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Home My WebLink AboutSPI2005-00062 - SPI Inspections - 4/19/2005 oN sraTF MASON COUNTY Py 0 A c ° LP DEPARTMENT OF COMMUNITY DEVELOPMENT F o N z Planning Division 7 N Y 0 P O Box 279, Shelton,WA 98584 Y (360)427-9670 186A Site Inspection April 19, 2005 ALPINE GENERAL CONTRACTING TO BE KEPT IN THE 4128 1/2 CALIFORNIA AVE SW PARCEL FILE SEATTLE WA 98116 Case No.: SP12005-00062 FM Parcel No.: 323355000005 Project Description: FEASIBILITY 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, Cif Allan Borden Land Use Planner Mason County Planning Department 4/19/2005 1 of 4 SP12005-00062 Site Inspection 4/19/2005 Case No.: SP12005-00062 Comments: Site inspection of March 12, 2005 for Josh Johnson for lot 5, Tee Lake Shore Acres: The purpose of this inspection was to determine applicability of planning regulations to the site in the Tee Lake Shore Acres subdivision. The subject parcel is located along Tee Lake, a type 1 lake; in addition, a type 5 stream crosses the property in a series of bends in the creek alignment, and enters the lake at the northwest corner at the shore. The property slopes generally downward from the roadway at 10 to 12 percent, to native tree and shrub cover largely undisturbed. A type 5 stream is a seasonal water of limited volume and duration but offering fish habitat in the channel and into the lake. Mason County Resource Ordinance Shoreline setbacks: The shoreline designation for the area is Urban Environment per the Mason County Shoreline Master Program and setbacks would be determined by the Mason County Resource Ordinance. The shoreline setback is determined by averaging the distance of setback from the roofline of the adjacent residence on each side of the subject parcel to the ordinary high water mark (OHWM) of the Tee Lake shoreline. Any portion of the new structure, including decks, balconies, and rooflines, must be behind this common line. Landward of this line for 15' toward the lake is an area that may be used for lawns or patios or landscaping, etc. development at grade level. From that point toward the lake is considered to be a required vegetated buffer 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 (MEP). The existing buffer area has been altered by past land clearing activities; landscaping in this area should include native plants, such as ferns, shrubs, and trees that are present on adjacent properties. Staff measured the proportional setback from the OHWM of the Tee Lake shoreline to a proposed building site. The shore setback of the residence on the lot to the south is 61 feet from the roofline to the vegetation line at OHWM. The shore setback of the residence on the lot to the north is 36 feet from the roofline to the vegetation line at OHWM. The proportional setback for a structure on the subject parcel is 48 feet from the OHWM and vegetation line at the lake to the stake placed by staff. As stated above, all development must be behind this distance as marked with a stake by the planner and on the enclosed drawing. 4/19/2005 2 of 4 SP12005-00062 Site Inspection 4/19/2005 Case No.: SP12005-00062 A designated Type 5 stream falls under the jurisdiction of the Fish and Wildlife Habitat Conservation Areas Chapter (17.01 .110) of the Mason County Resource Ordinance. These provisions establish buffers and building setback requirements for streams; for a type 5 stream there is a 75-foot vegetation buffer and a 15- foot building setback, for a total of 90 feet from the edge of the channel migration zone (CMZ). In accordance with the Resource Ordinance, buffers are to be retained in their natural condition. New residential development is not permitted within Fish and Wildlife Habitat Conservation areas or its buffers, except for as approved through a variance or reasonable use exception review process. The applicant proposed a 35-foot wide by 60-foot deep structure on the property. Staff made a measurement of this footprint in relation to the property lines, lake, and stream. A footprint of a residence located 5 feet from the south property line and 48 feet from the shoreline, places the northwest corner at 50 feet from the stream channel and the northeast corner at 70 feet from the stream channel. These setbacks from the stream do not meet the 75-foot vegetation buffer and a 15 foot building setback set forth in the Fish and Wildlife Habitat Conservation Areas Chapter. Based on this field review of this sized residence, few areas exist that would not be unencumbered by the critical area 75-foot buffer and 15-foot building setback. To pursue residential development on this property, the applicant would need to modify a request or submit for the review of a variance from the Fish and Wildlife Habitat Conservation Areas chapter. A Habitat Management Plan (HMP), prepared by a qualified biologist, would be required as part of the variance request to support the proposed development (buildings, septic, parking areas) on this property. The HMP addresses impacts to the buffer and offers measures to preserve and protect the buffer or to mitigate impacts of the development proposal. A copy of the Fish and Wildlife Habitat Conservation Areas chapter is enclosed, including details on the contents of an HMP and the variance public review procedure. Application for a variance to these standards does not guarantee approval of the proposed development. Mason County Environmental Health must also review the proposed septic system location for compliance with their standards. In regard to this improvement, components of the septic system need to be 50 feet or greater from the edge of the stream, or review of a habitat management plan for the placement of the septic system is needed (pg. 63 of the standards). 4/19/2005 3 of 4 SP12005-00062 Site Inspection 4/19/2005 Case No.: SP12005-00062 Mason County Development Regulations: The site is zoned Rural Residential 5 (one dwelling unit per 5 acres). Development regulations for this zone set forth a front yard and Road right of way setbacks of 25 feet from the edge of easement. An administrative variance may be requested to reduce this setback as low as 10 feet, if the size, shape, or features of the property constrain development front yard and road right of way setbacks. This process requires application and review at the time of the building permit submittal. In addition, the required sideyard setback on the subject parcels is equal to 10 percent of the lot width, or approximately 10 feet. Due to site constraints, this sideyard setback may be reduced by administrative variance to as low as 5 feet. General process: Future site development must include a site plan, reflecting all of these setbacks from property lines, slopes and stream, will be needed for variance request and building permit application submittal. A topographical profile will be beneficial in showing how the development is located in respect to the stream and road. No other critical areas such as steep slopes were identified on site that would have an impact on future development. County Codes referred to can be obtained from the County website at http-//www.co.mason.wa.us. 4/19/2005 4 of 4 SP12005-00062 C' "�'. 0 0 t� - u ' C MASON COUNTY PLANNING DEPT. PRE-INSPECTION APPLICATION [!PLEASE PRINT $205.00 Fee Required 1. Owner: _1 C�nSu u u,nt �f CJ" J Applicant: (� (f Site Address: 2 N = ; N4,112e VcX Applicant Addr ss: Q--VXzV1X%'dL Ave . 5 1 Owner Address: '�?)C'` f=. C >Vd City: ,5EA-1C �-iE:-- St\,,)& Zip 9iFMA City: _St W R-Zip- Phone:_( (Tos1� day Phone:_(() 2 - 9 2,S 0 day Phone:_(_ evening 2. Parcel No. S 2.3 3 _ _ CCC 5 1 Parcel No. - - Email Address: jos \t CO t� . o-f mo \ . Ot\ Legal Description: Planner: ` SMP UdAtA com Plan Type of Use I�-^� Water Body 3. Purpose of Pre-Inspection: n e� rr�to vA�1,r1 d C Q Q u i (C M r f 1 t 5 !S eta C�S, 4. Use of Building: V 5. Do any of the following exist on or adjacent to property?: slope( ) saltwater( ) lake M river ) pond ) wetland( ) seasonal runoff( ) other( ) stream ) seasonal creek( ) Directions to Site: Fm tO(v w p U -i \A t f\ } + ut A -skWe AA . TLArr\ f 1 p- u ,l f ig a 0 f r1 1 =F_ 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 1 s regula n evelopment of the site change after the time of inspection. Applicant Signature: Date: �, If you would like to be o ite during insp ction,please check here: ) Return application to: Department of Community Development,Planning Division P.O. Box 279 Shelton,WA 98584 RECEIVED (360)427-9670 MAR 0 2 2005 Please include a$205.00 check or money order payable to Mason County Treasurer When completed, this form becomes part of the parcel file. 426 W. CEDAR ST: FOR OFFICE USE ONLY: Accepted by: Date: MORE ON BACK SIDE 1:\PLANNING\CHARELL&RENEE\PRE-INSPECTION Revised: 11/15/04 1 r row sj (�6fvwv\. - � � f ccl � � -70ff- w "ice Q � � 1*lease illustrate below the proposed building site in relation to water and property lines: 70 2 ox 1T � , 7p � A fit 5 Departmental Review (For Office Use Only) Planning Department Findings: I:\PLANNING\CHARELL&RENEE\PRE-INSPECTION Revised: 11/15/04