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Home My WebLink AboutSPI2015-00048 - SPI Inspections - 6/19/2015 oN-STATE MASON COUNTY o Py A o - DEPARTMENT OF COMMUNITY DEVELOPMENT • s N Planning Division IP o Y Y 426 W Cedar St, Shelton, WA 98584 (360)427-9670 1864 Site Inspection June 19, 2015 JOHN & CAITLIN CABLE 947 FEDERALAVE E SEATTLE WA 98102 Case No.: SP12015-00048 Parcel No.: 322352190060 Project 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. Dear Applicant: Pursuant to your application, a site pre-inspection (SPI)was performed on your property. Below you will find comments made regarding the proposed development and its critical values. some cases, setbacks for development from shorelines, steep slopes, streams, and wetlands must be included in your specific proposal; these setbacks are included as part of the comments listed below. This information is based on County and State regulations as they exist to date. These regulations may change and may affect the requirements for development of the subject property. Please contact me at (360) 427-9670, ext. 365 if you have questions. Sincerely, *�� &w;� Allan Borden Land Use Planner Mason County Planning Department 6/19/2015 Page 1 of 4 SP12015-00048 Site Inspection 6/19/2015 Case No.: SP12015-00048 Comments: 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: 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. 6/19/2015 Page 2 of 4 SP12015-00048 Site Inspection 6/19/2015 Case No.: SP12015-00048 _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 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 rooflines, 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. 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. 6/19/2015 Page 3 of 4 SP12015-00048 Site Inspection 6/19/2015 Case No.: SP12015-00048 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. 6/19/2015 Page 4 of 4 SP12015-00048 SPI 06 DOD ACCEPTED BY MASON COUNTY PLANNING DEPT. PRE-INSPECTION APPLICATION PLEASE PRINT ' $255.00 Fee Required 1. Site Address: 12473 North Shore Rd. Belfair, WA Owner: Gary Brown Applicant: John and Caitlin Cable Owner Address: 9616 28th St Ct NE Applicant Address: 947 Federal Ave E City: Edgewood Stp[A Zip 98371 City: Seattle St-18LA Zip 98102 Phone: ( 1 unknown day Phone: ( 429 765-0359 day Phone: ( evening Phone: (425 ) 765-0359 evening Email Address: n.a Email Address: cait outlook.com 9ool�D 2. Parcel#Is 32235 -_ 21 _- - Legal Description: TR 6 of Govt Lot 6 and tax 872 EX TRB of SP#1126 See survey 8/156 3. Purpose of Pre-Inspection: Feasibility for rebuild or remodel of existing home, ability to subdivide, understanding of ability to build a dock before purchase of home and parcel. 4. Use of building: Residential 5. Do any of the following exist on or adjacent to property?: slope( ) saltwater(x) lake( ) river( ) pond O wetland O seasonal runoff O other( ) stream( seasonal creek( ) Directions to Site: Follow North Shore Rd to mile marker 12 from Belfair, WA. Home is on left, marked with a red number marker. If the information is incomplete,then Mason County must disclaim any errors resulting from deficiencies in the original application.Pre-inspection reports remain valid only until development changes occur in the vicinity,which affect the lot evaluated in this inspection,or the laws regulating development of the site change after the time of inspection. Applicant Signature: C� Date: 5/26/15 If you would like to be on site during inspection,please check here: Return application to: Department of Community Development,Planning Division P.O.Box 279 Shelton,WA 98584 Please include a$255.00 check or money order payable to Mason County Treasurer. MORE ON BACK SIDE I:1Community Development\PAC\SPI\2012 Pre-Inspection.doc � �Q�� T '�- �vnccQ 4195 pry Nuod From: "thomas isarankura" <thomas@baandesign.net> To: "'Allan Borden"' <ahb@co.mason.wa.us> Date: 12/8/2015 11:04 AM Subject: RE: Early review of plans 12473 NE North Shore Rd in Belfair. Thanks Allan for the quick response. 10:45am works great. I'll plan to take the 8:30am Ferry from Seattle. I look forward to meeting with you. Thomas -----Original Message----- From: Allan Borden [mailto:ahb@co.mason.wa.us] Sent: Tuesday, December 8, 2015 10:49 AM To: thomas isarankura <thomas@baandesign.net> Cc: Allan Borden <Ahb@co.mason.wa.us> Subject: Early review of plans 12473 NE North Shore Rd in Belfair. Thomas: Since I will be in the office, I can meet with you regarding the permits on Friday Dec. 11th at 10:30 or 10:45 AM in the Permit Assistance Center (426 West Cedar St. Shelton). If you have prepared a site plan (how development is to be proposed) for the permit application, we can work from that location perspective. Thanks for the contact message. Allan Borden Planner - Long Range & Site Inspection 426 W. Cedar St., Shelton, WA 98584 (360) 427-9670 ext. 365 >>> "thomas isarankura" <thomas@baandesign.net> 12/8/2015 9:51 AM >>> Hi Allan, Thank you for taking the time a couple weeks ago to talk about the Cait and John Cable's property at 12473 NE North Shore Rd in Belfair. I'm planning to meet with the clients and a potential local contractor on Friday, December 11th at 1:OOpm and I was wondering whether you have time to meet with me to discuss our proposed design any time before noon. At this point, we have a detail site plan including floor plans, elevations and building sections. Since it's my first submittal with Mason County, I want to make sure I'm not missing anything and I don't want to get too far ahead with the permit submittal before getting some input. I'm pretty confident about the building code issues, it's the zoning, land-use and shoreline issues that I would like to focus on. Please let me know if this timing works for you. Thank you! thomas isarankura :: BAAN 1541 magnolia blvd west seattle washington 98199 p: 206.297.0589 <http://www.baandesign.net> www.baandesign.net Please illustrate below the proposed building site in relation to critical areas (slopes, streams, lakes, wetlands, etc,) existing improvements, as well as property lines. APPLICATIONS SUBMITTED WITHOUT ADEQUATE ILLUSTRATIONS WILL NOT BE ACCEPTED AND WILL BE RETURNED TO THE APPLICANT. Departmental Review (For Office Use Only) Planning Department Findings: P& jh , v l �m rn VUW - 1 ,441 4 14 4v— Al t41 7,10 c IACommunity DevelopmentTACWR2012 Pre-Inspection.doc Red square indicates current home that we would like to renovate or rebuild,with potentially a larger footprint. Red circle indicates site of recently torn down home, and potential site of secondary guest house. White lines indicate property boundaries. Blue line indicates possible presence of stream/culvert, but the exact location is unknown. It is listed on documents, but was not seen at last visit. We would also like to add a dock to the property at any location on the water. �jt i `'• ��L$,� �.� 4 �� Pam+ •. `* {�' 322263400090 ♦, w r, �' `j`sr a 3K263000000 322 6�40� ~ ` ` as •��• �� -"�. 3.- w +, 322263400080 ,a ti •,. '.. `�' 322260060000 322352190060 3223521900E ORE RO 322352100040 O 322352190030 I RV gH N 322352100030' 322350060000 y f� ++ ;•} a �' •• 322352100010 J t , 322352190050 322352190030 322352190060 322352190020 322352222222 ,ource: E— ri, DigitalGlobe,GeoEye, i-cubed, U=D , USGS, E�X, Get apping,A&WK w Owl M "@.and the G1= ser CommuniA N 1 inch = 100 feet W E 1 inch = 0 miles S 12. `f'71 /12473 MCF v A —(i ram..i, t � ti APPROVED SON COUNTY DCD PLANNING �. S E PLAN REQUIRED TO BE ON SITE CVAN S SUBJET TO APPROVAL B pate S l e NEW *0 NErU�!B,�es ��✓�.rc�� t t � �'f�� i:��:t�� W Awl. r i 1 _�e ._. 14- �VAMA�CD WR6L � LEr DA �lGt wR�.t. 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