Loading...
HomeMy WebLinkAboutSPI2011-00035 - SPI Inspections - 11/18/2011 °N-STATE MASON COUNTY o P� A o N DEPARTMENT OF COMMUNITY DEVELOPMENT > s N Planning Division o Y Y P O Box 279, Shelton, WA 98584 (360)427-9670 1864 Site Inspection November 18, 2011 TO BE KEPT IN THE CHRIS RYAN PARCEL �=I L 3120 GROVE AVE BERWYN IL 60402 PAJ 12Z3jZ - 1v Zt Case No.: SP12011-00035 Parcel No.: 122321092150 Project Description: Planning Dept Pre-Inspection to determine home site location 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 11/18/2011 Page 1 of 4 SP12011-00035 Site Inspection 11/18/2011 Case No.: SP12011-00035 Comments: Pre-inspection for Chris Phillips on Sept. 22, 2011: The pre-inspection was made to evaluate a vacant 1.22 ac. parcel [PN 12232-10-92150] located along Case Inlet and Eberhart's Cove at the end of Cronquist Rd. The parcel has some of the shrub and tree cover through of the property (recent small trees and brush removed). Vegetation and shoreline debris protects along the 25 to 30 foot high, 30 to 35 percent slope situated on the west end of property just above the high water mark. The proposed structure 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 exception is made for lots less than 100 feet in width, where side yard setbacks are equal to 10 percent of the lot width, but no less than 5 feet; this property has a 8 ft. side yard setback for the 80 ft. wide parcel. _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. 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 11/18/2011 Page 2 of 4 SP12011-00035 Site Inspection 11/18/2011 Case No.: SP12011-00035 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 evaluated at the time of 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 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 11/18/2011 Page 3 of 4 SP12011-00035 Site Inspection 11/18/2011 Case No.: SP12011-00035 ' 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 that no existing residence is within 150 feet of the north or south property lines that head in an east-west orientation. The default shoreline setback of 100 feet measured from the ordinary high water mark (OHWM) of the Eberhart's Cove shoreline to a shoreward roof eave of a proposed residence applies forthe subject parcel. If additional trees in the vegetation buffer are planned to be removed, 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. A proposed dock 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 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. 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. Your current proposal has these improvements more than 350 to 400 feet from the shoreline. 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 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. 11/18/2011 Page 4 of 4 SP12011-00035 c '►'t, &Cc4-e_4 Q c,— 22 �� I I I . COO 5S SP 20 �, MASON COUNTY �b�� ►'� LANNING DEPT. PRE-INSPECTION APPLICATI N PLEASE PRINT $255.00)ee Required 1. Owner: Applicant: Site Address: V Applicant Address: 3 a.0 6- 7W Owner Address: .3 1 a-D GrvVt- City: T-�-' St Zip�o City: ( �✓'w��- St _Zip (Q p�fDZ Phone:( �) ��- a31 day Phone:(bg� �l�g -�a3 I day 0 0&X '� _'o p - 508 - S�� Phone:(}6 Y_ ) 11 - �a 3( evening Planner: Pd 1AK, O Email Address: V1 ,,ikD. (:ate SMP 0i(bAh Comp. Plan UrAL TyPRe-of Us pW wed Ce l( 8 - Sod - D Sr? Water Body �, Ut (' & LOW 2. Parcel No.�Z2'3 L -�_- Cj,"L(�� RECEIVED Parcel No. - - Legal Description: AUG 01 2011 3. Purpose of Pre-Inspection : "`:� d 1 k./ � � �4 Se C � lDJ —T � 4. Use of building: 5. Do any of the following exist on or adjacent to property?: slope(�) saltwater�� lake ( river pond ( wetland ( seasonal runoff( other stream ( seasonal creek Directions to Site: V t-e-� Loa 2�C �?jvl oYI i If the information is incomplete, th ason County must disclaim any errors resulting from deficiencies in the original application. Pre-inspection rep�tla s e In valid only until development changes occur in the vicinity which affect the lot evaluated in this inspection, or regulating development of the site change after the time of inspection. Applicant Signature: Date: Zr5 ZJ Ifyou 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 1 APLANN ING\PAC\PRE-INSPECTION Revised: 12/26/08 E 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. Departmental Review (For Office Use Only) PlanningDe pa men Findings: 351 a, GV P 9 0 - '