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Home My WebLink AboutSPI2008-00013 - SPI Inspections - 2/12/2008 orl-STATE MASON COUNTY o P� A o N DEPARTMENT OF COMMUNITY DEVELOPMENT > S N Planning Division N Y Y P O Box 279, Shelton,WA 98584 (360)427-9670 1864 Site Inspection February 12, 2008 SELBY DESIGN LTD TO BE KEPT IN THE 521 E MASON BENSON RD PARCEL FILE GRAPEVIEW WA 98546 _ Case No.: SP12008-00013 l 2� 3 7,o c 3 - q 6)( 3d Parcel No.: 123204390130 Project Description: Feasibility for addition to home. 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 2/12/2008 1 of 3 SP12008-00013 Site Inspection 2/12/2008 Case No.: SP12008-00013 Comments: Site inspection of Jan. 31, 2008 for John Huson: The purpose of this inspection was to determine applicability of planning development regulations to the site and proposed additions to the existing residence. The subject parcel is located along the Union River, a type 1 stream in an area of several bends in the creek alignment. The property has a slight slope down from the roadway to the developed area of the home set about 50 to 55 feet from the road among native tree and landscape cover. The existing residence is located 35 feet from the riverbank to the northwest; a garage east of the home is located at 65 feet from the river. Mason County Development Regulations: The site is zoned Rural Residential 20 (one dwelling unit per 20 acres). Development regulations for this zone set forth a front yard and Road right of way setback of 25 feet from the edge of easement. The required sideyard setback on the parcel is 20 feet. An administrative variance may be requested to reduce this setback as low as 5 feet, if the size, shape, or features of the property constrain side yard setbacks of the proposed structure (such as the garage). This process requires application and review at the time of the building permit submittal. Mason County Resource Ordinance: The Type 1 stream is a perennial water of significant volume and known 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 provisions of this Ordinance establish certain buffers and building setback requirements for streams; for a type 1 stream there is a 150-foot vegetation buffer and a 15 foot building setback, for a total of 165 feet from the channel migration zone (CMZ). In accordance with the Resource Ordinance, buffers are to be retained in their natural condition. 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. A copy of the Fish and Wildlife Habitat Conservation Areas chapter is enclosed, including details on the contents of an HMP and the variance public review procedure (if needed). The Mason County Resource Ordinance does provide for the modification of residential structures, as long as the new structure occupies the square footage of the existing footprint of the existing structure (with an option of a ten percent increase in footprint allowed) and that footprint does not intrude into the 2/12/2008 2 of 3 SP12008-00013 Site Inspection 2/12/2008 Case No.: SP12008-00013 shoreline buffer any closer than the existing structure. Your initial proposal to construct an addition to the southwest side of the existing residence does not meet this Resource Ordinance regulation. The addition could be proposed to the south and towards the road. If this existing residence is approximately 2,000 sq. ft. area, a proposed addition of 200 sq. ft. meets the development standards. A potential addition of 18 ft. width by 24 ft. depth has a 432 sq. ft. area, more than twice than what the 10 percent standard would allow. The review of this potential addition greater than 200 sq. ft. requires the request of a variance from the stated Resource Ordinance standards, evaluated by the permit review planner through a public review process in front of the county hearing examiner and includes the preparation of a habitat management plan by a qualified biologist as part of the review. This home addition request and review [beyond the Resource Ordinance standards] would involve additional time (2.5 to 3 months), cost (> $4,000), and expertise (qualified biologist). Application for a variance to these standards does not guarantee approval of the development as proposed. Floodplain Standards: According to Flood Insurance Rate Map No. 530115 0135 C (May 1988), the subject property is within the Zone A 100-year floodplain. Mason County development standards allows residential construction as long as the level of the first residential floor is 2 (two) feet above surrounding grade and the provision of vent panels to allow passage of possible floodwaters through the foundation at such flood events. These are typical conditions added to a building permit for structures constructed in a floodplain. General process: Future site development must include a site plan, reflecting all of these setbacks from property lines, slopes and stream, will be needed for the building permit application submittal. No critical areas such as steep slopes or wetlands were identified on site that would have an impact on future development. County Codes referred to can be obtained from the County website at http://www.co.mason.wa.us. 2/12/2008 3 of 3 SP12008-00013 —owl R e MASON COUNTY PLANNING DEPT. PRE—INSPECTION APPLICATION zkc� PLEASE PRINT $835M99 ifte Required t Z 1. Owner: IO 50>'1 Applicant: J�t—�`� D etc-.AL L-m Site Address: Z TI M 6C2 L4 mle Applicant Address: S'Zi t�-% MA,-Stm Owner Address: i City: Ell l EW _St�Zip Q 2z�(, City: ba'FA1(Z St_�Zip S Phone:( 7�S— Sign day Phone:(3tnQ) Z-7 s— 6ow-43 day Phone:(____) evening Planner: Email Address: SMP Comp.Plan Type of Use Water Body 2. Parcel No.—I 2-3ED 3 ZED - 43 - Gf n 130 Parcel No. - - Legal Description:--T F- 1'3 S L') 7u= Z d l;7— SV? 16�p 4- 3. Purpose of Pre-Inspection : AcbbI T1 dv\ D F 7-4 X �8 4. Use of building: C21 VAG k e t�-`� �I beN CIE 5. Do any of the following exist on or adjacent to property?: slope saltwater lake river( ) pond( ) wetland ) seasonal runoff( ) other( ) stream( �-rseasonal creek( Directions to Site: 73C7 r—Ykl (2- . p N01-D OLb BEZ—FAA 12 �� D12 cn r) AS AA� � G7 ID r-1A-sr lebu rE 0A1 t Gcf- 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: AA1,1-V- Date: 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 SaQ,5-W 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 MPLANNIMPA0PRE-INSPECTION Revised: 01/12/07 Plea§e illustrate below the proposed building site in relation to water and property lines: Ck PA V Departmental Review (For Office Use Only) Planning Department Findings. ( 5 �-ei f s7� -� s = j 6� 11e- r W�W 1:\PLANNING\CIiARELL&RENEE\PRE-INSPECTION Revised: 01/16/07