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Home My WebLink AboutSPI2012-00034 - SPI Inspections - 8/22/2012 oN-srA MASON COUNTY o P� A o N DEPARTMENT OF COMMUNITY DEVELOPMENT o N Planning Division 7 N y ti P O Box 279, Shelton, WA 98584 o� o (360)427-9670 1864 Site Inspection August 22, 2012 TO BE KEPT IN THE P NNERS PARuLL FILE POO BOX BOX 439 PORT ORCHARD WA 98336 PA1 1Z306r-S0-- 000(6 Case No.: SP12012-00034 Parcel No.: 123065001018 Project Description: Feasibility to build on lakefront property and learn site development standards. 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, //'��&,5,e� Allan Borden Land Use Planner Mason County Planning Department 8/22/2012 Page 1 of 4 SP12012-00034 Site Inspection 8/22/2012 Case No.: SP12012-00034 Comments: Pre-inspection for Paul Shinners on July 31, 2012: The pre-inspection was made to evaluate one parcel [PN 12306-50-01018] located along southwest side of Panther Lake near Bear Creek Dewatto Rd.. The parcel has a range of width from 60 feet at the lake to 190 feet at the road; the property is undeveloped but does have paths to the lake from the south side. The shoreline and most of the lot has native shrub and tree vegetation cover; no dock or bulkhead is present on the property. The proposed residential structure and site development would be located at the proper setbacks and buffers based upon this inspection. These findings state regulations in effect at inspection time, unless noted otherwise. Development Regulations standards: _Y_ The site is in Rural Residential 5 zone. Standard building setbacks are 25-foot front yard (road) 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 to 10 ft. side yard setback, depending on proposed building footprint location. _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: Shoreline setbacks: The shoreline designation for Panther Lake 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 determined by averaging the distance of setback from the roofline of the adjacent residence on each side of the subject parcel to the ordinary high water mark (OHWM) of the Panther Lake shoreline. Any portion of the new structure, including decks, balconies, and 8/22/2012 Page 2 of 4 SP12012-00034 Site Inspection 8/22/2012 Case No.: SP12012-00034 rooflines, must be behind this common line. Landward of this line for 15 feet toward the lake is an area that may be used for lawns or patios or landscaping, etc. development at grade level. From that point toward the lake is considered to be a required vegetated buffer and is regulated by the Mason County Resource Ordinance Fish and Wildlife Habitat Conservation Areas Chapter. Within this chapter are those activities listed that can be done both with and without a Mason Environmental Permit (MEP). Staff measured the proportional setback from the OHWM of the Panther Lake shoreline to a proposed building site. The shore setback of the roofline of the residence to the south is 144 feet from the lake OHWM. There is no residence to the north and the default setback is 100 feet from the lake OHWM. The proportional setback for a structure on the subject parcel is an average distance, 120 feet from the lake OHWM; this distance would be composed of 105 feet vegetation buffer along the inlet and a 15-foot building setback on the upland side of the vegetation buffer. As stated above, all development must meet these development standards. 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. Note that with a considerable setback from the lake, an erosion protection bulkhead along the shoreline would not be needed to protect a residence or accessory structure located on the property. Proposals to modify or clear vegetation buffer beyond the Resource Ordinance standards, propose a minor reduction of setback from the lake, require advanced review of a Mason Environmental Permit and habitat management plan to address the change in critical area values and present a site plan and actions to state how impacts will be reduced or compensated. Typically this is done prior to site preparation and development of residential structures and septic /well siting. The 150-foot depth of parcel farthest from the lake and near the road has a good stand of native trees and shrubs that should be considered valuable habitat conditions in a habitat management plan prepared for this property. 8/22/2012 Page 3 of 4 SP12012-00034 Site Inspection 8/22/2012 Case No.: SP12012-00034 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 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 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. 8/22/2012 Page 4 of 4 SP12012-00034 -7 f3p 16""5- MASON COUNTY PLANNING DEPT. PRE-INSPECTION APPLICATION PLEASE PRINT $255.00 Fee Required 1. Owner: Ph-i1tP '+' to±LNn PukI Gc'-11 .r) Applicant: 001-u.t S .A. crs lawyer, Site Address: 15b ME PA Applicant Address: Pa Nox 1-f39 Owner Address: Po 5t% ?o i City: FoT�- a c-ck" St w-& Zip 4V331v City: PiltMu- r. St LN14 Zip V5 7 Phone: 3( 4a ) y 71- 4 o Z.5' day Phone:(za• ) 779 -Ss`(7q day ra—I -ccM Phone:) evening Planner: Email Address: SNIPCnmp.Plan T of s Water Body 2. Parcel No. i Z 3 o to - 5-0 - d 10%£t Parcel No. - Legal Description: 6 l te P r t,,V-e— +rvx-+;S 3. Pureose of Pre-Inspection: 0 ' 1.1- MRuo Co 6-_,_k&t At f- p 1*_nne- rr-s ,_b v--w-s wS ^� s 4. Use of building: p r-►^'t k" rots�cl�n-t a C w+a,c rn is c y_,,Pi e_ 5. Do any of the following exist on or adjacent to property?: slope W saltwater ) lake Y`) river( ) pond( ) wetland( ) seasonal runoff( ) other( ) stream( ) seasonal creek( ) Directions to Site: (ea-St Ste- akAAed 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: /�7 "56, Date: '71z rj b Z If you would like to be on site during inspection,please check here: 00 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 o+f,,the parcel file. FOR OFFICE USE ONLY:Accepted by: L� l/U 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. Departmental Review (For Office Use Only) Planning Department Fi ding C (/vGtJ 1V1dbUU %—UULILY iVidp kJULIJUL rdgC rage 1 01 1 Mason County Map i MO NE PANTHER LANE P7-- QQt 123067227722 ISO NTREP Lit PC- "3065"018 "0 ME PANTHER LAkE 123959050M 0 HE PANTHER LAAF HFaq FRS kFR O �w DISCLAIMER AND LIMITATION OF LIABILITY: The data used to make this map have been tested for accurac\,and ever)effort has beer, made to ensure that these data are timely.accurate and reliable.However.Mason Count, LEGEND makes no guarantee or warranty to its accuracy as to labeling,dimensions,or placement or location of any map features contained herein-The boundaries depicted by these data are approximate,and are not necessarily accurate to surveying or engineering standards.and are intended for informational purposes only.Mason County does not assume anN legal liability /% or responsibility arising from the use of this map in a manner not intended by Mason County. In no event shall Mason County be liable for direct-indirecL incidental.consequential. special.or tort damages of any kind.including.but not limited to,loss of anticipated profits or benefits arising from use of or reliance on the information contained herein 10 2009-Mason County GIS 100 W.Public Works Dr m '� •�' ^Ifi3 t` �� 950610 Zti Z °.�' "� `�• lam' �,. ';t{ �.77�^� I�.'i as :- ,k ;•� za �s•• 1230 6i2222222 •'' ' "i" 123065001019 LLB; ��•,� '� .� y, _ �:• `+�` � a. { •�' 1 lAK WIL 23065001 01 8 r• 1W - " • , s1 ,;>001017 'i its 4 123065001013Air : jt� �65001014 123065001016 'Orn, 123065001015 ' ;' M* " i•+�`+; • ."# 1" `yr 123060060000 123062100000 R M� 123060060010 OIL ,�, .,' '. is •�. f� NE ..,d 1 '•'� + a ." '� 123061260010 N 1 inch = 100 feet W E 1 inch = 0 miles S