HomeMy WebLinkAboutZoning Letter - PLN General - 9/22/2014 copNrp MASON COUNTY (360)427-9670 Shelton ext.352
DEPARTMENT OF COMMUNITY DEVELOPMENT (360) 275-4467 Belfair ext. 352
BUILDING•PLANNING•FIRE MARSHAL (360)482-5269 Elma ext. 352
Mason County Bldg. III, 426 West Cedar Street
a PO Box 279, Shelton, WA 98584 www.co.masonma.us
September 22, 2014
RE: Parcel Nos. 122221-43-900 j 4335 E ST RT 302, Belfair,
98528.
To: Whom it may concern:
The above parcels are located within a Rural Residential 5 (RR 5) Zoning, regulated under the
Mason County Development Regulations. Please see attached code for reconstruction=
17.05.016 (B) (1) and (2). Please let me know if you have any further questions. Thank you.
Grace Miller, Planner
DEPT OF COMMUNITY DEVELOPMENT
parcel of land, and shall be met, subject to the determination of the Administrator,
as set forth in Section 17.03.036(C)(3).
C. Normal upkeep,repair and maintenance of nonconforming structures is permitted,
provided that such activities shall not increase the nonconformity of the use or structure(s).
D. Unless otherwise specifically provided in this Ordinance,no nonconforming use shall be
enlarged or increased, or extended to occupy a greater area of land than occupied by such
use at the time this Ordinance becomes effective.
E. Unless otherwise specifically provided in this Ordinance,no nonconforming use shall be
moved, in whole or in part,to any other portion of the lot or parcel of land occupied by the
nonconforming use at the time this Ordinance becomes effective.
17.05.016 Abandonment; reconstruction
A. If any nonconforming use of land and/or building is abandoned, or ceases for any reason
whatsoever(including destruction of the building)for a period of two years or more,then
any future use of such land and/or building shall conform to the provisions of this
Ordinance. Upon written request of the property owner,the Administrator shall grant one,
one-year extension to the aforementioned two-year period.
B. Any nonconforming building or structure which has been damaged or destroyed by fire,
earthquake,flood,wind or other disaster may be rebuilt for the same nonconforming use
only, subject to the following restrictions:
1. The restoration or repair of such nonconforming building shall not serve to extend
or increase the nonconformance of the original building or use; and
2. A building permit allowing for such restoration or repair must be issued within
two years of the disaster. Upon written request of the property owner,the
Y,�zG�;��cvf+`'�5 Administrator shall grant one, one-year extension to the aforementioned two-year
period.
Uc. -3:) re,;:k#
17.05.018 Change of Use
Any current nonconforming use of land or a structure shall not be changed to any other use,unless:
1. The new use conforms to the provisions of this Ordinance;or
2. The new use is of equal or lesser intensity than the most current use, as determined by the
Classification of Land Uses, FIGURE 17.03.034; or
3. By Special Use permit,the new use is of equal to or less intensity than any prior
use that occurred in a ten-year period preceding the date of application for said
Special Use Permit,based upon the current site conditions and compatibility with
area land uses; and
4. Provided that the land use has not been abandoned per Section 17.05.016.
17.05.020 Temporary Uses
17.05.022 Temporary Construction Buildings
Temporary structures for the housing of tools and equipment, or buildings containing supervisory
MASON COUNTY DEVELOPMENT REGULATION'S March 10,2009 page 53
Page 1 of 1
Ariane Paysse - Cummings 359840 - Request for rebuild letter- Mason County Property
From: Linda Taylor Linda.Taylor@msfhome.com> .1
To: "'arianep@co.mason.,,a.us"' <arianep@co.mason.wa.us>
Date: 9/19/2014 2:49 PM
Subject: Cummings 359840 - Request for rebuild letter- Mason County Property
CC: teamvianandroy <teamvianandroy@msfbome.com>
Attachments: 2 pages of appraisal.pdf
Good Afternoon:
We are the lender on the property located at 4335 E State Route 302, Belfair, WA 98528, parcel
#12221 +0062/122214390063. The appraisal states the property is zoned Legal non-
confor�ing/Grandfathered Use. Would you please provide a Rebuild Letter stating that the home can be rebuilt
as it stands if destroyed 50%or more.
Please let us know when we should expect to receive this document.
I have attached the first 2 pages of the appraisal for your convenience.
Thank you for your assistance,
'lc�l gage
Linda Taylor
Production Coordinator
Mortgage Solutions of Colorado DBA
Mortgage Solutions Financial and
Freedom Financial Services and
Ag-America
2727 Hollycroft, Ste 310
Gig Harbor, WA 98335-1371
Office: 253-344-4700
Direct: 253-344-4697
Fax: 877-489-2441
linda.taylor(a),msfbome.com
www.msfhome.com
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file:///C:/Users/arianep/AppData/Local/Temp/XPgrpwise/541 C4269Masonmai1100132397... 9/19/2014
Complete Summary Report
VA#4646-6-0777739
Uniform Residential Appraisal Report File No.AR14-9107
The p u rpose of this 5urn in ary a ppr aisal report is to provide the lender/client with an accurate,and ale ate) su oonad,opinion of the market value of the subject property.
Properly Address 4335 E State Route 302 City Belfair State WA Zip Code 98528
Borrower Cummings,Jerame J. Owner of Public econd Greer,Steven P. Countir Mason
Legal Description See Attached Addendum
Assessor's Parcel* 122214390062 1122214390063 Tax Year 2014 R E Taws S 3 058
Nei hborhoodName Belfair Ma Reference RR 19 F-4 Carets Tract 9604.DO
are Owner Tenant X Vacant aal Assessments S 36 nPUD HOAS0 ar month
Pro rtvRi Its 'ad X Fee Sim Leasehatl Other describe
Assn mem T X Purchase Transaction Refit e T ransatxin. Other(describe
Lender/Client Mo a e Solutions of Colorado/VA Address 5455 N Union Blvd,Colorado Springs,CO 80918
is the subfect progeny currently offered for sale or has tbeen dferec for sale in thetwelve months prior to the effective date ofthis aiser? Wyes No
Report data stxuce(s)used.offering price(s),and date(s). DOM 77;According to the NWMLS#645244 and the urchase and sale a regiment.the
subject was offered for$319 950 on 06/02/2014 and accepted at$287 250 on 08/15/2014.
X did Lj did not aralyze the contract for sate for the subject purchase transaction.Explain the resents of the analysis of the contras for sale or why the analysis was not performed.
Arms length sale;The P.S.A.was read and anal zed with no atypical terms.
Cortrxt Price S 287,250 Date at Contract 08/15/2014 Is the properry seller the owner of Dublic record? 1XjYes nNO Dan Sources MLSlCoun ReC.
Is there any financial assistance(loan charges,sae cercessiorsr gift or dovmpayerent assistance,etc.)lobe pad by any party on behaff of the borrower? Yes No
fees.reparttnetotaldmaramoumanddesC�etheiemsrobepaid. $7250;;Towardsbu er'sallowableclosin cost re aids
and/or financing as approved by lender.
Note aceanethem ial corn iDon of merteiohborhoodare honor sisal factors.
Ttentls ""FJni[Y.toMsipq' E2-4
Pde34t1E.'LSaf&eS&:is
Location Urban X Suburban Rural n Values Ircrea X Sable �echrtn PRICE AGEe-Until 65%
Bua- Over 75% X 25-75% Under25% Derma Wi Shorts e X (nBalance OverS S(BBo ( ) Urit 5%
ovah R 'd X leDti-Fami 3%
Neighborhood Boundaries The subject neighborhood is bordered to the north by Victor Rd,to the 680 Hi 100 Commercia 2%
south b Hwy.302.to the east b Mason/Pierce CountyLine and to the west b Case Inlet. 210 pretl. 25 Other Vacant 25%
Neighborhood Description The subject ro is situated in Belfairwith good access to nearbyshopping,schools and public services.H 302borders the subject prope to the west a roximatel 0.11 miles. Predominate use a is single family but there are also
condominiums,2-4 family and some commerciaVindustrial applications.
Mantel Conditions lindudng support for tie above conclusions) Fixed rates are currently in the 4-7%range, The average exposure time is 124 days and
valuesieeear to be stable. See form 1OD4MC for market trend/time adjustment statement
Dimensions Rectan star Area 4.86 ac Shape Rectan ular
edficZani Classification RRS View B:Wtr:Creek
ton Desa 'on Rural ResiderttiaVl Du Per 5 Acres. See addendum.
Zorn Com farce Le X L al NorcoMamin (Grzntlramered Use) No Z Ikea(tlescnbe)
Is the higheS arM best use of the si-im,properly as improved(a as proposed per plans and specifications)the preseilt use? Yes LJNo If No,describe.
Utilities PUDIic Other Bescribe; Public Other oescrite Off-siteim ovements—T Public Private Eleand X Water X Z Pa Well Street Paved X
Gas Pro erne Salta Sewer X Septic All None
FEMA Special Flood Hazard Area Yes X No FEMA Flood Zone C FEW Mi * 53011 501 5 0C FEMA Ma Date 05/17/1988
Are fhe utilities and off-site ovemerts ical far the marks area? X Yes No If No,describe.
Are more any adverse site crmdtions a external factors(easements,encroachments,en ironme tat conditions.land uses,etc.)? Yes X No I(Yes,describe. There was no ublic water/sewer available on the street for the sub ct roe . Hook-u to water/sewer would not be financial) feasible.Se tics and 2 Private wells are common in this area.No adverse affect noted. CO2 detectors have been installed,per state law.
.: .GENERAL,I)ESO tPrit0 .�.�,-...
Units X One One wth Accessory Uric Concrete Slab X Crawl Space Founcafion Walls Poured Conc./Av . Floors WwNin I/A
f of 9ories 2 Lj Fur Basement U Partial Basemer, Exleda Walls Wood/Av Wale D walllAv .
T X Del. All. S•Det/End Unit Basement Area 0 .h. Roof Surface Com /A
yi X i Pr a underConst. Basement Fresh Bath Flom WWNiny .
0% Gutters 8 Dow MetaVAv Bath Floor W WNin VAv .
Deli St COrttem ra OuLsitleE /Exit Sum Window T a Aluminum/AV .
Year Bulk1988 BarStoragca TI/Fib I— .
Eviderceof Infestation StemSasMnsidated No/Yes
EffectiveA Is 10 Car8lora a None
Dampness Sedlement Screens Yes/A trivewa *of Cars 0
Aroc None Healed X FlNA HWBB Radiant Amenities X WoodSlove(s*1 D&dm Surface Gravel
Dro Sri Stairs Other Fur Elect. X Fireplace s)*1 Fence None
Floor X SnAtle Coolm Cents Air Condit" X PaiolDeck Cone Parch Cov. Ca a f of Cars 2
Finished Heated Individual X OtherNone LPod None X Other shaaob X An. Deg, Buithn
ances R razor X Ranni X Dshwashe X D set Mcrowave Washer X Otter desabe None
Fin shed area above de contains: 8 Roortts 3 Bedrooms 2.1 Baths 1 971 ua a Fea of Gross UMQ Area Above Grade
Adtttional features(special energy efficiert items,etc.). 1 Fireplace 1 freestanding stove covered porch and atio.See addendum for interior features.
Describe the condition of the property including needed rapers,deterioration,renovations,remodeling,i C3;No u Jartes in the riot 15 ears;Physicall
de reciation due to normal wear and tear on components has accrued. No physinal,functional or external obsolescence noted.
Are there any physical Oetoaries or adverse confronts Mat area the liva ilky,soundness,or structural int
egrity UYes X No tlYes,tlescrbe.
Does CVprparlygeneralycohformlod*neighbontodd flunWional Lday,style.condition.use,construction,etc.)? LXyes UNo lfNo,describe.
FlealEMrt Fm tp Mrai 20os UAD ve•sc^hen ROEwtl ie.g W w�.80426 mSi reeygrp,� Fame Me!Font l0ar YSA antis
xoteaunr�rms
Complete Summary Report
VA#46 46-&07M39
Uniform Residential Appraisal Report File No.AR14-9107
There are 15 comDarabie currenuyoffefetor,ale in the sub ea neighborhood ranQinq in price from S 240,D00 to S 400,000
There are 6 coon ratie sates mule 'en Ibomuod within the past twelve months ranoina in sale once Born$ 240,000 to S 400.000
FEATURE SUBJECT COMPARABLE SALE NO.1 COMPARABLE SALE NO.2 COMPARABLE SALE NO.3
4335 E State Route 302 80 E Adetle Ln 951 E State Route 302 7211 E Grapeview,Loop Rd
Address Belfair,WA 98528 Allyn,WA 98524 Betfair,WA 98528 All WA 98524
Proxim to Subject "�' ^ '?•,`- -.1.94 miles SW 2.27 miles NW 1.16 miles SW
Sale Price S 287,250 S 225,000 xz S 277 500 f 324 500
Sale PriceJGrossUv.Area s 145.74 sq.4, S 137.87 fl S 171.30 fL S 196.67 k
Data Sources MLSlCo Rec#544077:DOM 89 MLSJCo Rec#641444;DOM 19 MLS/Co Rec#578971;DOM 3
Verification sou ce(s AF#2020600 AF#2027981 AF#2020894
VALUE ADJUSTMENTS DESCRIPTION DESCRIPTION .r.)s Alreariani DESCRIPTION Is DESCRIPTION -Fls
Sale or Financing 3 J " Arm l-th Arml-th ArmLth
Concessions VA•0
_ RH;4000
Conv;0
Date o.Salerrime s - s02/14;e02114 0 s07114;c06114 0 s02/14e01/14 0
Location B;WU Creek N;Res; 3.000 N•Res• 3 000 N Res' 3 Q00
Leasehold/Fee Sanole Fee Sim le Fee Sim le Fee Simple Fee Sim e
Site 4.86 ac 2.50 ac 7 000 3.93 ae
2 B00 8.39 ac -10 500
View B'WtrCreek iI )ds' 3,000 N•Woods' 3,000 B•WtrFiltered -2 000
Desk (St ) DT2;Contem DTI;Rambler 0 DT1;Rambler 0 DT1.00;Rambler 0
Ouali of Construction Q4 Q3 -5 000 94 03 �,000
Actual A 26 7 0 0 0 30 2,000
Condition C3 C2 -5 000 C1 -10 000 C3
Above Grade Tao Dais Dams Tar leaned em, TOMI ern real ache ems
Room Count 8 3 2.1 7 3 2.0 1500 7 3 2.0 1500 7 3 2.0 1,500
Cross;Living Area30 1,971 .t 1,632 fL 10,170 1,620 sL.fL 10,530 1,iI h. 9630
Basement a Fansned Osf Osf Osf 1056sf600sfwu -20,700
Rooms Below Grade
Functional Utility Average Avera a 1rrObrO.Obalo 0
Average
Avera e
Heatin Conlin FWA/None Ht m t m -3,000 FAW/AC -3,000 Rad/None
nPf Effic eon terns DI>I Pn Windows DIN Ph Windows O
DIN Pn Windows Dbl Pn Windows
tiara aCa 2 2 a1 -4 600 a1 -3 000 2 a -6 000
PorchrPatio/Deck Porch/Patio Porch/Cv Patio -1,000 PchlDeck/Patio -1 000 Pch/Pat/L Deck -3 000
A liances Buflt-Ins Built-Ins Built-Ins Built-Ins
Fire lace s 1 FP/1 FS 1 Fire are 1,500 None 3,500 1 Freestandin
2000
Fence,shed,etc.. Fence/sh Ob Crs Fence/Ob 14 000 Fence/Sh 11,000 XFroctwroanrsl p 3 500
Net Ad'usimert oa ` X. - $ 21.670 X i S 18 330 . X-
Adjusted Sale Pricey - S 31 570
-: Nei Adj. 9.6% Net AQ. 6.6% Net Adj. -9.7%
of Co ambles ^i Cxp55A. 26 1% S 246 670 Gros 18.9% S 295 830 CrosAG 20.9% $ 292 930
ditl did nq researrn the sale or transfer history of the subject property and comparable sales.ff not,explain
research X did I I did not reveal any prior sales or transfers of the subject Property for the three years odor to the effective date of this appraisal.
Data source(s)
research(K did L I did not reveal any prior sales or transfers of the comparable sales for the year prior to the date of sale of the ctmroarable sale.
Data seta s County Records
R on the results of the research and anal - of the prior sale or trard List or the eLt and grade sales(reponadditional prior sales m 13).
REM SUBJECT COMPARABLE SALE NO.1 COMPARABLE SALE NO.2 COMPARABLE SALE NO.3
Date of Prior SaleJTransfer 07124/2D12
Price of Prior Sale/Transfer $0
Data Sourcejs2 County Records Coun Records Court Records Court Records
Eftecwe Date of Data Borate( 09/1 O/2014 09/10/2014 09/10/2014 09/10/2014
AnalI ofprior sale or transfer history ofthe sutiect PlQPertY and comparable sales The subject last recordeda transfer on07/24/2012 ult-claiml with no
dollar amount disclosed and recorded a prior transfer on 0 5131/2 01 2(quit Gaim with no dollar amount disclosed. Corm #2 last sold
on 1 0/1 012 0 1 3 for$60 000 land sale). All coon arables have not sold in the st year Drior to the closin2 date per county.
I have not performed any services an appraiser or any other capacity on the subject property in the past 3 years immediately or to
acce 'n this assignment
Summary of Sales Comparison Approach. See Attached Addendum.
khtlrated value b Sales Comparison aadh f 288 000
Indicated Velueb Sales Com arisonA mchs288,000 Cost oadh(ifdevdo ti D
The sales data analysis was given the most weight in estimating market value. The costa roach s considered!a plieable but not
necessa for VA a raisals. The income approach is not used as most homes in the area are owner occupied.
OThis appraisal is made X-as is,- LJ9jillect to corrpletah per plans ant specifications an the basis o'a hypos hetical condton that the improvements have been completed.
subjea to the tonowing repairs or alterations on the basis of a hYWthetical condition that the repairs or akeratons have been completed.o ❑subject to the n complg required
inspection based on the extraordinary assumption that the condition or defidency does not require alteration a ationsrepair. This a sisal is made"as o the
No ersonal
Propertyincluded in the estimate of market value. P.S.A.read and analyzed
Sasedona complete visual inspection ofthe interior and exterior areas ofthe subject property•definedscope ofwork,statem tcfassumptions andlimiting
conditions,and appraiser's certification,my(our)opinion ofthe market value.as defined,of the real property that is the subject of this report is s 288,000
as of 09110Q014 which istre date of inspection and the effective date ofthis a raisal.
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Pa¢2 rf 6 Fawe Mae F—h0a MNU 2006
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Reese&Associates,LL.P.