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HomeMy WebLinkAboutSPI2023-00072 multiple parcels - SPI Inspections - 6/28/2023 MASON COUNTY COMMUNITY DEVELOPMENT Permit Assistance Center, Building,Planning Site Pre-Inspection Notes Project SP12023-00072 for tax parcel#32223-75-00140, 150, and 160. To determine feasibility of building. Date of Site Visit/Meeting:June 28,2023 General property description: Site is located off NE Klahowya Rd. a private road. Property can be accessed by an existing gravel driveway. Portions of the site are cleared and maintained lawn with trees scattered throughout.The remainder of the property is forested with a shrub understory. A stream is located through the middle of parcels 140 and 150 down to the Tahuya River.The stream was dry at the time of the visit. Zoning: The zoning designation for the site is Rural Residential 5 (RR5).Standard setbacks for this zone are a 25- foot front yard setback and a 20-foot setback for side and back yards.The front yard refers to the lot line adjacent to the property access, including access easements.An administrative variance can be applied for to get a reduction in the required setbacks (minimum of 5 feet for sides, minimum of 10 feet for front and rear) if the lot was created prior to 2002 and meets certain criteria. Other setbacks can apply when critical areas are present,see below. All setbacks are measured from the furthest projection of the structure (including roof eaves, decks, heat pumps,gutters, etc.).Setbacks apply to all structures including building permit exempt structures, propane tanks, decks,sheds, etc. Height limit per Mason County Code(MCC) 17.04.224(b) is 35 feet. Size limit per MCC 17.04.224(a) is 4,800 square feet for accessory buildings, not to include dwellings. Geological/landslide hazards: The proposed project is located within 300' of slopes greater than 40%, and therefore, a mill" will be o evaluate slope stability per Mason County Code(MCC)8.52.140(5)(A). Category a.The eport must meet the requirements of the Mason County Resource Ordinance and be accompanied with a submittal checklist. The Report must also state that the hazards of the landslide area can be overcome in such a manner as to prevent harm to property and public health and safety and must also assure that project will cause no significant environmental impact. See MCC 8.52.140(5)(E). Find a list of consultants here or feel free to use any other of your choosing not on this list. Fire Apparatus Access Improvements: Per Mason County Code 14.17,access roads shall be graded to be 14%or less, have turn outs when greater than 300 feet, and include turn arounds for dead end roads greater than 300 feet.Any security gates shall have a provision to allow emergency access. Any access road not meeting these provisions may require an automatic fire sprinkler system.Additional code requirements for fire apparatus access roads may be applicable that were not specifically referenced. For more information, please consult the handout here or contact the Fire Marshal, Randy Collins, 360-427-9670 ext. 309 or RCollins@MasonCountyWA.gov. Stormwater Management: Project shall be in conformance with the small parcel stormwater management requirements.A small parcel stormwater application is required for properties creating 2,000 square feet of impervious surface. Please consult the Small Parcel Stormwater Worksheet here or the Stormwater Handout here for more information. Streams: There is a Type F (fish) stream that flows from east to west through the parcel ending in 140 and subsequently flowing on the parcel ending in 150 ultimately flowing into the Tahuya River. On the ground location of the stream follows the mapped contours and flows more in a straight line to the river rather than the mapped location.Stream buffer is 150 feet plus a 15-foot buildin nor a total of uffers and setbacks are measured from the ordinary high-water mark. New impervious surfaces and native vegetation clearing are prohibited in the buffer except as provided below. If reasonable use cannot be achieved due to standard setbacks, a Resource Ordinance Variance may be used (unless in shoreline jurisdiction;see below). Reasonable use is defined as 3,000 square feet of combined footprint of all structures on property(first floor of structures not to include upper stories that do not project further). A Shoreline Variance is reviewed at a public hearing.A Shoreline Variance must be accompanied by a Habitat Management Plan prepared by a qualified fish and wildlife professional. Shorelines: Shoreline Designation under the Mason County Shoreline Master Program (MCSMP) is Conservancy. Shoreline buffer is 150 feet plus a 15-foot building setback for a total of 165 feet. New impervious surfaces and native vegetation clearing are prohibited in the buffer except as provided below. In conservancy shoreline environments maximum impervious coverage for residential development shall be limited to ten percent or two thousand five hundred fifty square feet,whichever is greater.The impervious coverage is calculated by dividing the total area of impervious surface (e.g., driveways, buildings, patios, parking lots) located in shoreline jurisdiction by the total lot area that is within shoreline jurisdiction (landward of the OHWM) and then multiplied by one hundred to convert to percentage points. Shoreline jurisdiction extends 200 feet from the ordinary high-water mark of the shoreline. Shoreline jurisdiction also includes any floodplains within 200 feet of the floodway. Per MCC 8.52.170(d)(4)(G) an existing legally established landscaped area (mowed grass,flower beds, orchard trees,shrubs, and trees)may be maintained including mowing,weeding,trimming, replacement of vegetation types, placing landscape walls no more than two feet in height, and excavating or placing topsoil or compost not exceeding six inches in depth or ten cubic yards in total. If reasonable use cannot be achieved due to standard setbacks, a Shoreline Variance may be used. Reasonable use is defined as 3,000 square feet of combined footprint of all structures on property(first floor of structures not to include upper stories that do not project further).A Shoreline Variance is reviewed at a public hearing and subsequently by Department of Ecology. A Shoreline Variance must be accompanied by a Habitat Management Plan prepared by a qualified fish and wildlife professional. Fences: Fences are allowed up to and on the property line if they are 7 feet in height or less. Fences taller than 7 feet in height are required to meet property line setbacks and may require a building permit (see fence handout here). Fences within shoreline or stream buffers and setbacks are allowed up to 3 feet in height but not waterward of the ordinary high-water mark(OHWM). View Corridors: Per MCC 8.52.170(d)(4)(K) Buffer alterations for view corridors are allowed with emphasis placed on limbing and with selective timber removal minimized to the extent possible. Proposed alterations shall be the minimum to afford views within the buffer and shall minimize shrub vegetation removal and ground disturbance while maintaining the large mature trees. Under this provision, no more than ten percent of the shrubs and ten percent of trees in the buffer less than six inches in diameter at breast height may be cut. Cleared trails: Unpaved trails up to 4-feet in width are allowed in the Shoreline or stream buffer per 8.52.170(d)(4)(J). Retaining Walls: Retaining wall over four feet in height OR holding back a surcharge, require a building permit. See handout here for more information.Note: new retaining walls are prohibited within buffers to streams and shorelines. Forest Practice Permit: A Type IV general forest practice approval permit may be required through Mason County Planning Department(MCC Title 11) if the subject parcel exceeds two (2) acres in size. Exceptions to this rule apply when the volume is under 5,000 board feet in a 12-month period for personal use; OR when limited to trees that are within 1 and 1/2 tree lengths from an existing structure. Otherwise,the applicant shall obtain a forest practices (FPA)approval permit. Please visit the Mason County website (here)for proper application forms,application fees, and procedural information. Said permit shall be obtained prior to any clearing or site development. Floodplain: The parcel is located within the FEMA mapped floodplain.A Flood Permit is required for any work within the floodplain. Any new structures must also be accompanied by an elevation certificate prepared by a licensed surveyor. Please check with the Building Department regarding building code requirements for elevating the first floor of living space and for other required prescriptive building requirements. Development within the Floodway is prohibited. Accessory Dwelling Units (ADUs): ADUs are not to exceed 80%of the habitable area of the main residence or 1,200 square feet whichever is smaller. One ADU is allowed per parcel. ADUs must meet all applicable health district standards for sewer and water and must provide one additional parking space. An ADU application must be made and all regulations set forth in Mason County Code 17.03.029 must be followed. ADUs in shoreline jurisdiction shall be permitted with a Shoreline Substantial Development Permit and follow regulations set out in Mason County Code 17.50.255(b)(4). Shoreline jurisdiction extends 200 feet from ordinary high-water mark of shorelines. ADUs within the Conservancy Shoreline Designation require a Conditional Use Permit. Conditional Use Permits are reviewed at a public hearing and subsequently by the Department of Ecology. Septic/Drainfield: It is strongly encouraged that you consult with our Environmental Health Department for requirements on new septic system designs and existing septic systems,to make sure that it is sized accordingly to serve the improvements as well as water connection requirements.The permit assistance center requires an approved septic design prior to submitting a building permit. For more specific information, please contact Environmental Health, at 360-427-9670 ext.400. Septic and Water Utility Note:Septic tanks and drainfields are prohibited in protected critical areas, such as streams, marine shorelines,and hazardous slopes.Septic infrastructure may be placed in the protected setback area without additional permitting and environmental studies. If there is no other practicable alternative for placement, septic infrastructure may be placed in the buffer with written documentation that there is no other feasible location. If any clearing of native vegetation is necessary within the buffer for septic infrastructure, a Mason Environmental Permit and Habitat Management Plan are required. Further shoreline restrictions may apply towards building envelopes or expansions for septic. Final Notes: Please check with the Building Department regarding buildings codes. Thank you for meeting with the county's Development Services staff to discuss your proposed project at the subject site. For your use, here is a project file memo,which highlights the issues discussed at our field meeting. Disclaimer:Please note that this is a list of preliminary specific issues discussed or observed and is not intended to be conclusive nor preclude any subsequent permit review or final condition letter that will be provided to you when a formal application is submitted and reviewed. I hope that you find this information helpful and informative as you proceed through the permitting process. If you have any questions or concerns regarding these notes, please do not hesitate to contact me directly: Julie Lewis, Planner Office#360-427-9670 ext. 357 Cell#360-490-2891 Jlewis@MasonCountyWA.gov. Specific development standards contained in County Codes may be found at the County webpage, - MasonCountyWA.gov.Thank you and we look forward to working with you.