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Home My WebLink AboutSPI2012-00018 - SPI Inspections - 6/26/2012 O _STA �` N % MASON COUNTY o P� A o N DEPARTMENT OF COMMUNITY DEVELOPMENT > S N Planning Division 7 N y Y P O Box 279, Shelton, WA 98584 of (360)427-9670 1864 Site Inspection June 26, 2012 TO BE KEPT IN THE KENT ROBERTS 143 SO 163RD LANE PARCEL FILE BURIEN WA 98148 N cZZzl z [ • ootoo Case No.: SP12012-00018 Parcel No.: 122212100100 Project Description: To understand the standards for replacing existing cabin with new residence along North Bay Case Inlet. 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 6/26/2012 Pagel of 4 SP12012-00018 Site Inspection 6/26/2012 Case No.: SP12012-00018 Comments: Pre-inspection for Julia & Kent Roberts on May 4, 2012: The pre-inspection was made to evaluate one parcel [PN 12221-21-00100] located along North Bay Case Inlet and State Route 302. The 110-ft. wide parcel has an existing residence along the south side and some shrub and tree cover on the north side. A low bulkhead and existing boat ramp protect along the low slope shoreline just above the high water mark. The existing wooden deck extends from the residence towards the bulkhead. The proposed structure and repair of the boat ramp 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 North Bay 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 required vegetated buffer that must remain and is regulated by the Mason County Resource Ordinance Fish and Wildlife Habitat 6/26/2012 Page 2 of 4 SP12012-00018 Site Inspection 6/26/2012 Case No.: SP12012-00018 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. Staff observed the common line setback from the ordinary high water mark (OHWM) of the Case Inlet shoreline to a shoreward roof eave of the existing residences adjacent to the subject parcels. On the north side (two lots to the north), the shoreline setback of the residence is close to 25 feet; and on the south side (immediate to the south), the shoreline setback of the residence is close to 25 feet. The subject residence is 42 feet from the bulkhead and the existing wooden deck is 15 feet from the low bulkhead. The Resource Ordinance Fish and Wildlife Habitat Conservation Areas Chapter has a view protection provision that new development shall be sited at least 35 feet from the shoreline OHWM (20 foot vegetation buffer and 15 foot building setback upland of the vegetation buffer). On the subject property, the footprint of a new residence may be located to meet this shoreline setback and be 7 feet closer to the bulkhead alignment than the existing residence. The existing deck may be maintained in its location and dimensions. The footprint of the residence may be moved farther north towards the center of the property and the existing boat ramp may be relocated to the north or south of the new residence location. A proposed detached garage shall be located upland of the shoreline setback, provide adequate property line setback from the state highway, and be accessed by proper ingress to/ egress from the state highway. Note that an erosion protection bulkhead along the shoreline or a proposed boat ramp repair will need a building permit, environmental checklist, Mason Environmental Permit, and shoreline exemption for the proposed work. Two precautions for site development on this property should be 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. 6/26/2012 Page 3 of 4 SP12012-00018 Site Inspection 6/26/2012 Case No.: SP12012-00018 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 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. _N_ Slope or Landslide hazards: Slopes 8 percent or less are adjacent to or within 300 feet of a proposed project were observed; slumping or seepage conditions that could contribute to sliding were not observed. The applicant will not need a geologic special report during development review. You would need to confirm with the Environmental Health Department what their sewer system standards are to make sure about the adequacy of supplying a sewer 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 will be needed for building permit application submittal and review. Specific County Codes standards for future 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. 6/26/2012 Page 4 of 4 SP12012-00018 P MASON COUNTY PLANNING DEPT. PRE-INSPECTION APPLICATION PLEASE PRINT $255.00 Fee Required 1. Owner: pplicant: r 5-yl / 1�p Site Addres : /)dCpplicant Address: Owner dress: City: St Zip City• Y St W Zip Phone:(_) day Phon . — day Phon --� evening Planner: Email Address: 1 P 5 SN4P COD Use Water Body Y �C. 2. Parcel No. - �- Q Parcel No. - - / Legal Description: 1[� Aq yt Zc& /9�Ti-, 3. Purpose of Pre-Ins ection Lj. - G j f iYl� IV < 4. Use of building: 5. Do any of the following exist on or adjacent to property?: slope saltwater 0 lake river pond wetland seasonal runoff( other stream } seasonal creek Dir ctio s to Site: J Ca c Qr �5J e_ ou k1)-24es 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: Date: R —�� 2-71 If you would like to be on site during inspection,please check here: Iq 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. � u Departmental Review (For Office Use Only) Planning141 Department Findings: �A " 6 6t hI Re-V1 j leif1� &W A ` N � r� a� 1110 t F Z g * . A _ r r L. 4 4 CL w% s � . i try 11 a 11 T221R 1 .._ 1111 ` IA 4 122212100090 NdL 122212100080 o .. it S i 122212100070