HomeMy WebLinkAboutSHR2018-00014 Hearing - SHR Letters / Memos - 1/25/2019 poc'Ft. TILE copy
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Mason County
Department of Planning
Building VIll * 615 W. Alder Street
Shelton, Washington 98584 * (360) 427-9670
NOTICE of DECISION
with STAFF REPORT FINDINGS
for
ADMINISTRATIVE SHORELINE SUBSTANTIAL DEVELOPMENT PERMIT
Case Number: SHIZ2018-00014
DATE: January 25, 2019
STAFF PLANNER: Ron Buckholt
CASE INDEX
Morgan
SHR2018-00014
Exhibit# Date Description
1 January 12,2019 Decision with Staff Report Findings
2 October 22,2018 Completed ADU-Shoreline Application
3 December 10,2018 Applicants Site Plan with supplemental information
4 2015 ESRI World Imagery ofparcel/surrounding area
5 December 12, 2018 Notice of Application and Decision
6 December 12, 2018 Affidavit of Posting
7 December 20, 2018 Notice in the Newspaper
SHR2018-00014 4-
I. Introduction: Proposed detached accessory dwelling unit(ADU)of approximately 669
square feet within the 200 foot shoreline jurisdiction involves the conversion and addition
of a pre-existing garage. The conversion and addition will establish 258 square feet of
habitable space on the ground floor and 411 square feet of habitable space on the newly
created second floor. The height of the remodeled garage will not exceed the 35 foot
height restriction. The property has a primary residential dwelling of approximately 1,250
square feet,which is located slightly waterward of the proposed ADU. The linear
separation between the 2 residential structures is approximately 27 feet. The proponent
has obtained an administrative variance in order for the side yard zoning building setback
to be reduced to 5 feet from the edge of the south property line. The existing garage
structure, which is intended to be converted to the proposed ADU, is currently located
approximately 5 feet from the southern property line. The proposed ADU is located within
200 feet of a designated shoreline of the state and is required to obtain an administrative
Shoreline Substantial Development Permit.
II. Applicant: Paul and Marla Morgan, owners.
111. Authorized Representative: same as above.
IV. Date of Complete Application: December 10, 2018.
V. Site address and Project Location: 7710 E. Grapeview, Allyn, WA 98524 Parcel
12229-50-02019.
VI. Evaluations.
A. Characteristics of the area. This parcel is adjacent to other SFR developed shoreline
lots to the north and south. In general, the properties within the vicinity from the
subject site are also developed with single family residential dwellings.
B. Characteristic of the site. The approximate 1/3 acre site is accessed off of Grapeview
Loop Rd. The property currently consists of an existing single family residence(SFR)
and a detached garage(proposed to be converted to an ADU).
C. Comprehensive Plan Designation. The Mason County Comprehensive Plan
designation for the site is Rural.
D. Shoreline Master Program Designation.tion.The Shoreline Master Program environmental
designation is Urban Residential.
E. Zoning. Rural Residential 5 (RR5).
Vll. SEPA Compliance and other public notice requirements. The proposal is SEPA
exempt under WAC 197-11-800, as a single-family residential dwelling.
SHR2018-00014 -2-
Vlll. Other Permits. The proposal requires a Mason County Building Permit,
Administrative Zoning Variance and Environmental Health approval.
IX. Analysis.
A. Comprehensive Plan Review
Type Il Review for permit applications require administrative review in order to
ensure that the proposal will be consistent with Mason County's Development Codes,
adopted plans and regulations. The administrative staff shall review the proposal
according to the following criteria:
1. The development does not conflict with the Comprehensive Plan and meets the
requirements and the intent of the Mason County Code, especially Title 6, 8, and
17.
2. The development does not impact the public health, safety and welfare and is in
the public interest.
3. The development does not lower the level of service of transportation and/or
neighborhood park facilities below the minimum standards established within the
Comprehensive Plan.
The development meets the applicable criteria; does not conflict with the
Comprehensive Plan; and meets the requirements and intent of the Mason County
Codes. The proposed ADU does not impact the public health, safety or welfare and
is in the public interest.
B. Mason CogpU Development Regulations
17.03.029 Accessory Dwelling Unit Requirement
A. The ADU shall be subject to an administrative Shoreline Substantial
Development Permit, when such an ADU is located within the 200 foot
jurisdiction of the regulated shoreline.
The proposed ADU is within 200 ' of the regulated shoreline and therefore shall
be reviewed per the Shoreline Master Program policies and use regulations. The
structures themselves will be in conformance with shoreline buffer and building
setbacks.
C. Mason CoupU Comprehensive Plan Chapter IX: Accessory Living uarters Policy
Accessory living quarters for the use of guests, employees or immediate family
members should be allowed as a Substantial Development,when minimal impact
would occur to the surrounding area. The cumulative impact of like structures on
neighboring properties must be considered.
The proposal is on a relatively large lot(nearly 1/3 of an acre of property). Typical
lots in this area are of similar size which are typical RR-5 zoned residential lots,
with medium and larger homes dominating the lots.The proposed ADU conversion
and existing single family residence will take up less than half of the lot.
SHR2018-00014 -3-
D. Mason County Code, Title 17.50 Zoning—Shoreline Master Program Use
Regulations -Accessory Dwelling Units
Accessory dwelling units are defined in this chapter as "Separate living quarters",
attached or detached from the primary residence which contain less habitable area
than the primary residence." They are subject to the following criteria:
1) Only one accessory dwelling unit allowed per legal lot. The subject parcel is
only proposed to have one accessory dwelling unit.
2) Strict compliance with current sewage setback and design standards as per
County health regulations. The subject parcel is on a sanitary sewer system
and has an approved two party well. Typically,during building permit review,
the Mason County Environmental Health Department will review for
consistency with WAC 248-76-090 and set requirements accordingly. In this
case, the Health Department conducted their health review and approved the
subject ADU on November 19,2018.
3) Minimal impact on surrounding properties from view blockage, traffic,
parking and drainage. The proposal will have minimal to no impact on views,
traffic,parking and drainage.
4) Compliance with setback criteria.
The proposal currently does not meet the setback criteria as set forth in the.
RESIDENTIAL DEVELOPMENT table of Mason County Code 17.50.060 for
the side yard building setback for the pre-existing garage structure conversion.
However, the proponent has obtained an approved administrative variance to
have the side yard zoning building setback reduced to no less than 5 ft.
5) Accessory dwelling units shall require a Substantial Development Permit and
shall not exceed the size thresholds of 1,000 square feet or 80%of the primary
residence, whichever is the most restrictive. The total square footage of the
existing primary home is approximately 1,250 square feet and the proposed
ADU is 669 square feet,thus satisfying the size threshold.
6) Furthermore, compliance with the requirements of MCC 17.03.029 -
Accessory dwelling unit requirements:
(a) The ADU shall be subject to a special use permit, unless in the
shoreline jurisdiction, it is subject to an administrative shoreline
substantial development permit;
(b) The owner of the ADU must reside on the lot in either the principal
residence or ADU;
SHR2018-00014 4-
(c)The ADU shall be located within one hundred fifty feet of the principal
residence or shall be a conversion of an existing detached structure (i.e.
garage);
(d)The ADU shall not exceed eighty percent of the square footage of the
habitable area of the primary residence or one thousand feet, whichever
is smaller;
(e)All setback requirements must be met by the ADU;
(f) All applicable health district standards for water and sewer must be
met by the ADU;
(g)No recreational vehicles shall be allowed as ADU;
(h)Only one ADU is allowed on any property;
(i)An additional off-street parking space must be provided for the ADU.
The proposal, as designed, appears to meet or will be conditioned to conform
with all of the above criteria.
X. Conclusions. The project is consistent with the Comprehensive Plan, Development .
Regulations, Shoreline Master Program Policies and the Resource Ordinance.
As proposed, staff approves the subject Shoreline Substantial Development Permit
application #SHR2018-00014 to allow a 669 detached square foot ADU
conversion/remodel from a pre-existing garage,pursuant to the following condition(s):
1.) The proponent shall adhere to all of the ADU criteria stipulated in
MCC 17.03 and 17.50, as well as the Environmental Health
requirements related to the two party water well.
XI Choices of Action.
1. Approve.
2. Approve with conditions.
61 3. Deny
XII. Appeal
There is a 14-day appeal period associated with the subject Decision. The appeal
deadline is February 8, 2019 @ 4:30 p.m. All timely appeals shall be filed in
accordance with MCC 15.09 and 15.11.
Ex Z
For Mason CountvPermit Center use:
CA ON COUNTY SHR ab 1 -0 C��
COMMUNITY SERVICES
Building,Planning,Environmental Health,Community Health
Recv'd by. Planner:
615 W AlderSt.,Bldg 8,Shelton, WA 98584 Date Stamp Recv'd:
Phone: (360)427-9670 ext 352 :• Fax(360)427-7798
ACCESSORY DWELLING UNIT PERMIT RECEIVED
(Shoreline Substantial Development Permit with ADU criteria) OCT 2 2 20%
615 K Alder Street
Per t and Fee:
Shoreline Substantial Development (SHR) - application fee: $880.00
•IfADU is within 200'of a shoreline: a Shoreline Substantial Development Permit is required with signed publication notice,AND a list
of property owners'names and addresses within 300'of property lines.
- Environmental Health fee: $
The Washington State Shoreline Management Act (RCW 90.58) requires that substantial developments within
designated shorelines of the state comply with its administrative procedures (WAC 173-14) and the provisions
of the Mason County Shoreline Management Master Program. The purpose of this Act and local program is to
protect the state's shoreline resources. The program requires that substantial development (any development of
which the total cost or fair market value exceeds $7,047.00 or materially interferes with the normal public use
of the water or shorelines of the State be reviewed with the goals, polices, and performance standards
established in the Master Program.
Answer all questions completely. Attach any additional information that may further describe the proposed
development. Incomplete applications will be returned.
Applicant(s) Name: ?Au I AL4J (AArl A 4-4a law-
Mailing Address: j' o Sox 13oQ
Phone: Z 53. - 1 32 ,-12'LZ_ E-mail: ?>nvr,vn 1`t6Z 2002 CJ H a heo. c�r�nr�.
Property Owners Name: (ddifferent than applicant)
Site Address: --1 I 1 o e. ��r�c. icw �op Qoaj } AI_T, wA, e 8
Brief Legal Description: ALL g FLLAU-k -1-ELLIG -F -K:
Tax Parcel #: 12'LZ,9 - 50 - co-2-o► Zoning: 1Ajr; 1
Rev.January 2018 AD Permit-Shoreline Page I of 6
Project Description:
Two
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Mason County Code Title 17.03.029 requires the following criteria to be met for
consideration of an Accessory Dwelling Unit (ADU) Permit:
ACCESSORY DWELLING UNIT(ADU) REQUIREMENTS YES NO INFORMATION
1. Is the ADU in a shoreline jurisdiction? ® ❑
Please inquire with Mason County
1 a Are you in the Flood Plain? ❑ Community Services staff, if unsure.
2. Will the owner of the lot reside in either the principal ❑
. residence or the ADU?
3. Will the ADU be located within 150 feet of the principal ❑
residence or will the ADU be a conversion of an existing
structure i.e. garage)?
4. The ADU cannot exceed 80 percent of the habitable area ❑
of the primary residence, or 1000 sq. ft., whichever is
smaller. Will your proposed ADU meet this criteria?
Please inquire with Mason County
5. Will the ADU meet all setback requirements? ❑ Community Services staff, if unsure.
Please see last page of this packet
6. Will all applicable health district standards for water and ❑ titled "ADU Environmental Health
sewer be met by the ADU? Requirements"
7. Recreational vehicles are not allowed as ADUs. Please rsfi
confirm (with YES)that you are not submitting a
Recreational vehicle for review.
8. Your property will onlyhave one 1 ADU? � El
9. You have provided an additional off-street parking space N ❑
for the ADU?
(Ord. 108-05 Attach B. (part),2005)
Rev.January 2018 ADU Permit-Shoreline Page 2 of 6
0 SITE PLAN CHECK-LIST Please provide/attach a site plan that includes the following:
indicate Scale and North Arrow.
ful
Property line dimensions, easements, and right-of-ways.
The location of all existing and proposed structures. Include square footage of existing and proposed
structures.
ASetback distance, in feet from all property lines and structures.
Existing and proposed road access to and from the site.
Parking spaces.
La Location of Onsite Sewage System (OSS) components (including tanks, drainfields, reserve areas, etc.)
(Location of existing and proposed wells, within 100ft. of property, shown with 100ft. radius.
Location of existing and proposed waterlines.
Steep bluffs,wetlands, streams, and bodies of water.
Surface and storm water run-off routes.
On a separate piece of paper(#of pages: ), state your reasons for requesting an Accessory
Dwelling Permit and be sure to address the following six criteria. Your request will be evaluated based on
these criteria and the Accessory Dwelling Unit Requirements from the previous section.
1. Will the proposed use be detrimental to public health, safety, and welfare?
�40
2. Will the proposed use be consistent and compatible with the intent of the Comprehensive Plan?
N�(es , 1+1s A" AIttWtd (Ace -41- - kis F,'0Ver y
3. Will the proposed use introduce hazardous conditions, at the site,that cannot be mitigated through appropriate
measures to protect adjacent properties and the community at large?
Ko
4. Is the proposed use served by adequate public facilities,which are in place, planned as a condition of approval
or as an identified item in the County's Capital Facilities Plan?
%(aS
5. Will the proposed use have a significant impact upon existing uses on adjacent 4( lands?/ �''
No , All Acen+ l omds 0.*,e 51,hilt 7"dy 3 no .�A�A� ,b�rex,-- W.
6. If located outside of an Urban Growth Area,will the proposal result in the need to extend urban services?
No add� vyx-A urbAv% servi cc s W-fe64-ed
Applicant's Signature Date L0 1 o ( 7
Rev.January 2018 AD Permit-Shoreline Page 3 of6
MASON COUNTY
COMMUNITY SERVICES
Building,Planning,Environmental Health,Community Health
ADU ENVIRONMENTAL HEALTH REQUIREMENTS
YES NO INFORMATION
1.Will the ADU be served by an EXISTING Onsite Sewage System(OSS)? X
OSS's are sized off bedrooms.
Refer to the onsite sewage records
1(a). Total bedroom count from existing and proposed connected structures on file with Mason County to find
match the approved OSS records on file? your OSS approved size. Ifbedroom count exceeds system size,
contact a licensed septic designer
for upgrade options.
X OSS application and design permit
2. Will the ADU be served by a NEW Onsite Sewage System(OSS)? must be submitted and approved
prior to EH approval of ADU
Permits
-Foundation to Drainfield(s):10ft
-Foundation to Reserve Area(s):
loft
3. Will the ADU meet all setbacks to new or existing OSS components? /[ -Foundation to Septic Tank(s): 5ft
J� Down gradient
/ Foundation/perimeter drains must
maintain 30ft to Drainfields.
Attach a signed Sewer Adequacy
4. Will the ADU be served by a NEW or EXISTING sewer connection? Form from Sewer System Manager`< I to this application.
5. Will the ADU be served by a NEW or MSTTNG public water system �/� Attach a signed Water Adequacy
(over 3 connections)? Form from Water System Manager
to this application
6. Will the ADU be served by an EXISTING private well?
Well must be permitted and
7. Will the ADU be served by a NEW well that is not constructed yet? X constructed prior to EH approval of
ADU permits.
Mason County Code Title 17.03.029 requires EH approval prior to approval of ADU permit.
Environmental Health Review Pre-approval:
Comments: I? Q 41,1 wR_ ` ' P P R O V E
f—e ,-e A , l 1- 19 - l8
W� Lza18 -6cy3 NOV 19 2018
MASON COUNTY ENVIRONMENTAL HEALTH
wLJ
(EH approval stamp with Initials of EHS)
ADU Permit—Shoreline Page 6 of6
Paul and Marla Morgan
Request for an Accessory Dwelling Permit: 7710 E. Grapeview Loop Road, Allyn, WA 98524
We are requesting a permit to build an ADU over our existing garage(adjacent to our full time
residence)to accommodate family and friends. There is currently a small living space at the back
of the garage that will be remodeled as a living/kitchen space, and we intend to build a 2' story
addition above with two bedrooms and a bath. A small balcony is proposed over the existing driveway.
No new impervious surface proposed.
The ADU will be a private residence and will not pose any detriment to public health, safety or welfare,
nor will it introduce hazardous conditions at the site harmful to adjacent properties.
The design and use will be compatible with the intent of the Comprehensive Plan. Our lot is serviced
by a county sewer system. The proposed use for the ADU is to accommodate our children/future
grandchildren and friends and will not significantly impact existing uses on adjacent lands and we
foresee no need to extend urban services in any way. No new parking is planned; existing site can
accommodate a minimum of three spaces.
.�.
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Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus
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EX S
NOTICE OF APPLICATION
AND
NOTICE OF DECISION
FOR
Administrative Shoreline Substantial Development
Permit
Notice is hereby given that Mr.And Mrs.Morgan has filed an application for an Administrative Shoreline
Substantial Development Permit(SHR2018-00014)to construct an approximate 669 square foot detached accessory
dwelling unit(ADU)within the shoreline jurisdiction. The subject ADU will consist of converting a portion of an
existing 405 square foot detached garage structure(while adding a 411 square foot second floor above the garage
structure). The ground floor of the garage structure will consist of 258 square feet of habitable floor area combined
with 411 square feet of new second floor habitable floor area.The total square footage of the ADU will be
approximately 669 square feet. The ADU is subject to Mason County Development Regulations Section 8.52;
17.03 and 17.50-Shoreline Master Program.
Site Address and Project Location:7710 E.Grapeview,Allyn,WA 98524
Parcel Number: 12229-50-02019
Zoning:RR-5(Residential)
Date of Received Submittal: October 22,2018
Date of Complete Application: December 10,2018
Notice of Application: December 12,2018
Public comment deadline:January 11,2019 @ 4:30 PM
Notice of Pending Decision will be issued:on or after January 11,2019
The subject file application and decision can be viewed by all interested parties at the Permit Assistance Center,
located at 615 W.Alder Street,Shelton,WA 98548 during normal business hours. A public hearing will not be
held regarding the proposed project,however written comments may be submitted to the Planning Department
during this 30-day shoreline public comment period to:Mason County,Planning Department,Attn:Ron Buckholt,
615 W.Alder Street,Shelton,WA 98584,by January 11,2019(a,4:30 PM.
Following the 30-day public comment period(January 11,2019),a copy of the decision will be forwarded to all
parties of record(only those whom provided comment(s)during the 30-day public comment period). The
referenced decision may also be viewed at the Permit Assistance Center during normal business hours by any party
of record or interested parties. Please be aware that the decision will only be forwarded to the applicant,Dept.of
Ecology,Attorney General and parties of record generated during the subject 30-day public comment period.
Please note that there is a 14-day appeal period following the issuance date of said decision. The decision will be
issued on or after January 11,2019. Timely appeals shall be filed with the Mason County Planning Department in
accordance with the requirements stipulated in MCC 15.09 and 15.11
The proposal is exempt from SEPA review.
Please contact Ron Buckholt of the Mason County Department of Community Development at(360)427-9670 ext.
287,or at the address listed above,with questions regarding this permit application.
AFFIDAVIT OF POSTING NOTICE
STATE OF.WASHINGTON )
ss.
COUNTY OF MASON )
&C-{OL do hereby certify that I posted 3 copies of
the attached
on L day of 20_LL in Z public places as follows:
one at �kx\0yvv * �-
one at RQ-WSp� _�ollrna� Z CO�SQt t1yC' W 25� �5
one at _l �l E _ GP-A Pr-v e ,r./
a111K wd�l� Sooft rodj�s of t►� P"DJecf srFe
In witness whereof, the party has signed this Affidavit of posting Notice this 1ZTMday
of 20 I .
By.
Address:
STATE OF WASHINGTON )
ss
COUNTY OF MASON )
' I2 � Y ,
Subscribed and sworn to me this day of 20
Notary Publi r t e State'^o ashington
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Rev.January 2018 AD Permit-Shoreline Page 5 of 6
MASON COUNTY
COMMUNITY SERVICES
Building,Planning,Environmental Health,Community Health
615 W.Alder St.—Bldg.8,Shelton,Wa 98584
Phone:(360)427-9670 ext.352 ♦ Fax:(360)427-7798
ADDITIONAL INFORMATION FOR SHORELINE SUBSTANTIAL DEVELOPMENT
PUBLICATION COST AGREEMENT
(/orpublic hearings or commercial SEPA's)
Publication cost is the responsibility of the applicant. Final permit processing will not occur until advertising fees
have been paid to the newspaper by the applicant. The Shelton-Mason County Journal will bill the applicant
directly.
I/WE understand that I/WE must sign and date the attached acknowledgment indicating and that I/WE
understand that is MY/OUR responsibility. I/ WE must submit the signed page as part of application in order
for it to be considered as complete.
Signature of Property qrwner Date Print Name
OR
Signature of Applicant Date Print Name
Rev.January 2018 AD Permit-Shoreline Page 4 of 6
12 1�O l x
Page 13-16-Shelton-Mason County Joui
PUBLIC NOTICES
PUBLIC NOTICE
NOTICE OF APPLICATION AND NOTICE
OF DECISION FOR Administrative Shoreline
Substantial Development Permit
Notice is hereby given that Mr.And Mrs.Mor-
gan has filed an application for an Administra-
tive Shoreline Substantial Development Permit
(SHR2018-00014)to construct an approximate
669 square foot detached accessory dwelling
unit (ADU) within the shoreline jurisdiction.
The subject ADU will consist of converting a
portion of an existing 405 square foot detached
garage structure (while adding a 411 square
foot second floor above the garage structure).
The ground floor of the garage structure will
consist of 258 square feet of habitable floor
area combined with 411 square feet of new sec-
ond floor habitable floor area.The total square
footage of the ADU will be approximately 669
square feet. The ADU is subject to Mason
County Development Regulations Section 8.52;
17.03 and 17.50 - Shoreline Master Program.
Site Address and Project Location: 7710 E.
Grapeview, Allyn, WA 98524 Parcel Number:
12229-50-02019 Zoning: RR-5 (Residential)
Date of Received Submittal: October 22,2018
Date of Complete Application: December 10,
2018 Notice of Application: December 12,2018
Public comment deadline:January 11,2019 @
4:30 PM Notice of Pending Decision will be is-
sued:on or after January 11,2019 The subject
file application and decision can be viewed by
all interested parties at the Permit Assistance
Center,located at 615 W.Alder Street,Shelton,
WA 98548 during normal business hours. A
public hearing will not be held regarding the
proposed project, however written comments
may be submitted to the Planning Department
during this 30-day shoreline public comment
period to:Mason County,Planning Department,
Attn: Ron Buckholt, 615 W.Alder Street, Shel-
ton, WA 98584, by January 11, 2019 @ 4:30
PM. Following the 30-day public comment
period (January 11, 2019), a copy of the deci-
sion will be forwarded to all parties of record
(only those whom provided comment(s)during
the 30-day public comment period). The refer-
enced decision may also be viewed at the Per--
mit Assistance Center during normal business
hours by any party of record or interested par-
ties. Please be aware that the decision will only
be forwarded to the applicant,Dept.of Ecology,
Attorney General and parties of record gener-
ated during the subject 30-day public comment
period. Please note that there is a 14-day ap-
peal period following the issuance date of said
decision. The decision will be issued on or after,
January 11,2019. Timely appeals shall be filed
with the Mason County Planning Department in
accordance with the requirements stipulated in
MCC 15.09 and 15.11 The proposal is exempt
from SEPA review.Please contact Ron Buckholt
of the Mason County Department of Commu-
nity Development at (360) 427-9670 ext.287,
or at the address listed above, with questions
regarding this permit application.
1679 December 20,27 2t