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Home My WebLink AboutSPI2009-00009 - SPI Inspections - 3/9/2009 SrgTFO� MASON COUNTY MO � DEPARTMENT OF COMMUNITY DEVELOPMENT o s"N Planning Division i� o Y Y P O Box 279, Shelton, WA 98584 00 o (360)427-9670 1864 Site Inspection March 09, 2009 NICHOLAS JOHNSON 1-0 BE KEPT A T H►. 4671 E STATE RT 302 PARCEL �� -�. BELFAIR WA 98528 Pa/ Case No.: SP12009-00009 Parcel No.: 122285002002 Project Description: Site review to replace existing residence. 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 3/9/2009 Page 1 of 4 SP12009-00009 Site Inspection 3/9/2009 Case No.: SP12009-00009 Comments: Pre-inspection for Nicholas Johnson on Feb. 20, 2009: The purpose of the pre-inspection was to evaluate issues related to the construction or replacement of a single family residence on a 1 .0 acre parcel along the east side of State Route 302 [Sisson Beach Plat Block 2, lot 2] with an un-named creek flowing along the north side of the property. The parcel has slopes of less than 5 percent in the west half of the property and slopes of around 15 percent in the east portion. The parcel has few trees and was cleared in the past. The existing manufactured home is in the west third of the parcel. The low elevation lot is associated with un-named creek to the north; the lot depth (north to south) is the most shallow at the bend in the stream (200 feet back from the state highway) and affects the location of possible development on this parcel.. The applicant wants to know what development standards to follow or studies to include in the proposing a new residence. These findings state regulations in effect at the time of inspection, unless noted otherwise. Development Regulations standards: _Y_ The site is in the Rural Residential 5 zone. Standard building setbacks are 25-foot front yard setback, and 20-foot side property line 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 (front or rear yard), 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. In this case, the location of the sewer system is nearby the current residence and may cause a constraint to the setbacks for a development proposal. Resource Ordinance Standards: _N_ Slope or Landslide hazards: There is a ridge and associated ravine near the road in the east end of the property, but generally there are no steep slopes that exceed 15 percent. The applicant does not need a geologic study as part of development review, but site modification of the ridge and short ravine may need soil engineering review if a proposed structure is placed within the east area. You may have a qualified geologist or engineer visit the subject parcel and prepare a site analysis specific to your 3/9/2009 Page 2 of 4 SP12009-00009 Site Inspection 3/9/2009 Case No.: SP12009-00009 proposed site development, addressing clearing, grading, building construction, and stormwater control. If any grading / excavation is proposed near slopes, a grading plan will be needed to show any proposed topographical changes, cuts, retaining walls, and drainage. This analysis and plan would be submitted and evaluated at the time of building permit submittal. _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 applicant will not need a wetlands special report during development review. _N_ Shoreline setbacks: The shoreline designation for the area would be Urban Environment per the Mason County Shoreline Master Program and setbacks would be determined by the Mason County Resource Ordinance. The proposed development is too far away for setback standards of the Shoreline Master Program to apply. Y Stream setbacks: The observed Type F stream is a perennial water of fish bearing capability and falls under the jurisdiction of the Fish and Wildlife Habitat Conservation Areas Chapter (17.01.110) of the Mason County Resource Ordinance. The setbacks from the un-named creek would be determined by the Mason County Resource Ordinance. The stream setback for a type F stream is composed of a 150-foot vegetation buffer plus a 15-foot building setback closest to the roof projection of a proposed structure, for a total of 165 feet from the channel migration zone (CMZ). Any portion of the new structure, including decks, balconies, and rooflines, must be behind this setback line. The 15 feet toward the stream is an area that may be used for lawns, patios or landscaping (development at grade level). From that point toward the stream is considered to be a required vegetated buffer and is regulated by the Mason County Resource Ordinance Fish and Wildlife Habitat Conservation Areas Chapter. New residential development is not permitted within Fish and Wildlife Habitat Conservation areas or its buffers, except for as approved through a variance or reasonable use exception review process, but some activities can be done both with and without a Mason Environmental Permit. The applicant may choose to replace the existing manufactured home in the west area of the parcel, but a proposal could occupy only the existing footprint of the old residence, plus an additional area equal to 10 percent of that footprint area situated away from the stream alignment and closer to the road. A residence 3/9/2009 Page 3 of 4 SP12009-00009 Site Inspection 3/9/2009 Case No.: SP12009-00009 proposed elsewhere on this property needs to meet proper stream setbacks. Due to the alignment of the stream near this parcel, the general locations of proposed construction on site would not meet this setback / buffer requirement for the stream areas. Based on this field review, little area exists on the subject parcel that would not be unencumbered by the critical areas buffer and building setback; some areas at the east end that are very sloped could be distant enough to meet proper stream setbacks. A variance from the Fish and Wildlife Habitat Conservation Areas chapter may be requested to pursue residential development on this property. A Habitat Management Plan (HMP), prepared by a qualified biologist, would be required as part of the variance request to support the proposed development. The HMP addresses impacts to the buffer and offers measures to preserve and protect the buffer or to mitigate impacts of the development proposal. A copy of the Fish and Wildlife Habitat Conservation Areas chapter, including details on the contents of an HMP and the variance public review procedure, is available. A variance request (application and HMP) is evaluated by the permit planner who assists in the public review process. The slope and stream buffer / setbacks should be clearly identified on the project site plan submitted for a variance request and building permits. Application for a variance to these standards does not guarantee approval of the development as proposed. You would need to confirm with the Health Department what their septic system standards are to make sure about the adequacy of supplying a septic system and drainfield area(s). The Building Department can help you with building code standards in replacing or upgrade existing structures. General process: Future site development must include a site plan, showing all setbacks from property lines, stream alignment, and existing and proposed improvements; this site plan will be needed for variance request and building permit application review. Specific County Code 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. 3/9/2009 Page 4 of 4 SP12009-00009 MASON COUNTY PLANNING DEPT. PRE-INSPECTION APPLICATION- PLEASE PRINT 14 t l ' $255.00 Fee Required 1. Owner: —FG10Y1t45 C-J. -ZS_ /l��n5o,-� Applicant: J iG cola S .Tc7 1'l n SOr1 Site Address: LW1 / 4F, S 4-a l P-cur-L 30a Applicant A ress: Z 6-71 E. 5-6C , Gvk 302 Owner Address:�6 73 F_. 5 fa+< P-6,1 r-c 3 o----2 city: l i r St W/t Zip 9$5aL City: Re I r4i r St LJA Zip 5a Phone:(360 ) SOL 1-765 day Phone:(36 a ) 2-7 5-, , D A day 1 Phone:(33tob ) a-75-379O )' evening Planner: A Hari 13Cr'e1�rL_ Email Address: SMP 1—Comp. Plan eurAL Type ' Water Body rY �Z>d 2. Parcel No. a s - J 0 - O R d 0 P, r l V 0 93J Parcel No. - - 03430.3(V Legal Description: f)eack 13Lk : 2 LaT° a 3. Purpose of Pre-Inspection : an+ +o kribw r rt hi);t a 62� e- 0,-) A 4. Use of building: L. v ri 5. Do any of the following exist on or adjacent to property?: slope V) saltwater ) lake( ) river( pond( ) wetland( ) seasonal runoff( ) other ) stream 0 seasonal creek( ) Directions to Site: FV__oVv. ✓yl fSbn ('0Un 4 y iR u V iA4 l e 6bnot-0, en f iq w)� ew c h r14o E D ..oa rc S 1 -1>4 o d r,' _J� i r" �e�fi� SS %l¢ l arnc_ 6,1 I'd f 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: �; 2 D If you would like to be on site during inspection,please check here: (1) 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 I:\PLANNING\PAC\PRE-1NSPECTI0N Revised: 12/26/08 • r 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. a V- \v i I Departmental Review (For Office Use Only) Planning Department Findings: 1'eic> 5D A I t'm f/aGG (iVl &�j6x,&�A LAD �LWW�—(Qq- 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. 5� Departmental Review (For Office Use Only) Planning Department Findings: *f J" A h246L�14� 0 LU �- L� "6 644 � to 1 ti e fi SO O Air o N; L OecIax/e oT / ! n Iav IT ¢..o � Jo to �:•`. r �� s 2 -0,- � I � e � •a "f y dIL q Oq26, .!o 4r, ro a � . '•63 3 Q� o p �:S 61 ro ►�`- S j �r•n�' le- Fl N. IL 7o•90 r N,±�3aQr F ^ a► G q 9.3O o s a le -- 122282100081 122282100080wo 122285002903 ;s 122285001001 122285002902 a M. o 10 o l 22285001002 0 122285002901 O �O 41.1 7 122285001003`' 122285002900 : r 122285001004 0 ,A T22N 122285001005 122285002003 -'.-_ ` 122281200000 122285001006 122285002002 122285001007 ° 122285002001 122285001008 f 60 122285001001 122281300010 122281300010 1 2LaL000000 122282180291 122282400021 122281300020 0 k ,.122282400020 N 1 inch = 100 feet W E 1 inch = 0.02 miles S Map Output Page 1 of 1 FOREST PRACTICE WATER TYPE MAP TOWNSHIP 22 NORTH HALF 0, RANGE 1 WEST(W.M.) HALF 0, SECTION 28 Application#: 1705646 +74564 p 1705 0 21 IV22 i 1 I — I I 17051528 050B28, 1705 20 i I 8Puget Sound 2.9 9 h d i I P ZT 1705606 +7 08 170 00 O' �f a I J i f 1I1 + $8$ +704688 + 780 Thursday,February 19,2009 3:42:10 PM NAD 83 Contour Interval:40 Feet http://fortress.wa.gov/servlet/com.esri.esrimap.Esrimap?ServiceName=fpars&ClientVersio... 2/19/2009 East State Route 302 0 100' R, Proposed 75' '..Buffer Reduction Toe of steep slope Type F Stream '.. 150' 150' buffer + 15' buildin setback 60' �,.,�r .ICI•,•I•,,,.,.,.,.•.•t•{``,I,�,..<.•. ' r-�'''..- ,.,.�-- I I.•.•.•I.. ♦ Proposed SFR e Proposed Miti at,ion Parcel 122285002002 .'.. 25U x 10' Access Roa xisting House To Be Removed (1500 sq. ft) Unnamed Road N r r r r r r r r i r r FIGURE 2. SITE MAP Project Name: Nick Johnson HMP Location: Belfair, Washington THE WETLAND CORPS Project: TWC09-Wi7 Client: Nick Johnson Date: 03/09 t6