU is allowed on any property;
9. An additional off-street parking space must be provided for the ADU.
Shoreline ADU p.4 Findings,Conclusions and Decision
1 7. The project, as conditioned, complies with MCC 17.03.029. The
2 application is for a shoreline permit. The proposal is conditioned upon the owner
living on the property in the ADU or primary residence. The separation between the
3 ADU and the primary residence is less than 150 feet. The accessory dwelling unit
will be less than 80% of the size of the primary residence. The ADU meets setback
4 requirements as previously concluded. Conformance to all applicable health district
standards for water and sewer will be assured during building permit review. This
5 will be the only ADU on the property. The proposal provides for at least four parking
6 spaces,which is two more than required by applicable parking standards.
7 DECISION
8 The Hearing Examiner approves the requested Substantial Shoreline Development
Permit as recommended in the Staff Report for SHR 2016-00003 with the following
9
conditions:
10 1. The owner of the ADU shall reside in the primary residence or the ADU.
Il
2. The ADU shall comply with all applicable sewage system design and
12 maintenance standards.
l
14 Dated this 26th day of January,2017.
15
16
r
17 A.Orbmdws
Hearing Examiner
18 Mason County
19
20
21 APPEAL
22 The shoreline variance request is subject to approval by the Washington State
23 Department of Ecology and then may be appealed to the Washington State Shoreline
Hearings Board as outlined in Chapter 90.58 RCW.
24
25
Shoreline ADU p. 5 Findings, Conclusions and Decision
CHANGE IN VALUATION
1
2 Notice is given pursuant to RCW 36.70B.130 that property owners who are affected
by this decision may request a change in valuation for property tax purposes
notwithstanding any program of revaluation.
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Shoreline ADU p.6 Findings,Conclusions and Decision
SHR2016-00008 Eyck,, I
Mason County
Department of Planning
Building VIII * 615 W. Alder Street
Shelton,Washington 98584 * (360)427-9670
TO: Mason County Hearings Examiner
FROM: Mason County Planning Staff Kell McAboy; 360.427.9670 x 365
RE: Mason County Shoreline Substantial Development Permit
(SHR2016-00008).
HEARING DATE: January 11, 2017
STAFF REPORT
I. Introduction. This report evaluates an application for a Shoreline Substantial
Development permit under the Mason County Shoreline Master Program for a proposed
950 square foot accessory dwelling unit(ADU)to be built on the second story of a
planned detached garage/storage structure. Staff is recommending approval of this
project as currently proposed.
II. Applicant: John and Caitlin Cable, owners.
III. Authorized Representative: Thomas Isarankura(BARN design).
IV. Date of Complete Application: November 22, 2016.
V. Site address and Project Location: 12473 NE North Shore Rd, Belfair, WA 98528
Parcel# 32235-21-90060.
VI. Evaluations.
A. Characteristics of the area. This parcel is adjacent to SFR developed shoreline lots to
the east and west with expanses of undeveloped shoreline followed by more clustered
shoreline development. Property on the landward side of NE North Shore Road is
steep, undeveloped and heavily wooded.
B. Characteristic of the site. The 1.12-acre site is located adjacent to the north shore of
Hood Canal and is accessed off of NE North Shore Road. There is a single family
residence(SFR) currently under construction that is located waterward of the
proposed ADU.
C. Comprehensive Plan Designation. The Mason County Comprehensive Plan
designation for the site is Rural.
SHR2016-00008 -2-
D. Shoreline Master Prop-ram Desi agn tion. The Shoreline Master Program
environmental designation is Urban.
E. Zonin . Rural Residential 5 (RR5).
VII. SEPA Compliance and other public notice requirements. The proposal is SEPA
exempt under WAC 197-11-800, as a single-family residential dwelling.
VIII. Other Permits. The proposal requires a Mason County Building Permit.
IX. Analysis.
A. Comprehensive Plan Review
Type III Review for permit applications require that the Hearing Examiner evaluate
the proposal for consistency with Mason County's Development Code, adopted plans
and regulations. The Hearing Examiner shall review the proposal according to the
following criteria:
1. The development does not conflict with the Comprehensive Plan and meets the
requirements and the intent of the Mason County Code, especially Title 6, 8, and
16.
2. The development does not impact the 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.
The development meets the applicable criteria and does not conflict with the
Comprehensive Plan, and meets the requirements and intent of the Mason County
Code. The proposed AD does not impact the public health, safety or welfare and is
in the public interest.
B. Mason County Development Regulations
17.03.029 Accessory Dwelling Unit Requirement
A. The ADU shall be subject to a special use permit, unless in the shoreline
jurisdiction it is subject to a shoreline permit.
The proposed ADU is within 200'of the shoreline of Hood Canal and therefore
shall be reviewed per the Shoreline Master Program policies and use regulations.
C. Mason Count Comprehensive Plan Chapter IX:Accessory Living Quarters
Policy
Accessory living quarters for the use of guests, employees or immediate family
members should be allowed as a Substantial Development, when minimal impact
would occur to the surrounding area. The cumulative impact of like structures on
neighboring properties must be considered.
The proposal is on a relatively large lot (nearly an acre of property not including
shorelands) on the north shore of Hood Canal. Typical lots in this area are smaller
with large homes dominating the lot. The AD and SFR (currently under
construction) will take up less lot coverage than the average parcel in the area.
D. Mason County Code, Title 17.50 Zoning—Shoreline Master Program Use Regulations
SIM016-00008 -3 -
Accessory Living Quarters
Accessory living quarters are defined in this chapter as"Separate living quarters,
attached or detached from the primary residence which contain less habitable area
than the primary residence." They are subject to the following criteria:
1) Only one accessory living quarter per lot. In an urban environment, a lot must
be 1-1/2 the size required for a single family residence which totals 18,750
square feet.
The lot size, not including shorelands is approximately 41,469 square feet,
which exceed the requirement.
2) Strict compliance with current sewage setback and design standards as per
WAC 248-76-090.
Subject to building permit review, Mason County Environmental Health will
review for consistency with WAC 248-76-090 and set requirements
accordingly.
3) Minimal impact on surrounding properties from view blockage,traffic,
parking and drainage.
The proposal will have minimal to no impact on views, traffic,parking and
drainage.
4) Compliance with setback criteria.
The proposal exceeds the setback criteria as set forth in the RESIDENTIAL
DEVELOPMENT table of Mason County Code 17.50.060.
5) Accessory living quarters shall require a Substantial Development Permit and
shall not exceed 1,000 square feet.
The total square footage is 950 square feet.
X. Conclusions. The project is consistent with the Comprehensive Plan, the Development
Regulations, and the Shoreline Master Program Policies and Use Regulations.
As proposed staff recommends approval of the Shoreline Substantial Development
Permit application #SHR2016-00008 to allow a 950 square foot ADU to be placed
above(second story) a planned garage/storage building.
XI Choices of Action.
1. Approve.
2. Approve with conditions.
3. Deny with prejudice (reapplication of resubmittal is not allowed for one year).
4. Remand for further proceedings and/or evidentiary hearing in accordance with
Section 15.09.090 of Title 15.
St4 f� ZO ) Co - 0 000 e
MASON COUNTY RECEIVED
DEPARTMENT OF COMMUNITY DEVELOPMENT
Building III-426 west Cedar Street NOV 2 2 2016
P.O.Box 279,Shelton,WA 98584
(360)427-9670-Ext.352 61 S W. Alder Street
SHORELINE PERMIT APPLICATION
PERMIT NO. S*9204o_GWOY SHORELINE SUBSTANTIAL DEVELOPMENT X
SHORELINE VARIANCE*
DATE RECEIVED 11-ZZ-Zo)(o 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: John and Caitlin Cable
ADDRESS: 947 Federal Ave. E
(street)
Seattle WA 98102
(city) (state) (zip)
TELEPHONE: 425.765.0359 425.765.0359 _
(home) (business)
AUTHORIZED REPRESENTATIVE: Thomas Isarankura(BAAN design)
ADDRESS: 1541 Magnolia Blvd W
(street)
Seattle, WA 98199
(city) (state) (zip)
TELEPHONE: 206.297.0589
PROPERTY DESCRIPTION:
General location(include property address,water body and associated wetlands—identify the name of the
shoreline):
The property is located at 12473 NE North Shore Rd, Belfair,WA 98528. It is a 1.12 acre parcel
located along the shoreline of HoodCanal and south ot Northore Rd. The 220 ft.wide parcel is fairly
level in a terrace that is slightly below the County
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:
Tract B of short plat subdivision no.1126, recorded april 8, 1982, under auditor's file no. 402084, and being a
portion of government lots 5&6,of section 35,township 22 north, range 3 west, W.M., in Mason County, WA
shoreline 2011 app.doc
(Continue)Also all tidelands of the second-class formerly owned by the State of WA, as defined by chapter 255
of the session of laws of 1927,situate in front of,adjacent to,or abutting upon the above described upland.
OWNERSHIP: Contract
Applicant Owner X Lessee Purchaser (Identify) Other
Owner: John and Caitlin Cable
12473 NE North Shore Road
(street)
Belfair WA 98528
(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):
New 2 level detached a .roccory structure with a 870sf garage for car and boat below and a 950cf living garter above with
a 150sf south facing deck. The building is approximately 28ft wide(at it's wides point)and 36 ft deep with a wood stair
located on the west side for access to living quarters above. I he walls will be constructed using s an ar 2x6 dimensional
lumber and the floor will be 11 7/8"TJI's. The roof structure will be pre-manufactured scissor trusses and the foundation
will be constructed using conventional concrete strip foundation with slab on grade.
Use(identify current use of property with exist improvements:
The property has a house that is currently under construction under permit#BLD2016-00111. It is located in
the southwest area ot the property, from the existing concrete bulkhead with inset steps and a ramp a ong
the beach There was an existing detached garage at the northeast comer of the site that was demolished with
the construction of the new house. This will be approximately the site for the proposed accessory structure.
Reason for requesting development:
The reason for development is to provide boat and car storage and a guest house for visiting friends and
relatives.
ACKOWLEDGEMENT
I hereby declare,to the best of my knowledge and belief,the forgoing information and all attached information is
true and correct.
Thomas Isarankura October 14,2016
(applicant or authorized representative) (date)
shoreline 2011 app.doc
VICINITY MAP GENERAL INFORMATION
PROPERTY OWNERS: JOHN AND CAITLIN CABLE
r; 947 FEDERAL AVENUE EAST "
w� SEATTLE,WA 98102
PROJECT ADDRESS: 12473 NE NORTH SHORE ROAD
= BELFAIR,WA 98528
No"' TAX PARCEL NUMBER: 32235-21-90060
ZONING: RURAL RESIDENTIAL 5 ZONE -
RELATED PERMIT INFO: A SITE INSPECTION WAS PERFORMED BY ALLAN BORDEN ON BEHALF OF THE OWNERS TO
DETERMINE FEASIBILITY FOR REBUILD OR REMODEL OF EXISTING HOME,REFER TO CASE
m NO.SP12015-00048,DATED 06.19.15
iBIlUyB "`�'
PRIMARY RESIDENCE CURRENTLY UNDER CONSTRUCTION UNDER PERMIT N0:B1D2016-00111
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LEGAL DESCRIPTION
RcCEIVED
TRACT B OF SHORT PLAT SUBDIVISION NO.1126,RECORDED APRIL 8,1982,UNDER AUDITOR'S FILE NO.402084,AND
Unron BEING A PORTION OF GOVERNMENT LOTS 5 AND 6,OF SECTION 35,TOWNSHIP 22 NORTH,RANGE 3 WEST,W.M.,IN NOV 2 J �016
MASON COUNTY,WASHINGTON.
615 W.Alder Street
ALSO ALL TIDELANDS OF THE SECOND—CLASS FORMERLY OWNED BY THE STATE OF WASHINGTON,AS DEFINED BY
r r,m.ne PROJECT LOCATION: CHAPTER 255 OF THE SESSION OF LAWS OF 1927,SITUATE IN FRONT OF,ADJACENT TO,OR ABUTTING UPON THE
12473 NE NORTH SHORE RD ABOVE DESCRIBED UPLAND.
BELFAIR,WA 98528
PROJECT DESCRIPTION X
NEW 2 LEVEL DETACHED ACCESSORY STRUCTURE WITH GARAGE AND BOAT STORAGE ON THE GROUND LEVEL AND S
S LIVING QUARTERS(GUEST HOUSE)ABOVE (�
I
PRIMARY RESIDENCE BEYOND PROPOSED ACCESSORY
CURRENTLY UNDER CONSTRUCTION STRUCTURE WITH GARAGE BELOW
PERMIT NO.BLD2016-00111 AND GUEST HOUSE ABOVE
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JECT ADDRESS: TH SHORE ROAD
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LEGAL DESCRIPTION: TRACT B OF SHORT PL�A N
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SITE PLAN
DATE:06.08.16
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MASON COUNTY
COMMUNITY SERVICES DEPARTMENT
BUILDING •PLANNING •FIRE MARSHAL
_ Mason County Bldg. 8, (360) 427-9670 Shelton ext. 352
615 W. Alder Street, Shelton, WA 98584 (360) 275-4467 Belfair ext. 352
www.co.mason.wa.us (360) 482-5269 Elma ext. 352
NOTICE OF APPLICATION FOR
SHORELINE SUBSTANTIAL DEVELOPMENT PERMIT AND
NOTICE OF PUBLIC HEARING
Notice is hereby given that John and Caitlin Cable have filed an application for a Shoreline Substantial
Development Permit number SHR2016-00008 for the construction of accessory living quarters (ALQ).
This permit is required because of the requirements of the Mason County Shoreline Master Program,
Chapter 17.50 Residential Development section. The ALQ must meet the dimensional and other
requirements of this section for approval.
Site Address and Project Location: 12473 NE North Shore Rd., Belfair, WA 98528
Parcel Number: 32235-21-90060
Date of Application: November 22, 2016
A PUBLIC HEARING will be held by the Mason County Hearings Examiner regarding the proposed project
on Wednesday,January 11, 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 January 11, 2017 or mail comments to Kell McAboy, Land Use Planner,
Mason County Dept. of Community Services, 615 W. Alder Street;Shelton, WA 98584.
The proposal is SEPA exempt per WAC 197-11-800 (1)(b)(i).
Please contact Kell McAboy of the Mason County Dept. of Community Services at (360) 427-9670 ext.
365, or at the address listed above, with questions regarding this permit application.
LIST OF ADJACENT PROPERTY OWNERS' MAILING ADDRESSES
WITHIN 300 FEET OF YOUR PROPERTY BOUNDARIES
FOR PUBLIC HEARING NOTIFICATION
Addresses are to be obtained from the Mason County Assessor's Office, Bldg. 1, Second Floor.
Doug and Beverly Bell Doug and Beverly Bell
12423 NE North Shore Rd P.O. Box 253
Belfair, WA 98528 Tahuya, WA 98588
Henry and Tori Dulemba
12481 NE North Shore Rd
Belfair, WA 98528
Mr. &Mrs Brad Thorson
18604 Soundview Place
Edmunds,WA 98020
Mrs&Mrs F. Beau Gould
627 36th Avenue East
Seattle, WA 98112
Dr. &Mrs Kim Anardi
P.O. Box 2231
Auburn,WA 98071
shoreline 2011 app.doc
AFFIDAVIT OF POSTING NOTICE
STATE OF WASHINGTON )
ss.
COUNTY OF MASON )
I k MO do hereby certify that I posted copies of
the attached
on 2 CA day of No len.,. at.Y 20_L(e. in public places as follows:
one at 2- 1 N ►�! SJ�IC✓ I�-�
one at Ick
one at
In witness whereof, the party has signed this Affidavit of Posting Notice this Z�7 day
of , 2k(O
By:
Address: ).-A I cl-e-�
STATE OF WASHINGTO )
ss.
COUNTY OF MASON )
_d
Subscribed and sworn to me this day of 20�
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PUBLIC NOTICE
NOTICE OF APPLICATION
FOR SHORELINE SUBSTANTIAL DEVEL-
OPMENT PERMIT AND NOTICE OF PUBLIC
HEARING Notice is hereby given that John
and Caitlin Cable have filed an application for
a Shoreline Substantial Development Permit
number SHR2016-00008 for the construction
of accessory living quarters (ALQ). This per-
mit is required because of the requirements of
the Mason County Shoreline Master Program,
Chapter 17.50 Residential Development section.
The ALQ must meet the dimensional and other
requirements of this section for approval. Site
Address and Project Location: 12473 NE North
Shore Rd., Belfair, WA 98528 Parcel Number:
32235-21-90060 Date of Application: November
22, 2016 A PUBLIC HEARING will be held by
the Mason County Hearings Examiner regarding
the proposed project on Wednesday,January 11,
2017 at 1:00 p.m. in the Commissioner's Cham-
bers Building I, 411 North Fifth Street, Shelton,
WA.If special accommodations are needed,con-
tact 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 January 11,
2017 or maitcomments to Kell McAboy,Land Use
Planner,Mason County Dept.of Community Ser-
vices, 615 W. Alder Street; Shelton, WA 98584.
The proposal is SEPA exempt per WAC 197-11-
800 (1)(b)(i). Please contact Kell McAboy of the
Mason County Dept. of Community Services at
(360)427-9670 ext.365,or at the address listed
above, with questions regarding this permit ap-
plication.
9126 December 1,8 2t
Case ActivityListing ���/�, 12/29/2016
10:45:20AM
Case #: SPI2015-00048
Parcel #: 322352190060
Description: Feasibility for rebuild or remodel of existing home, ability to subdivide and build second home, and ability to build a dock before
purchase of home and parcel.
Assigned DonejM & ,
Activity , escription Date 1 Date 2 Date 3 Hol 's , , To B ,d ated dated J
SPIA600 SPI Letter- Field Review 6i 1912015 None DONE AI-IB AHB 6/19/2015 AHB
Pre-inspection for John and Caitlin Cable on June 2,2015:
The pre-inspection was made to evaluate the replacement of and additions to a single-family residence on a 1.12 acre parcel[PN:32235-21-90060]located along the shoreline of Hood Canal and south of
North Shore Rd. The 220 ft.wide parcel is fairly level in a terrace that is slightly below the county road level and the property has a concrete bulkhead with inset steps and a ramp along the beach. The
property has two homes,an existing small home built in 1935 in the west area that is 41 feet from the concrete bulkhead;and an area where a 1979 mobile home was located in the middle area prior to a fire
in November 30,2014. The proposed replacement and/or additional areas would be located at the proper setbacks based upon this inspection. These findings state regulations in effect at inspection time,
unless noted otherwise.
Development Regulations standards:
_Y_ The site is in Rural Residential 5 zone. Standard building setbacks are 25-foot front yard setback,and 20-foot side property line and rear yard setbacks. These setbacks are measured from structures
above grade such as roof overhangs,stairs,balconies,decks,heat pumps,storage buildings,and fuel tanks.
_Y_ An administrative variance may be requested to reduce these setback distances from property lines,to as low as 5 feet(side yard),if the size,shape,or features of the property constrain development
from the proper setbacks. This process requires application and review at the time of the building permit submittal.
Resource Ordinance Standards:
_N_ Wetland critical area: Planning staff confirmed that the parcel does not contain certain wetlands,which are regulated under Mason County's Wetlands chapter 17.01.070 of the Mason County Resource
Ordinance.The applicant will not need a wetlands special report during development review.
_Y_ Stream setbacks:Planning staff confirmed that the parcel does not contain certain wetland critical area values. A stream to the north has been diverted to the east by culverts under North Shore Rd.and
then to Hood Canal. The applicant will not need a stream habitat special report during development review.
_N_ Slope or Landslide hazards:Slopes is around 10 percent adjacent to or within 300 feet of a proposed project were observed and a series of short walls are part of the bank along the county road. No
geologic special report(geologic assessment or geotechnical report)is needed during development review.
_Y_Shoreline setbacks: The shoreline designation for Hood Canal is Urban Environment per the Mason County Shoreline Master Program and development setbacks would be determined by the Mason
County Resource Ordinance. The general provisions include that the shoreline setback is determined by averaging the distance of setback,or determining the view commonline,from the roofline of the
flin s
adjacent residence on each side of the subject parcel to the ordinary high water mark(OHWM)of the Hood Canal shoreline. Any portion of the new structure,including decks,balconies,and r oo e ,must
be behind this common line. Shoreward of this line for 15 feet toward the shoreline is an area that may be used for lawns,patios or landscaping(development at grade level). From that point toward the
shoreline is considered to be a required vegetated buffer that must remain and is regulated by the Mason County Resource Ordinance Fish and Wildlife Habitat Conservation Areas Chapter. Within this
chapter are those activities listed that can be done both with and without a Mason Environmental Permit;proposed tree limbing and limited cutting of trees in the buffer for view improvement are reviewed by
the area permit planner prior to starting these type of activities.
The applicant inquired about replacing the small residence or adding additional areas to the old structure;and replacing the old mobile home with a new residence. The development standards will allow the
proposal to be reviewed. The Mason County Development Regulations MCC 17.03.032.B.3.b addresses properties that have more than one,and less than four residence existing at the June 1998 date of
regulation adoption. The small residence and old mobile home were present in 1998,making the subject parcel complying with this standard. Since it complies with this standard,the mobile can be replaced
with another residence. Two building lots that conform with the MCC 17.03.032.B.3.b standards can be created through the short subdivision process,and each lot can have a residence on it.
Page 2 of 3 Caseactivity..rpt
L
12/29/2016
Case Activity Listing 10:45:20AM
Case #: SPI2015-00048
P14
Parcel #: 322352190060
Description: Feasibility for rebuild or remodel of existing home, ability to subdivide and build second home, and ability to build a dock before
purchase of home and parcel.
Assigned :A"j:,Aone
Activity Description Date 1 t Date 3
Staff observed the common line setback in relation to the ordinary high water mark(OHWM)of the Hood Canal shoreline from the shoreward roof eave of the existing residence to the east and to the
shoreward roof eave of the adjacent residence to the west. The roof eave of the adjacent residence to the east was observed as 17 feet from the bulkhead;the roof eave of the adjacent residence to the west was
observed as 29 feet from the bulkhead. The average distance would be 23 feet,but the minimum distance for new development permitted by the Mason County Resource Ordinance is 35 feet from the
OHWM.
Staff observed the setback from the OHWM of the Hood Canal shoreline to the existing building site. The existing home is 41 feet from the closest roof eave to the bulkhead,which is greater than the
Resource Ordinance minimum setback distance. The replacement residence for the old mobile home will need to meet the minimum distance for new development permitted by the Mason County Resource
Ordinance,35 feet or greater from the OHWM. Additions in the second story to the structure must meet all setbacks as noted in the text above,by applying the Shoreline Master Program setback standard.
Staff and the applicants discussed a location for a pier-ramp-float structure(and possible bank protection at the site of the pier)on the shoreline near the northeast corner of a proposed lot line between new
lots. Staff showed the applicant the list of materials that must be submitted for the Resource Ordinance and Shoreline Master Program review of the proposed structure: building permit,Mason
Environmental Permit,habitat management plan or biological evaluation by a qualified biologist,environmental checklist,shoreline permit,and Hearing Examiner fees. We discussed the provisions for the
joint use floating dock in relation to the number of property owners sharing the use,per the Shoreline Master Program. The entire proposed structure may be permitted to the 115-foot length,subject to the
shoreline permit review and the evaluation of the biological study
You would need to confirm with the Environmental Health Department what their septic system standards are to make sure about the adequacy of supplying a septic disposal for the proposed development.
General process: Future development must include a site plan,showing all setbacks from property lines,shoreline,road,and existing and proposed improvements;this site plan will be needed for building
permit application submittal and review. Specific County Codes standards for future development may be found at the County website address http://www.co.mason.wa.us. If you have any questions please
feel free to call. Thank you.
Page 3 of 3 CaseActivity-rpt
Fy f C l I,2o (--I
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MEMORANDUM
Date: October 18, 2016
To: Kelly McAboy, Senior Planner
Department of Community Services
Permit Assistance Center
615 W.Alder St.
Shelton,WA 98584
By: Thomas Isarankura
CC: John and Cait Cable
RE: SHORELINE PERMIT APPLICATION,SHORELINE SUBSTANTIAL DEVELOPMENT PERMIT FOR
DETACHED ACCESSORY STRUCTURE TO SINGLE FAMILY RESIDENCE
Project Address: 12473 NE North Shore Road, Belfair,WA 98528
Related Site Inspection report dated 06.19.15:SP12015-00048
Related Building Permit for house currently under construction: BLD2016-00111
Related Approved Septic Permit:SWG2016-00033
Attached are the following documents submitted for Shoreline Permit Application for
Substantial Development related to a proposed detached accessory structure,with garage and
boat storage below and guest house above.
Attached are the following documents:
• Check for a total of$2,190 ($670 for Hearing examiner& $1,520 for SPD feel
• Completed Shoreline Permit Application form with neighbors address mailing labels
• Site section,vicinity map and general project and site information sheet
• Site plan sheet
We hope that this memo with the attached drawings and notes completes the application
submittal requirements. Please do not hesitate to contact me at your earliest convenience if
you have any questions or comments.
Thank you,
Thomas Isarankura
VICINITY MAP GENERAL INFORMATION
- PROPERTY OWNERS: JOHN AND CAITLIN CABLE
,y3 947 FEDERAL AVENUE EAST
SEATTLE, WA 98102
PROJECT ADDRESS: 12473 NE NORTH SHORE ROAD
y�,tch� BELFAIR, WA 98528
TAX°ARCEL NUMBER: 32235-21-90060
ZONING: RURAL RESIDENTIAL 5 ZONE
RELATED PERMIT INFO: A SITE INSPECTION WAS PERFORMED BY ALLAN BORDEN ON BEHALF OF THE OWNERS TO
DETERMINE FEASIBILITY FOR REBUILD OR REMODEL OF EXISTING HOME REFER TO CASE
NEH�it sn NO.SPI2015-00048, DATED 06.19.15
-ahuya PRIMARY RESIDENCE CURRENTLY UNDER CONSTRUCTION UNDER PERMIT NO: BLD2016-00111
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TRACT B OF SHORT PLAT SUBDIVISION NO. 1126, RECORDED APRIL 8, 1982, UNDER AUDITOR'S FILE NO. 402084, AND
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MASON COUNTY, WASHINGTON.
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f ALSO ALL TIDELANDS OF THE SECOND-CLASS FORMERLY OWNED BY THE STATE OF WASHINGTON, AS DEFINED BY
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Publication Cost Agreement
Publication cost is the responsibility of the applicant.Final permit processing will not occur until
advertising fees have been paid to per by the applicant.The Shelton-Mason County Journal
will bill the applicant dire
I/WE unde that I/WE must sign d date the ttached acknowledgment indicating and that I/WE
understand t is MY/OUR respons ility.I WE m ist submit the signed page as part of application in
order fo to be considered as co ete.
ICI
John Cable
i mat perty Owner Date Print Name
O � ,
Thomas Isarankura
Signature of Applicant Date Print Name
shoreline 2011 app.doc
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