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HomeMy WebLinkAboutPAR2004-00045 - PAR Application - 11/24/2004 MASON COUNTY Shelton (360) 427-9670 DEPARTMENT OF COMMUNITY DEVELOPMENT Belfair (360) 275-4467 Planning Elma (360) 482-5269 Mason County Bldg. 1411 N.5th P.O.Box 279 Shelton,WA 98584 October 14, 2004 TO BE KEPT IN THEE PARCEL FILE Robert Byerly P.O. Box 384 Belfair WA. 98528 0001� RE: Initial Review Questionnaire (IRQ) for land use on parcel 12316-22-00010. Dear Mr. Byerly: This letter is in response to your Initial Review Questionnaire (IRQ) dated August 26, 2004. You are asking to construct a building for retail use on the subject property located on parcel 12316-22-00010. The entire property is zoned as Rural Residential 5 along Old Belfair Highway. The enclosed map shows the location of the subject parcel. On this property there is an existing residence, garage, and septic system that you state that you will continue to use. It is noted that the property is three lots in a short plat that is still under one ownership. The retail land use is allowed as a cottage industry land use on a property with an existing residence. However, the development standards for a cottage industry state that if parking is necessary for customers of the cottage industry land use (such as customers coming to your retail building), then a special use permit must be reviewed and approved to conduct the land use. That permit must be obtained prior to the cottage industry going into operation. Note in the enclosed information, other cottage industry standards include outside storage of materials, number of employees, multiple businesses, exterior of building or premises consistent with residential land uses, existence of noise-fumes-glare-electrical interference detected off the property, and increases in traffic. Please note that certain development standards apply in the Rural Residential 5 zone. The Floor Area Ratio,the fraction of total building areas divided by the area of the subject parcel, must be 1 to 20 (5 percent) or smaller. For every 20,000 sq. ft. of parcel area, you are allowed 1,000 sq. ft. of building area. In addition, individual buildings cannot exceed 3,000 sq. ft. in size and must be located at least 25 feet from front lot lines and 50 feet from other property lines. Landscaping is encouraged in the first 10 feet of this setback. The standards for the Rural Residential 5 zone are also enclosed. Since you will be constructing a new commercial building, you should submit a request for a pre-submission conference. At this meeting, you will meet with representatives of the building, planning, health, and public works departments to discuss how county development standards (setbacks,buffers, construction codes)will affect your project, as ., well as this meeting will provide you with other department requirements for the commercial development of additional buildings. You should contact Charrell or Trish in the Permit Assistance Center(Bldg. 3 at Fifth and Cedar St. or 427-9670 ext. 281)to make the request for the pre-submission conference for the new building and to get information about applying for the special use permit for the retail cottage industry land use. This pre-submission conference will provide you with other department requirements for commercial development. If you have any further questions about these development standards in the residential zone or cottage industry land use,please contact me at (360)427-9670 extension 365. Sincerely, /?4&'4_vv� Allan Borden Long Range Planner JAFRONT COUNTER(KMR)\word documents\IRQ RESPONSES\2004 IRQs\Belfair Rural Area retail cottage industry(R Byerly).doc 1.03 Development Requirements 1.03.010 Permitted Uses, Generally It is the intent of this Chapter to provide for the maximum amount of flexibility in the siting of differing types of land uses. For this reason, the performance standards and buffer yard requirements found at Section 1.03.036 have been developed. However, both the Comprehensive Plan and this Chapter recognize that some uses and densities will create inherent conflicts with surrounding land uses, and with the intent of the Comprehensive Plan. Thus, some uses are prohibited in some areas, and the intensity of some uses(such as residential,expressed in dwelling units per acre,and industrial,expressed in floor area ratio)are restricted in others.Many of the requirements that apply to Rural Lands have been placed in Chapter 1.04. 1.03.020 Matrix of Permitted Uses The intent of this section is to assist proponents and staff in determining whether a proposed land use is consistent with the applicable policies of the Comprehensive Plan. Those policies were formed with the intention to allow property owners and project proponents as much flexibility as possible in the use of their property,within the constraints of the Growth Management Act. Therefore,the following matrix identifies the permitted uses in the urban or resource land areas in Mason County. Permitted uses, as they apply to Rural Lands, have been placed in Chapter 1.04. All uses not listed as permitted uses, accessory uses,or special permit uses in the matrix or Chapter 1.04 are prohibited uses. 1.03.021 Cottage Industries Unless noted by an asterisk(*)any use shown in FIGURE 1.03.020,or any use permitted pursuant to Sections 1.03.022 or 1.03.024, is permitted in any development area as a home-based occupation, or as a cottage industry. The activity shall comply with the criteria in RU-524A,and shall be required to obtain a special use permit unless they comply with the following standards: A. Parking areas shall accommodate residents and employees only; any provision for additional parking shall require a Special Use Permit. B. The outdoor storage of merchandise or materials is allowed if they are not visible to the public from off the site. C. A cottage industry shall involve the owner or lessee of the property who shall reside within the dwelling unit, and shall not employ on the premises more than five (5) non- residents. A temporary increase in the number of employees is permitted to accommodate a business that is seasonal in nature. However, not more than five additional persons shall be employed on a temporary basis (up to six weeks)without a Special Use Permit. D. More than one business may be allowed, in or on the same premises provided that all of the criteria are met for all business combined. E. There shall be no alterations to the outside appearance of the buildings or premises that are not consistent with the residential use of the property, or other visible evidence of the conduct of such cottage industry, other than one sign no larger than 32 square feet. F. No equipment or process shall be used in such home occupations which creates noise, vibration, glare,fumes, odors,or electrical interference detectable to the normal senses off the property. G. The cottage industry shall not create an increase of 5% or more in local traffic. MASON COUNTY DEVELOPMENT REGULATIONS June 15,2004 page 8 D. Essential public facilities,commercial daycare centers and schools which were In existence prior to � June 17, 1996 and without a prior special use permit,may expand up to 15%cumulatively from their size prior to June 17, 1996,without a special use permit. Expansions over 15%will require a special use permit. E. Front yard or rear yard setback may be reduced as provided in Section 1.05.034.0 or side yard setback may be reduced as provided in Section 1.05.034.D. 1.04.220. Rural Residential 5 (RR 5) 1.04.221 Purpose. This district provides for residential development on parcels of 5 acres or more. 1.04.222 Uses Permitted. A. USES: Single family residential,Hobby farm(Small scale commercial agriculture,including aquaculture and wood lots),Church,Local community and recreation centers, Group homes,Cell towers,Fire station,Fish hatchery,Public utilities. B. ACCESSORY USES: Cottage Industry(home occupation), Single family residence. C. SPECIAL PERMIT REQUIRED USES: Essential public facility,schools,commercial day care centers,cemetery,and home occupations and cottage industries that do not meet the standards in Section 1.03.021. 1.04.223 Lot Requirements. A. Density and lot size. Maximum of 1 principal residence per 5 acres or 1/128th of a section and one accessory dwelling unit per parcel;minimum lot size of 2 acres, except in an approved performance subdivision the minimum lot size is 20,000 sq. ft.,and except for fire stations. B. Lot width and depth.All lots shall have a minimum width at any point of 50 feet. C. Front yard setback. 25 feet D. Side and rear yard setbacks. Side and rear yard setbacks for the residential dwelling is 20 feet, for accessory buildings shall be 20 feet, for accessory structures used for agricultural purposes or home occupations shall be 50 feet,and for buildings of non-residential land uses shall be 25 feet. Exception to the side yard standard is allowed on a parcel with a lot width up to 100 feet at the building site: the required side yard setback for a residential dwelling and accessory structures shall be equal to 10 percent of the lot width but in no case shall be less than 5 feet from the property line. E. A lot created by short plat,large lot or long plat subdivision which is restricted to special purposes, such as storm water storage,community play areas,or utility facilities,and is restricted by perpetual covenants meeting county requirements to said purpose,is not required to meet minimum lot size requirements. 1.04.224 Building Regulations. A. Floor Area Ratio. 1:20, except for fire stations. B. Size. 3,000 sq. feet maximum for non-agricultural and accessory buildings except for dwellings and agricultural buildings. C. Height. 35 feet except for agricultural buildings,cell towers,antennas,or water tanks. 1.04.226 Off-street parking. Two spaces per residence. See Parking Ordinance for other land uses;parking setback for non-residential land uses shall be 25 feet. 1.04.227 Special Provisions. A. Cell towers shall be located per Ordinance No. 5-98 Telecommunication Towers. B. Accessory dwelling units are required to meet Section 1.03.029 standards. C. Government operated day care centers, essential public facilities, churches,community centers, and schools may exceed 3,000 sq. feet as approved by a special use permit. Application for special use permit requires the applicant to provide the following information to aid in analyzing the.request,preparing necessary conditions,and providing consistency with dimensional and performance standards in these and other relevant county regulations: the location and size of lot(s); site plan with areas of proposed use; access to state and county roads; land uses on adjacent MASON COUNTY DEVELOPMENT REGULATIONS June 15 2004 page 31 properties and potential impacts to those uses by the proposal;provision of parking areas and stormwater facilities; hours of operations;and anticipated sources of noise, glare,or odors from proposed use(s). D. Essential public facilities, commercial day care centers, and schools which were in existence prior to June 17, 1996 and without a prior special use permit,may expand up to 15%cumulatively from their size prior to June 17, 1996, without a special use permit. Expansions over 15%will require a special use permit. E. Front yard or rear yard setback may be reduced as provided in Section 1.05.034.0 or side yard setback may be reduced as provided in Section 1.05.034.D. 1.04.230 Rural Residential 10 (RR 10) 1.04.231 Purpose.This district provides for new residential development on parcels of 10 acres or more. 1.04.232 Uses Permitted. A. USES: Single family residential, Hobby farm(Small scale commercial agriculture, including aquaculture and wood lots), Church, Local community and recreation centers, Group homes, Cell towers,Fire station, Fish hatchery,Public utilities. B. ACCESSORY USES: Cottage Industry(home occupation), Single family residence. C. SPECIAL PERMIT REQUIRED USES: Essential public facility, schools, commercial child care centers, cemetery, and home occupations and cottage industries that do not meet the standards in Section 1.03.021. 1.04.233 Lot Requirements. A. Density and lot size. Maximum of 1 principal residence per 10 acres or 1/64th of a section and one accessory dwelling unit per parcel; minimum lot size of 2 acres,except as provided for in an approved performance subdivision the maximum density which may be allowed is 1 dwelling per 5 acres or 1/128th of a section and minimum lot size is 20,000 sq. ft. B. Lot width and depth. All lots shall have a minimum width at any point of 50 feet. C. Front yard setback. 25 feet D. Side and rear yard setbacks. Side and rear yard setbacks for the residential dwelling is 20 feet, and accessory buildings shall be 20 feet, and for accessory structures used for agricultural purposes or home occupations shall be 50 feet. Exception to the side yard standard is allowed on a parcel with a lot width up to 100 feet at the building site: the required side yard setback for a residential dwelling and accessory structures shall be equal to 10 percent of the lot width but in no case shall be less than 5 feet from the property line. E. A lot created by short plat,large lot or long plat subdivision which is restricted to special purposes, such as storm water storage, community play areas, or utility facilities,and is restricted by perpetual covenants meeting county requirements to said purpose, is not required to meet minimum lot size requirements. 1.04.234 Building Regulations. A. Floor Area Ratio. 1:20, except for fire stations. B. Size. 3,000 sq. feet maximum for non-agricultural and accessory buildings except for dwellings and agricultural buildings. C. Height. 35 feet except for agricultural buildings, cell towers, antennas,or water tanks. 1.04.236 Off-street parking. Two spaces per residence. See Parking Ordinance for other land uses; parking setback for non-residential land uses shall be 25 feet. 1.04.237 Special Provisions. A. Cell towers shall be located per Ordinance No. 5-98 Telecommunication Towers. B. Accessory dwelling units are required to meet Section 1.03.029 standards. C. Government operated day care centers, essential public facilities,churches, community centers, and schools may exceed 3,000 sq. feet as approved by a special use permit. Application for special use permit requires the applicant to provide the following information to aid in analyzing MASON COUNTY DEVELOPMENT REGULATIONS June 15 2004 page 32 RECEI V E NON RESIDENTIAL DEVELOPMENTj�2 D INITIAL REVIEW QUESTIONNAIRE agjr R 61004 OFFICE In accordance with Washington State's Growth Management Act, the Mason County Comprehensive Plan regulates the placement, expansion or modification of commercial, industrial and public facilities to certain areas of the county. In the interest of saving you time and money the Department requires this initial review checklist to be completed and reviewed by this department prior to the submission of any building permits. 7 Applicant Name Aoo�t�2 / ��_R�T Daytime Phone # 3( 66 )a75_— 6 2 Mailing Address PQ, X .3g y ��L�,`�/� Site Address o20/ oLd 6ELFj�� I_ltu<4 Directions to Site ,,;,? e-S /UD/Z Tf-1 o L d &E 122 ON �/7,r LAN f� S] e off eon Septic 41X or Sewer AM Water Supply A( 4 Tax Parcel Number # oxi L6 zC �� Legal Description 7X / O f `V40 poi 9/ TC /h �,CS J-7 Z.7 _. Type of Development jy,4 Applicant's Signature OFFICIAL USE NGA Approved By Existing Commercial Date NON RESIDENTIAL DEVELOPMENT INITIAL REVIEW QUESTIONNAIRE In accordance with Washington State's Growth Management Act, the Mason County Comprehensive Plan regulates the placement, expansion or modification of commercial, industrial and public facilities to certain areas of the county. In the interest of saving you time and money the Department requires this initial review checklist to be completed and reviewed by this department prior to the submission of any building permits. Applicant Name p Zt�2% � � ( � o Da ime Phone # 36 � a Mailing Address 1'6, Site Address t-f Directions to Site ,2 !`I%LCS OIZ oL� ON 777/E L�r� S/tic 11/11:7 Xf )mod Septic 4/,4 or Sewer ILIA Water Supply Tax Parcel Number # /,23/6;Z 2,-GIQo 0,0 L6 Legal Description 7e / O F /dW /jOj cI j 4 jA C'/Z j S' /�/jcaorT 7es' 7rg5 /9- - A7 1-72 7 Type of Development Applicant's Signaturez OFFICIAL USE I JGA Approved By Existing Commercial Date . ry , 4+. � x � 4A 16* X � 'OY A, X 4 Case number:PAR MASON COUNTY RECEIVED PRE-APPLICATION CONFERENCE REQUEST FOW 2 4 2004 The purpose of the pre-submission conference is to identify and/or eliminate as many lfbAM IGBQA&Sty! possible in order for the project to be processed without delay. Representatives for the Fire Marshal's Office, Building Department, Environmental Health, Planning, and Public Works Departments may attend the meeting to discuss rules and regulations applicable to the proposed project. Topics covered during the meeting will include the comprehensive plan, shoreline program, zoning, availability of sewer and potable water, development concepts, building construction, fire protection and life safety concerns of the proposed project. The pre-submission conference will be most informative when you provide accurate and detailed information on the Pre-Application Conference Application Form and the site plan. Applications will be accepted when all information is received and deemed complete. Pre-Application Conferences are held every Wednesday and last one hour. To schedule a meeting complete the application on both sides and return 10 copies of the detailed site plan, along with $205.00 fee, by 4:30 on the Wednesday prior to the proposed Wednesday meeting to the Mason County Department of Community Development, ATTN: Pre-Submission Coordinator, P.O. Box 186, Shelton, WA 98584. Fax request forms to (360) 427-7798. If you have any questions call(360)427-9670 ext.281. Date of Request: Site Plan Submit 10 copies Applic t: Include the following information Name: n 06e.esT e r' on site plans: Mailing Address: 3 944 15e I s=A Daytime Telephone: 3 6 0 -Fk.—7 5 4o :1. O B Indicate Scale and North Arrow Representative: ❑ Property line dimensions,easements, Name: and right-of-ways. Mailing Address: ❑ The location of all existing and proposed structures.Include square Daytime Telephone: footage of existing and proposed structures. Parcel Number: 12 digits ❑ Setback distance,in feet from all 1 3 / D - �� - Q o 0 property lines and structures. Description of Project: ❑ Existing and proposed road access to Include: 1)Square footage of structure, 2)Use of building and rooms(i.e., and from the site. office,warehouse,restaurant,storage,etc),3)Occupancy classification per ❑ Parking sites IBC, Section 302.1,and construction type.4)Provide two sets of plans,if ❑ Location of on-site sewage tanks and available.Use separate sheet if necessary drainfields. a Ret� t ��C� ❑ Location of drinking water supply. _,--� Include location on the proposed site and surrounding parcels. _ ❑ Steep bluffs,wetlands,streams,and C S /0 Al — QQ bodies of water ©© ❑ Location of fire hydrants and emergency vehicle access roads, including grade. ❑ Surface and storm water run-off routes. I:PLANNING\CHARELL&RENEE\PRESUBM ISSION.FRM • Has the project been discussed during a previous Pre-Application Conference: If yes,please indicate date. IJ A Will the building have employees? If yes,how many? ✓(� What is the water availability of the proposed project? If there is an existing well, what is the name of the system? :n bC' L7 k I Lf_.L P What is planned for the on-site sewage system? If you are proposing a new on-site system provide detail on the required site plan. 5�b71L (7 1 r, Z-& APPLICABLE BUILDING CODES 2003 International Building Code/2003 International Residential Code Uniform Fire Code-ANSI A117 2003 International Mechanical Code—WAC 51-42 2003 Uniform Plumbing Code—WAC 51-56/5147 2003 Washington State Energy Code—WAC 5 1-11 2003 Ventilation and Indoor Air Quality Code—WAC 51-13 Mason County Ordinance To be filled out by Coordinator 2 HAM I:PLANNING\CHARELL&RENEE\PRESUBMISSION.FRM s, r a JV RECEIVED NOV 2 4 2004 426 W. CEDAR STa NontN �- o S ro Poo g I . cv��dory Poo R. - _ WiNd aw .. R I:VF-D: I S S {