The URL can be used to link to this page

Home My WebLink AboutSPI2016-00022 Field Review - SPI Letters / Memos - 6/15/2016 Case Activity Listing RECEIVED l 1i13i2o 1 s 10:32:29AM PLANNING _ Case#: SPI2016-00022 SEP 2 8 2018 Parcel#: 323035001014 Description: PLANNING DEPT PRE INSPECTION TO VERIFY SETBACKS& BLDG HE14115F%49kAgWNT CABIN Assigned Done Activity Description Date 1 Date 2 Date 3 Hold Disp To By Updated Updated By SPIA600 SPl Letter-Field Review 6/15/2016 None DONE GBM GBM 6/15/2016 GBM The property was inspected by Planner,Grace Miller,with the applicants on May 16,2016.There is an existing two story cabin on the property that the applicants wish to replace within the same footprint. The height of the residence will be increased from 17 to 25-30'tall. The property is located within an Urban Residential Shoreline Environment and regulated by the Mason CountyShoreline Master Program.Setbacks for new development such as additions are determined b i�• P Y drawing a line between the rooflines of the adjacent residences and averaging on a curved shoreline such as this one.The existing residence is located approximately at the shoreline setback line.It may be replaced within its existing footprint and the height may increase to no more than 35'above grade. The Hood Canal shoreline and all development within 200'of it,is also regulated by the Mason County Resource Ordinance Fish and Wildlife Habitat Conservation Area Chapter.The area between the residence and the bulkhead contains what is considered to be a fish&wildlife habitat conservation area buffer.This area is currently maintained as lawn and landscaping and may continue as such under the maintenance section Mason County Resource Ordinance Fish&Wildlife Chapter. Staff encourages the planting of native vegetation within this buffer area The minimum side yard setback to side property lines is 10%of the width of the parcel and in no case can it be less than 5'.This is measured from all portions of the structure,including rooflines,decks, steps,heatpumps,propane tanks,etc.An Administrative Variance may be required to allow the structure to be located 5'from the side property lines. The minimum 25'front yard setback is measured from any part of the new structure to the easement or right-of-way of the road.This setback may be allowed down to a minimum of 10'with an approved Administrative Variance. FEMA Floodplain(Mason County Flood Damage Prevention Ordinance)Per the FEMA Flood Insurance Rate Map(FIRM)Community Panel No.530115 00050 C,a Zone"A"floodplain extends into your parcel,measured horizontally inland,from the Ordinary High Water Mark.The flood zone A appears to extend into the parcel above the bulkhead but it is unclear from the maps if it extends to the existing and proposed residence. Design Requirements within a Floodplain:Proposed development or'substantial improvements'within the floodplain will need to meet the building standards outlined in the Mason County Flood Damage Prevention Ordinance including elevating the first floor,including basement,and utilities at least 2 feet above grade.(Or you may hire a surveyor to determine abase flood elevation'and apply to FEMA for a Letter of Map Amendment.) If a Letter of Map Amedment is not approved by FEMA,an Elevation Certificate wil be required before construction(with your building permit application)and immediately following construction showing that the structure has been elevated to the required level. In order to have enclosed areas like crawlspaces(below the 2 foot above grade),the following are required: (i)The building must be designed and adequately anchored to resist flotation,collapse,and lateral movement of the structure resulting from hydrodynamic and hydrostatic loads, including the effects of buoyancy.Hydrostatic loads and the effects of bouyancy can usually be addressed through the required openings discussed in the next bullet. (ii)The crawlspace is an enclosed area below the BFE(or below the 2 feet above grade)and,as such,must have openings that equalize hydrostatic pressures by allowing for the automatic entry and exit of floodwaters.The bottom of each flood vent opening can be no more than 1 foot above the lowest adjacent exterior grade.For guidance on flood openings,see FEMA Technical Bulletin 1-2008,Openings in Foundation Walls and Walls and Enclosures. (i)Portions of the building below BFE must be constructed with materials resistent to flood damage.This includes not only the foundation walls of the crawlspace used to elevate the building,but also joists, insulation,or other materials that extend below the BFE(or below the 2 feet above grade):The recommended construction practice is to elevate the bottom of joists and all insulation above the BFE. Insulation is riot a flood-resistent material.When"insulation becaomes saturated with floodwater,the additional weight often,pulls it away from the joists and flooring.Ductwork or other utility systems located beloi+the insulation may also pull away froin.their supports.For more detailed,guidance,see FEMA Technical Bulletin 2-2008,Flood Damage Resistent Materials. u ; Page 2 of 3 Casencuvity..rpt 11/13 018 f Case Activity Listing 10:32:2 AM Case#: SPI2016-00022 IP Parcel #: 323035001014 Description: PLANNING DEPT PRE INSPECTION TO VERIFY SETBACKS & BLDG HEIGHT FOR REPLACEMENT CABIN Assigned Done Activity Description Date 1 Date 2 Date 3 Hold Disp To By Updated Updated By (ii)Any building utility systems within the crawlspace must be elevated above BFE or designed so that floodwaters cannot enter or accumulate within the system components during flood conditions. Ductwork,in particular,must either be placed above the BFE(or above the 2 feet above grade)or sealed from floodwaters. (iii)The interior grade of a crawlspace below the BFE must not be more than 2 feet below the lowest adjacent exterior grade(LAG). (iv)The height of the below grade crawlspace,mesured from the interior grade of the crawlspace to the top of the crawlspace foundation wall must not exceed 4 feet at any point.The height limitation is the maximum allowable unsupported wall height according to the engineering analyses and building code requirements for flood hazard areas.The limitation will also prevent these crawlspaces from being converted into habitable spaces. (v)There must be an adequate drainage system that removes floodwaters from the interior area of the crawlspace.The enclosed area should be drained within a reasonable time after a flood event.The type of drainage system will vary because of the site gradient and other drainage characteristics,such as soil,types.Possible options include natural drainage through porous,well-drained soils and drainage systems such as perforated pipes,drainage tiles or gravel or crushed stone drainage by gravity or mechanical means. Floodplain Development:Impacts to Threatened&Endangered Species&Their Habitats:FEMA now requires,via the County permit process,a Habitat Assessment for any development or substantial improvements within mapped floodplains.If the Habitat Assessment shows that the project adversely may affect listed species,then a Habitat Mitigation Plan will be requied.The Habitat Assessment shall be prepared in accordance with Floodplain Habitat Assessment and Mitigation Draft Regional Guidance,FEMA region X,2011.Please refer the habitat biologist who pepares the assessment to this document(or the 2010 version). Stormwater(MCC 14.48) Provisions for surface/subsurafce drainage control must be implemented with new construction or development on site and must not adversely impact adjacent parcels.Development shall meet Mason County Stormwater Management Ordinance(Mason County Code 14.48)and the Dept of Ecology's Stormwater Manual for Western Washington.Report requirements are based on the following ranges of development or redevelopment. A.Impervious Area<2000 sq ft AND/OR disturbing<1 acre; (Owner or contractor can prepare) -Erosion and Sediment Control Plan(that complies with minimum requirements#1 through#5 in MCC 14.48.150(3)through 14.48.150(7),and shall prepare a residential site improvement plan which includes a written description of the proposed work and development). B. Impervious Area 2000-5000 sq ft AND/OR disturbing,I acre: (Owner or contractor can prepare) -Erosion and Sediemnt Control Pan -Site Improvement Plan -Written description of Improvements Specific standards for development contained in County Codes may be found at the Conty website address:http://www.co.mason.wa.us.If you have any questions,please let me know. Please contact the Environmental Health Department for any questions you may have regarding septic systems or water wells.Thank you. Page 3 of 3 CaseActi rpt Case Activity Listing 1 I/13/2018 10:32:29AM Case #: SPI2016-00022 Parcel #: 323035001014 Description: PLANNING DEPT PRE INSPECTION TO VERIFY SETBACKS & BLDG HEIGHT FOR REPLACEMENT CABIN ti Assigned Done Activity Description Date 1 Date 2 Date 3 Hold Disp To By Updated Updated By SPIA010 Application Received 4/1/2016 4/1/2016 None DONE GMM 4/1/2016 GMM SPIA100 Site Inspection 4/1/2016 5/16/2016 None DONE GBM GBM 6/7/2016 GBM Met applicants on site at 11:00. Page 1 Of 3 CaseActivity..rpt