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HomeMy WebLinkAboutRLC2001-00094 - RLC Inspections - 10/1/2001 01, TATFO� MASON COUNTY o Planning Department 70 ,. s U = P O Box 279, Shelton, WA 98584 N o v ti (360)427-9670 OJ �O 1864 Resource Lands & Critical Area Site Evaluation October 01, 2001 THEODORE A WORMS NE 3360 OLD BELFAIR HWY BELFAIR WA 98528 Case No.: RLC2001-00094 Parcel No.: 123094200160 Project Description Critical areas determination for replacement of existing stick built home with new manufactured home. Dear Applicant: As part of this department's review of your permit application, a Resource Lands and Critical Areas (RLC) site inspection was performed on your property. Below you will find comments made regarding the proposed development and its critical values. 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. 363 if you have questions. Sincerely, Scott Long cker Land Use Planner Mason County Planning Department 10/1/01 1 of 3 RLC2001-00094 Resource Lands & Critical Area Site Evaluation 10/1/01 Case No.: RLC2001-00094 Comments The Comprehensive Plan designation of the area is Rural, and the property is outside the jurisdiction of the Mason County Shoreline Master Program. The purpose of the visit was to determine what critical areas ordinances or regulations would apply to the replacement of the existing stick built residence with a newer manufactured home. The critical issue involved in this proposal is the adjacent type 3, salmon bearing stream (Bear Creek) located approximately 45 feet to the South of the existing residence. Per the Mason County Resource Ordinance, Fish and Wildlife Chapter 17.01.110, a 150 foot vegetated buffer, plus an additional 15 foot building setback (165 feet total) is required from the ordinary high water mark of type 1 - 3 streams (salmon bearing, perennial streams). The current residence would be a legal, non-conforming or grandfathered structure. Normal repair and maintenance would be permitted as long as the current use did not change or intensify impacts critical areas or their buffers. The replacement of the existing structure would be allowed in its existing footprint (square footage), or further from the stream without any special permits, variances or habitat management plans. The only requirement in terms of critical areas in order to replace the same square footage of a residential use structure would be a building permit as long as the original structure was removed and the new structure was no closer to Bear Creek. The structure could be replaced with a 10 percent increase in the footprint with a Mason Environmental Permit and approved Habitat Management Plan per Mason County Resource Ordinance, Chapter 17.01.110 (enclosed). To go beyond 10 percent would require a variance from this ordinance along with a Mason Environmental Permit (MEP) and Habitat Management Plan. There is a small shed to the East of the existing home that applicant indicated would be demolished. This square footage could be added to the square footage of the home in determining the size of home that could be replaced without a variance. The existing home has a foot print of approximately 933 square feet, and the adjacent shed has a foot print of approx. 340 square feet for a total of approx. 1,273 square feet for both structures. If the existing home and shed were removed, a new structure of 1,273 square feet could be replaced no closer to Bear Creek with no more than a building permit. A replacement home of 1,400 square feet could be sited with an MEP and approved Habitat Management Plan. A home larger than 1,400 square feet would require a variance from the Mason County Resource Ordinance, an MEP and approved Habitat Management Plan. The applicants indicated that the replacement home proposed is closer to 1900 square feet, so it appears that since the 165 stream buffer and 10/1/01 2 of 3 RLC2001-00094 Resource Lands & Critical Area Site Evaluation 10/1/01 Case No.: RLC2001-00094 building setback on Bear Creek encompasses the entire property a variance is needed There are some opportunities on the property for habitat improvement that could be included in a Habitat Management Plan, such as the removal of debris from the stream buffer, the removal of non-native and invasive plant species from the buffer, such as Japanese knotweed, blackberries etc. and the widening of the vegetated stream buffer through revegetation with native species. No other critical areas were identified near the property such as wetlands or steep slopes, however the property is very close to a documented critical aquifer recharge area. Enclosed please find the documentation you will need to apply for a variance from the Mason County Resource Ordinance. If you have any questions please feel free to contact me. 10/1/01 3 of 3 RLC2001-00094 MASON COUNTY//)J D c r 33S c/-. Li RESOURCE LANDS & CRITICAL AREAS CHECKLIST P!_EASE PRINT $70.00 Fee Required r Applicant: /e f_o24-_ A AJo2n75 Parcel No. (9,301 4a -©O /(PCB Applicant Address:AU,C, 3340 OiZ &LVA-'tz City: Stem&)Zip S3 Legal Description: _ Phone: 06(' ) 2 75-- 29-r 3 `T�� i c i l y/�,� F F-X !& -A- Owner Name (if different from applicant: Purpose of Pre-Inspection: Pl Ae emea.17' A 0,4AA4.0 L- to—,T Use of Building: '&s ;�A,e e Do any of the following exist on or within 200 feet of the property: saltwater lake river/stream ✓ pond wetland seasonal runoff slope Directions to Site: A�e.�� A,1_T ;& - 3:36, /n i eyA) dL4 I � 2AJ � �tT� � Eo.4 QP� cc1rlTTo /Zo Please illustrate in the box below the proposed building site in relation to property lines, significant natural features, slope grade and direction and topography (or inclu a arate sheet): R E C E !/� D bLIV 2 Caea/� North Arrow � �,�T(v ,QD, MCCD - PLAN ING C � .h- - ...� _ ..+ _ ....... �...- ....... ... .. - .. ... .......-t -.- Disposal .�.p N.......... .... ... .':y ... .. ._.. Permit, Access Permit, Land Modification Permit, Boundary Line Adjustments, Land Segregations, Hazardous Waste Permit, or Shoreline Permit in determining whether their property is affect by regulations under the Ma::�on County Interim Ordinance (77-93). This checklist is an important opportunity for identifying early in the permit process whether there will be any environmental regulations affecting the proposed development. If the information is incomplete, then Mason County must disc!aim any errors resulting from deficiencies in the original application. Pre-inspection reports remain valid only until development changes occur in the vicinity which affects the lot evaluated in this inspection. Applicant Signature: Date: Return application to: Department of Community Development,Planning Division 411 N 5th/PO Box 279 , Shelton, WA 98584 (360) 427-9670 Please make checks or money orders payable to Mason County Treasurer When completed, this form becomes part of the permit application. I Please illustrate below the proposed building site in relation to critical area & property liner: �o i 1 , eG� l `caerQ' 2 Depart enta P eview (For Office l se Only) Planning Department Findings: h�v / JiriC�� /� ✓i p J i r FORESTPRACTICE BASE MAP TOWNSHIP 23 NORTH , RANGE 01 WEST ( W . M ) SECTION 09 APPLICATION uunuu�' � I i J / � / I / / I moo i I / I � / V \N / Efl 133 A / / L — t � t \ 1 1 9 / � z OJ "® NER UNION SCALE 0 2000 3000 4000 5000 6000 FEET 16 (5200 n) MAP DATE: Februvy 26, 1997 CONTOUR INTERVAL : 40 Feet LEGEND : See Instructions NAD 27 DISCLAIMER : See Legend Water/Wetlands including their location and class may be incorrectly displayed or not shown on the Base Map. Applicants are responsible for verification and correction.