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HomeMy WebLinkAboutSPI2009-00085 - SPI Inspections - 2/23/2012 oN_STA MASON COUNTY o A Py o N DEPARTMENT OF COMMUNITY DEVELOPMENT S N Planning Division °Y Y P O Box 279, Shelton, WA 98584 °o a� (360)427-9670 1864 Site Inspection February 23, 2012 MICHAEL EACRETT TO BE KEPT IN THE. 80 E BUCKINGHAM LN PARCEL. FILE WA 98546 Case No.: SP12009-00085 Ai ` `� v 1 `r 600 t O Parcel No.: 121081100010 Project Description: BUILD NEW HOUSE, GARAGE AND STAIRS 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 2/23/2012 Page 1 of 5 SP12009-00085 Site Inspection 2/23/2012 Case No.: SP12009-00085 Comments: Pre-inspection for Michael Eacrett on Aug. 20, 2009: The pre-inspection was made to evaluate one parcel [ PN 12108-11-00010] with two residences located along Case Inlet and along Buckingham Lane. The parcels have some of the shrub and tree cover throughout the property. A concrete bulkhead covers the center 60 percent of the shoreline but vegetation and shoreline debris protects the remainder of the 10 to 15 foot high bank. The proposal is to replace the eastern of the existing residences, add a stairs to the bulkhead below, and add a garage to the south of the access road. The proposed structures would be located at the proper setbacks based upon this inspection. These findings state regulations in effect at inspection time, unless noted otherwise [NOTE: the Shoreline Setbacks stated below]. 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) or 10 feet (road easement), 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. Shoreline Setback standards: Y_ Shoreline setbacks: The shoreline designation for Case Inlet is Urban Environment per the Mason County Shoreline Master Program and development setbacks would be determined by the Mason County Resource Ordinance. The shoreline setback is typically determined by drawing a line between the roofline of adjacent neighboring residences across the subject property, measuring the roof projection closest to the shoreline. Any portion of the new structure, including decks, balconies, and rooflines, must be 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 2/23/2012 Page 2 of 5 SP12009-00085 Site Inspection 2/23/2012 Case No.: SP12009-00085 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 eastern residence is located closer to the shoreline (at about 55 feet from the bulkhead) than the western residence on the subject property; it is behind the view line that extends between the roofline of adjacent neighboring residences on properties to the east and west. Replacement of this eastern residence in its footprint on the shoreline side would meet shoreline setbacks and not interfere with the views of the shoreline on the adjacent properties. The proposed residence could be expanded to the east side as long as the 20-foot side yard setback is met and does not interfere with expansion to the septic system in the nearby area. Some expansion of the residence to the west is allowed as long as it would meet shoreline setbacks and not interfere with the views of the shoreline on the adjacent properties. The western residence is located farther from the shoreline (at about 65 feet from the bulkhead) than the eastern residence on the subject property; expansion of the patio area would not interfere with shoreline views, as long as any new roof areas are behind the line of the patio ground level. As noted above, the Resource Ordinance standards state that proposed tree limbing and limited cutting of trees in the vegetation buffer for view improvement are reviewed by the area permit planner prior to starting these type of activities. A site plan showing the proposed trees to be taken down, left in place or removed, and the configuration of replacement trees shall be submitted for review to the permit planner. Any one tree taken down can be sectioned and left in place, and will have to be replaced with six native trees that are three-years old. Ground shrub vegetation shall be maintain as much as feasible. Note that an erosion protection rockery or bulkhead along all or part of the shoreline or a proposed stairway will need a building permit, environmental checklist, and shoreline exemption, as well as a Mason Environmental Permit and habitat management plan for the proposal. Two precautions for site development on this property should be 2/23/2012 Page 3 of 5 SP12009-00085 Site Inspection 2/23/2012 Case No.: SP12009-00085 noted: 1) that the siting of new buildings and structures shall be located so that further shoreline protection measures are not needed in the future; and 2) a setback determination may change if the adjacent property owners submit applications and are granted permits for new or remodeled residences established at proper shoreline setbacks. Other Resource Ordinance Standards: _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 observed vegetation is associated with the lake shoreline; so the applicant will not need a wetlands special report during development review. _N_ Stream setbacks: No seasonal or perennial drainage flows through the subject property. The proposed development is greater than 200 feet from the any stream management area covered by the standards of this critical area. _Y_ Slope or Landslide hazards: Slopes greater than 15 percent adjacent to or within 300 feet of a proposed project were observed in the middle area of the property. When proposing development, the applicant shall have a qualified geologist or engineering geologist visit the subject parcels and prepare a site analysis to determine whether a geologic special report is needed during development review. _Y_ Slope or Landslide hazards: If the geologist confirms the need for a special report when slopes are greater than 40 percent, a Geotechnical Report would be needed to address slope stability, site conditions, and the other requirements of the enclosed landslide hazard chapter 17.01.100 section E. 5. as required by the Mason County Resource Ordinance. The report must include all Resource Ordinance requirements and a submittal checklist noting where these requirements are found in the study document. _Y_ Slope or Landslide hazards: The prepared special report shall be specific to proposed site development on the subject parcel by addressing clearing, grading, driveway and building location, retaining and stabilization walls, and stormwater control. This study shall address the presence of the septic system on site stability conditions. This special report would be submitted and 2/23/2012 Page 4 of 5 SP12009-00085 Site Inspection 2/23/2012 Case No.: SP12009-00085 evaluated at the time of building permit submittal. 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 setbacks from property lines, shoreline, driveway, road, and existing and proposed improvements; this site plan and the geologic study will be needed for building permit application submittal and review. Specific Count Codes standards for future tta e . Specs y 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. 2/23/2012 Page 5 of 5 SP12009-00085 - MASON COUNTY PLANNING DEPT. PRE-INSPECTION APPLICATION PLEASE PRINT 1255.00 Fee Required 1. Owner: m ,n<J; Applicant: Site Address:�a 0 'p— Wi ran L1 t v-e- Applicant Address: Owner.Address: t.S City: St Zip City: &►reyzeykc..,.j St `":A Zip'--'1 . - L Phone:( ) day Phone:C •,00 ) J;�77 t , 6­1& (,�> day Phone:(3y�) '"� 1 G�S(�� evening Planner: �, r) �x7rG� Email Address: fm e.,nc�i•C +-k aiy j:j:t .5'*. C +�6MP '(��<1t1 omp.Plan i.'/ e of Used Z b _ _ )� Water Body � 1� 2. Parcel No. ® 0& Parcel No. - - Legal Description: 3. Purpose of Pre-Inspection : ?,k-A.k it nc-",1 i4J,".s,43 Ct/-i vri tt g E Ja 4. Use of building: 4 vc).V-A t 5. Do any of the following exist on or adjacent to property?: slope } saltwater(`'rlake ) river ) pond( ) wetland( ) seasonal runoff ) other( ) stream ) seasonal creek( Directions to Site: . re�� e [' i vi 4,f4;'e-& �►'�K ii L vldY�rv, C�.6l.' :t.�1 ant•:,,Lee v n (Z-t oyt 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:'-L�� &x�- Date: S 1 C► Ifyott would like to be on site during inspection,please check here: ( ) Return application to: Department of Community Development,Planning Division P.O. Box 186 Shelton,WA 98584 (360)427-9670 Please include a$255 .00 check or money order payable to Mason County Treasurer When completed, this form becomes part of the parcel file. FOR OFFICE USE ONLY: Accepted by: Date: MORE ON BACK SIDE Revised: 12/30/08 Please illustrate below the proposed building site in relation to critical areas (slopes, streams, lakes, wetlands, etc.) existing improvements, as well as property lines. APPLICATIONS SUBMITTED WITHOUT ADEQUATE ILUSTRATIONS WILL NOT BE ACCEPTED AND WILL BE RETURNED TO THE APPLICANT. .n CLCL Departmental Review (For Office Use Only) Planning Department Findings: