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Home My WebLink AboutSPI2014-00012 - SPI Inspections - 4/18/2014 P�pN-STATE°� MASON COUNTY o A o N DEPARTMENT OF COMMUNITY DEVELOPMENT S N Planning Division o Y y P O Box 279, Shelton, WA 98584 °o %° (360)427-9670 1864 Site Inspection April 18, 2014 JAMES HILLIER PO BOX 263 UNION WA 98592 Case No.: SP12014-00012 Ppi aoU6o Parcel No.: 322353200060 Project Description: confirm setback and footprint available to develop. 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. In 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, Allan Borden Land Use Planner Mason County Planning Department 4/18/2014 Page 1 of 4 SP12014-00012 Site Inspection 4/18/2014 Case No.: SP12014-00012 Comments: Pre-inspection for James Hillier on March 13, 2014: The pre-inspection was made to evaluate the additions or replacement to a single-family residence on a 0.33 acre parcel [PN: 32235-32-00060] located along the shoreline of Hood Canal and north of State Route 106. The 160-ft. wide parcel is fairly level in terraces that are about 4 feet below the highway level and has a concrete bulkhead adjacent to the deck with a set of steps to the beach along the shore side of the residence. The existing home is setback 15 feet from that bulkhead and the residence has a 20-ft. depth north to south. In the western half of the property, there are old concrete sacks stacked along the beach just above the location of the ordinary high water mark. The enclosed drawing shows the location of the sacks, ordinary high water mark, steps, bulkhead, and deck. The proposed additional residential 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: _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 4/18/2014 Page 2 of 4 SP12014-00012 Site Inspection 4/18/2014 Case No.: SP12014-00012 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 possibly adding floor areas to the west and south towards State Route 106, or as a second floor in the same footprint. The development standards do limit the proposal to be reviewed. Additions to the footprint or living area must be 15 feet or greater from the bulkhead [Shoreline Master Program] (in the case of a second floor area) and 35 feet from the bulkhead for added footprint area [Resource Ordinance]. Additional building area greater than the existing footprint (plus 10 percent allowed increase) must be outside of the buffer and setback (that is, greater than 35 ft. back from the shoreline OHWM) and could be of a size that would still meet the side yard and front yard setbacks or be approved by an administrative variance. Addition of a second story to the structure must meet all setbacks as noted in the text above, including the 15-ft. setback from the bulkhead, Shoreline Master Program setback standard. Proposed additions to the footprint that are less than 35 feet from the shoreline OHWM (at the bulkhead) will need Resource Ordinance variance review by the County Hearing Examiner. Additions towards State Route 106 can be considered with the review of an administrative variance request, but the minimum setback from the road under this review is 10 feet from the edge of the road easement; further reductions to front setback involve public hearing Development Regulations variance review by the County Hearing Examiner _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. _N_ Stream setbacks: If a stream were present, setbacks from 4/18/2014 Page 3 of 4 SP12014-00012 Site Inspection 4/18/2014 Case No.: SP12014-00012 the stream would be determined by the Mason County Resource Ordinance. No stream is observed within a distance close enough for standards to apply to proposed development. _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 shoreline. No geologic special report (geologic assessment or geotechnical report) is needed during development review. 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. 4/18/2014 Page 4 of 4 SP12014-00012 RECEIVED MAR 0 4 7514 ACCEPTED BY MASON COUNTY PLANNING DEPT. PRE-INSPECTION APPLICATION PLEASE PRINT $255.00 Fee Required 1. Site Address: Owner: ::5ameS fi I Applicant: �o�Cr� L �I I"0rns P-L ct"5 Owner Address: f b 150x 2 6 5 Applicant Address: Fa 150$C 102' City: Lxr� St W Pr Zip 9 S 592• City: k)e 6-b-v, St W i; Zip $� 5 9+ Phone: (4Z5) c12 2- S/2 I day Phone: (�`bo ) �- oG I I day Phone: ( ) evening Phone: ( ) evening Email Address-�j m h i I I'i C f W SL),C g m a I.cz l Email Address: I en cQ-fo5t'er W i I)i ums• �aw. 2. Parcel Ws 322�!)S - 32- - OCO(oO Legal Description: `TP-- (v o+ Lof `F Ta-y& 655. 13 3. Purpose of Pre-Inspection: C or)-F;r m bu.�td^" Sep'b"5 ox d_ - oaf pry rct 4. Use of building: 5. Do any of the following exist on or adjacent to property?: slope( ) saltwater lake( ) river( ) pond( ) wetland( ) seasonal runoff( ) other( ) stream( ) seasonal creek( ) Directions to Site: f-I w Y 101 P Y 1 -7 fl'1" p f4 ld c r Barr'o o I_ `a $3 I 0-'-_ I } 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: —) Date: �f�� 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 C:\Users\BLR-I.MAS\AppData\Local\Temp\XPgrpwise\2012 Planning Pre-Inspection.doc �t tt f ,S1 ly � Y F�x ' ! J y� 4 +�- �TM I i r