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HomeMy WebLinkAboutSPI2009-00017 - SPI Inspections - 3/10/2009 �N.STgT. MASON COUNTY o Py A o N DEPARTMENT OF COMMUNITY DEVELOPMENT o N z Planning Division 7 N y ti P O Box 279, Shelton, WA 98584 1864 (360)427-9670 Site Inspection March 10, 2009 TO BE KEPT IN THE JACK JOHNSON PO BOX 1119 PARCEL FILE BELFAIR WA 98528 i I'L322 2 00062 Case No.: SP12009-00017 J Parcel No.: 123325000062 Project Description: Determine setbacks from Sweetwater Creek and associated critical areas for future commercial construction 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, _/k4_' 6W��� Allan Borden Land Use Planner Mason County Planning Department 3/10/2009 Page 1 of 4 SP12009-00017 Site Inspection 3/10/2009 Case No.: SP12009-00017 Comments: Pre-inspection for Jack Johnson on Feb. 18, 2009: The purpose of the pre-inspection was to evaluate issues related to the construction of four commercial storage buildings on three parcels [PN: 123320-50-00062, -00063, and -00064] along State Route 3. The property within the Belfair Urban Growth Area is the site of a former manufactured home sales land use and is a triangular area that is 450 feet wide, 400 feet deep, and 600 feet along the road. The site has some native plant cover (except near the road where landfill was permitted in the past), and has slopes of 5 to 10 percent throughout. The type F stream Sweetwater Creek flows from east to west near the north property lines. Sewer system components are located close to the road, and a stormwater infiltration pond is situated along the west property line. The proposed buildings would be located primarily on parcel -00062, and this inspection is to verify proper setbacks. These findings state regulations in effect at inspection time, unless noted otherwise. Development Regulations standards: The site is in MU zone within the Belfair Urban Growth Area. Under this MU zone, outdoor storage is an allowed land use; self storage is not a stated land use. Building height limit is 35 feet for buildings within 150 feet west of State Route 3. Standard building setbacks are 20-foot front yard and 20-foot side property line setbacks with vegetation buffers. Setbacks are measured from structures above grade such as roof overhangs, stairs, balconies, decks, heat pumps, storage buildings, and fuel tanks. Resource Ordinance Standards: _N_ Slope or Landslide hazards: Slopes less than 10 percent adjacent to or within 300 feet of a proposed project were observed. No geologic special report (geologic assessment or geotechnical report) is needed during development review. _N_ Shoreline setbacks: The shoreline designation for the area would be Urban Environment per the Mason County Shoreline Master Program and setbacks would be determined by the Mason County Resource Ordinance. The proposed development is too far away for these setback standards to apply. _Y_ Stream setbacks: The observed Type F stream [Sweetwater Creek] is a perennial water of fish bearing capability and falls under the jurisdiction of the Fish and Wildlife Habitat 3/10/2009 Page 2 of 4 SP12009-00017 Site Inspection 3/10/2009 Case No.: SP12009-00017 Conservation Areas Chapter(17.01.110) of the Mason County Resource Ordinance. The setbacks from the creek would be determined by the Mason County Resource Ordinance. The stream setback for a type F stream is composed of a 150-foot vegetation buffer plus a 15-foot building setback closest to the roof projection of a proposed structure, for a total of 165 feet from the channel migration zone (CMZ). Any portion of the new structure, including decks, balconies, and rooflines, must be behind this setback line. The 15 feet toward the stream is an area that may be used for lawns, patios or landscaping (development at grade level). From that point toward the stream is considered to be a required vegetated buffer and is regulated by the Mason County Resource Ordinance Fish and Wildlife Habitat Conservation Areas Chapter. 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, but some activities can be done both with and without a Mason Environmental Permit. _Y_ Wetland critical area: Planning staff confirmed that certain wetlands, which are regulated under Mason County's Wetlands chapter 17.01.070 of the Mason County Resource Ordinance, are located upon the subject parcel. These wetlands are situated in the northwest areas of two of the parcels at the edge of the permitted fill placed in the western part of the properties by an old grading permit. The wetlands are associated with the stream and saltwater shoreline with good plant diversity. As part of the review, you need to have a qualified biologist prepare a proposal Y q P p 9 wetland report that delineates the wetland edge, characterizes the wetland category, and determines the proper vegetation buffer using the information from this Wetlands chapter. Development near the wetlands shall have the determined vegetative buffer, and buildings must be set back an additional 15 feet from the outer edge of that buffer. _Y_ The wetland and vegetation buffer are currently intact with some trails existing through them. For view improvement, some tree limbs in the buffer may be trimmed on a limited basis in accordance with the Wetland chapter standards. _Y The wetland study must be completed PRIOR to any development evaluation and additional clearing is done; NO CLEARING should take place within the 100 feet closest to the wetland, unless other recommended actions are made in the wetland study. When planning the location of all proposed improvements or removing further vegetation, consider the proper buffer and setback from the wetland edge in that site plan. 3/10/2009 Page 3 of 4 SP12009-00017 Site Inspection 3/10/2009 Case No.: SP12009-00017 The applicant proposes to redevelop this site from a manufactured home sales use to an indoor - outdoor storage land use (three to four buildings and adjacent open use areas). The past fill occupies the area of stream and wetland vegetation buffer that are east of these features. The compacted fill would not provide for suitable locations of critical area restoration; the degraded or low quality stream and wetland vegetation areas would be better sites for proposed restoration and enhancement areas. Based on this field review, the presence of the Resource Ordinance Wetlands and Fish & Wildlife Habitat Conservation Areas, and the layout of proposed development, no area exists on the subject parcels that would be unencumbered by the critical area buffer and building setbacks. The applicant is not able to meet the Fish & Wildlife Habitat Conservation Areas standards [150 to 165 feet from the OHWM], or Wetland Areas standards [the determined wetland buffer]. The property owner would have to apply and be approved by the County Hearings Examiner for a decrease in vegetation buffer and Mason Environmental Permit to propose development adjacent to the streams and wetlands evaluated in the wetlands special study noted above. The wetland study and habitat management plan, prepared by a qualified biologist, would address impacts to the vegetation buffer and offers measures to preserve and protect the buffer or to mitigate impacts of the development proposal. The Wetland Areas chapter is available at the Mason County Permit Assistance Center, 5th and Cedar St. in Shelton or by phone at 427-9670 ext. 281. Application for a decrease in vegetation buffer and environmental permit addressing these standards does not guarantee approval of the development as proposed. You would need to confirm with Utilities /Waste Management Department what their sewer system standards are to make sure about the adequacy of supplying a sewer system for the proposed development. General process: Future site development must include a site plan that shows all setbacks from property lines, roads, stream, wetlands, and existing and proposed improvements; this site plan will be needed for wetland review and building permit review (as well as a submitted decrease in buffer request). 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. 3/10/2009 Page 4 of 4 SP12009-00017 MASON COUNTY PLANNING DEPT. PRE-INSPECTION APPLICATION PLEASE PRINT $255.00 Fee Required 1. Owner: N \J0(4 L4&P"' Applicant: '52,v_'k Site Address: 2-Z6 5 3 2Z6 r 7/ A/E S23 Applicant Address: Owner Address: fo 8-ox t City: St Zip City:, St l.V� Zip 2 Phone:(_ day Phone: ' o -7 1-3 l —-7 f o ] day Phone:(_) 5� evening Planner: Email Address: ; C C� Ct� SNIP Comp. Plan Type of Use 4 J Water Body 2. Parcel No. Z 332- - �5 c7 - 0oQG Parcel No. 1'??2 37 - '5,-) - Q c)0,6�> Legal Description: 3. Purpose of Pre-Inspection : a e_t C, � C?e 4. Use of building: Y 5. Do any of the following exist on or adjacent to property?: slope( saltwater( ) lake( ) river pond ( ) wetland ( seasonal runoff( ) other( ) stream ( seasonal creek( ) Directions to Site: M w`' 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: Date: 2— -7 `%' r— 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$255.00 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 hPLANNINGTAC\PRE-INSPECTION Revised: 12/26/08 t Please illustrate below the proposed building site in relation to critical areas (slopes, streams, lakes, wetlands, etc.) r 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 Findings: Exist.Bldg: Wetland area Sweetwater Creek [Type F] �•\• 500 ft± Exist.culvert `` ""�.,,` �•\ �,, ��• ,� exist o B air 123325000063 o �3325000064 �t,Btdg. 3 Ext.Bl Exist.sto'hswater retention �� Proposed ave'Nged buffer New Stord e Buil rags Exist.Bldg. � i� � v}— � a"'o Ex' modul to be removed 123325000062 �b� / Exist. 1 S Exist.access 87 ft± To Allen South Shore N 0 20 40 60 80 100 FT Schematic Site Plan n n n n i Scale: 1:960 ,� ,*' o �66 ®�� ��� .11� Langemack'ta O Y/ go m minim&m1pprM nenicea m5«.nl pNnl«a>Ac /� 611Qb1'll�rl lA(;IA(�.M'A ylil 111 \ to6.711u JId5 � 'IH+bnllemack rnm Job. 2009-222 2-17-09 rwi++��ww xn�.ny.rn<n.N / I_\rw ww...<bruw.r,y,r..,..,.nx +,�•M c:.E.r:...x..e / \mmercial Area j atsnr ,,,,,<�\ _ Proposel roject Site—� 30 feeed 12 3 3 25000064twi 1,e ------------- {[ / / erfY�E.r AN�n 125325000067 35 Vicinily map Propond 7WWW@ C 140110 of lh�' Nr�I � / Otd.wkp ulNlr�meW4 Mm.wW.�M In1v r.<rMlenel wMcb Narar Wlkin�<. I �� ��(.// I ,.r.H / / / WfAry.ro MwAwne c nry rodr h4 tlnE0G yr.bn.Tw.uv, an.er l EXISMIlg Infiltration Area `� `s �/ W,,TM: TM aY cvnnstien t --__-- l ` ® Ouppxy it Smrq. ftlnM MMW .—_��.�..�—.—•—.—•— � A�w lyYfyrr.r \ , ® �/ � Zmmq: MMdr M—Ur An. — �— --- ProPa sed Building fnB A Proposed Building III / uiIDn 123325o unw unzoo 470 6.bpdr- np 4500sf / l 90,x 50, 90'x 50' < ,�,,,, / ®® / / / Slro Swrc.<: Sunny rd CML Mlchrl wn.w pE(M4b.idro bw•bpm.m p.rmi., 1rWM MM..r^f rlsi�W.rind.4rp E MNLWM J� \ %/ / /%/ // / IWSaa Ax Enw Am t2.5 crw, Residential Area n514.h W..,Arw pmd� �0 \ / i w 27M.h +•b.I...d 123325006p62 � �y% / pe.kvq W.nbuw Gnmd I,.r 10W.f p++Cmnr�.cnw, ^ .Nv.rxyfrw<rd 1«I^r RdM�M rro.o 1.e .l.nr.._.. �✓ " ��I � � Wncr. f.Ifar Wn.r Sy.txn Proposed Building D 4500 sf E.nny E,YNM 90�-w [only if f}RurCsewer system established] 415' Septic Drainfleld Area n '00,,. I //W� �/// r..r.r�Nr���Wn�y•�^<...+..w r..r. / 1 s'0 e� "�a�langemaek'° $C�Ii111G11t$11E _ _ - sa..r.mn ,' ...