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HomeMy WebLinkAboutSEP2008-00060 - SEP Application - 4/12/2008 MASON COUNTY Single Family $340 ENVIRONMENTAL CHECKLIST Non-Single Family 0 Acres$ 0 to 20 10 to 20 Acres$670 Over 20 Acres$840 EIS(DS)$2,245+62/hr Purpdse of Checklist: � ���� � � WA - The State nvironmental Policy Act ( PA), chapter 43.21 C RCW, requires al govern me tal agencies to nsider the environmental i acts of a proposal before making decisions. An C environmental ' pact statement (EIS) must repared for all proposals with probable signific nt adverse impactsn the quality of the environmen . The purpose of this checklist is to provide d11 information to help ou and the agency identify impac rom your proposal (and to reduce or l, impacts from the pro sal, if it can be done) and to help t agency decide whether an EIS is . � required. Instructions for Applican TO KEPT IN THE F`�P % kn%, -E i- f li_ This environmental checklist a s you to descr' ome basic information bout your proposal. Governmental agencies use this hecklist to etermin hether the environ tal impacts of your proposal are significant, requiring reparation`0 an EIS. nswer the questions b ' fly, with the most precise information known, or give t e best desc`rl can. You must answer each question accur ely and careful , to a best of your knowledge. I Post cases, you should be able to answer the uestions fro r n observations or project plans without the need to hire experts. If you rea do not know a wer, or if a question does not apply to your proposal, write do not know or doe not apply". C pl to answers to the questions now may avoid unnecessary delays later. Some questions ask about governmental regulate ns, such as zoning, shoreline, and landmark designations. Answer these questions if you can. I ou have problems, the governmental agencies can assist you. The checklist questions apply to all parts of your propo I, even if you plan to do them over a period of time or on different parcels of land. Attach any additio al information that will help describe your proposal or its environmental effects. The agency to whic you submit this checklist may ask you to explain your answers or provide additional information reas nably related to determining if there may be significant adverse impact. Use of Checklist for Non-project Proposals: Complete this checklist for non-project proposals, even though qu tions may be answered "does not apply". IN ADDITION, complete the SUPPLEMENTAL ACTIONS (p D). G There is a fee required, for the processing of the checklist, see above f the appropriate fee. Please make your check payable to "Mason County Treasurer'. -� For non-project actions, the references in the checklist to the works "project", "applicant", and Q "property or site" should be read as "proposal", "proposer", and "affected geographic area", respectively. C ` MASON CO. ENVIROMENTAL CHECKLIST A. BACKGROUND 1. Name of proposed project, if applicable: &�'3 t��7fz'.V' \ _J '_�- t4 t-P 2. Name of applicant: 3. Address and phone number of applicant and contact person: 4. Date checklist prepared: 5. Agency requesting checklist: t'1 (��o►.� �,9�J;a II 6. Proposed timing or schedule (including phasing, if applicable): 7. Do you have any plans for future expansion, or further activity related to or connected with this proposal: If yes, explain. For L L7E�7D TO 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. 0C)t+J L 9. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. tiC, 10. List any government approvals or permits that will be needed for your proposal, if known. v A!L t 0'.1 5 1^S.L-W Co 0 N w 11. Give a brief, complete description of your proposal, including the proposed uses and the size of the project and site. There are several questions later in this checklist that ask you to describe certain aspects of your proposal. You do not need to repeat those answers on this page. (Lead agencies may modify this form to include additional specific information on project description.) p t,v a ooJ?- '` -t. e7Z_ K Os r 'D OC-^T-10?J 4:, Ct9 1.1'UR-A-t- CAf"�� A"-Pr-S C,AM�S Co e,Poe,4-ram � - t cJ a D O t-0 S �1 L 12. What is the location of the proposal? Give sufficient information for a person to understand the precise location of your proposed project including a street address, if any, and section, township, and range, if known. If a proposal would occur over a range of area, provide the range or boundaries of the site(s). Provide a legal description, site plan, vicinity map, and topographic map, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist. ti tFA,.r- s r-c- Zoom 3 , SAbLrVJI UJAL B. ENVIRONMENTAL ELEMENTS: 1. EARTH: a. General description of the site (circle one): Fla Crolling , illy, steep slopes, mountainous, other b. What is the steepest slope on the site (approximate percent slope)? 1 LI °1p C CU P G" mo`J &e6") I4 'A-�'`t t c C. What general types of soils a°re folana onthie sil (for example, clay, sand, gravel, peat, muck)? If you know the classification of agricultural soils, specify them and note any prime farmland. FA J-t t,A s IQ2L G LA LA - A S!'� d. Are there surface indications or history of unstable soils in the immediate vicinity: If so, describe. �C) �f' � Ae`- 0 C l9usr�3�� � V tL5 0 2 `j Lc9 P Mason County Environmental Checklist Page 2 e. Describe the purpose, type, and approximate quantities of any filling or grading proposed. Indicate source of fill. L-1-.) L.p t v V �t3'� �2 V AJD`I CA L `1 m Lv t� L�55 `TU f*A-s 2uo L . ALL- S©t L-5 Op �k1k �AL oo ��'aotoS)d'' fZ � Oqo &- 0 N 04rto u 4 Mt4.)Ace �C4c � 00 V-t t.L- O%L-t_ I&-). f. Could erosion occur as a resul of clearing, construction, or use: If so, generally describe. t3G . g. About what percent of the site will be covered with impervious surfaces after project constructions (for example, asphalt or buildings)? L 'r--,5. "T � 0� � h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: ;oO t Lt_. :' s.L LO".3 t 0-1 P4 c,a--' 5 rv!.4"oA r-27� H L.c7-kn,5 C I . FLOC Ono> p,v-�'O ckO t tI— CoeAo&z> 14� t�d'.�2�c c7 Re-,t4 L-:)i &EA s5 O e 2. AIR: a. What types of emissions to the air would result from the proposal (i.e. dust, automobile, odors, industrial wood smoke) during construction and when the project is completed? If any, generally describe and give approximate quantities, if known. 0(;—>L Oc- COO Si-eO C4-J 0&) JIJ L 9-0 "ACG tA-0 -4Lck �d-1 L 5y t cJraj y (��rz-/z- $1 (D Q t , b. Are there any off-site sources of emissions or odor that may affect your proposal? If so, generally describe. Mason County Environmental Checklist Page 3 C. Proposed measures to reduce or control emissions or other impacts to air, if any: cS 0 a-1r,,O i;D -- 14- -RA-c r 5 c.J t� 6t L-t L7 */5Vt 3 WATER: a. Surface: 1) Is there any surface water body on or in the immediate vicinity of the site (including year-round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into. \4EAZ-(LO04-- r Z 4 S-44U- SfA�,Lo oat— 5 rZtAK 10 1•'1 �J�4r46 L4 -ux*)ovZ Aez4 2) Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans. N © j 4,567 F02 Z®og W oe.-c , c)oir000z T4 & �►���� H A e-x tt- — b� im0' --,3to© ` o;' Lo-O 3ANr I uN rqPLO 3) Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material. P"/, zE-� 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. w440 r -) I II Mason County Environmental Checklist Page 4 5) Does the proposal lie within a 100-year floodplain? If so, note location on the site plan. 00 . 6) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. 1-5 0 , b. Ground: 1) Will ground water be withdrawn, or will water be discharged to ground water? Give general description, purpose, and approximate quantities, if known. L,v� �A� z. 2 L� f-L-L-5 DN Skr�i 0 ) (0� ` CG �4t6©5 ez> pK , L -rAo44 15�-OOO &PD 2) Describe waste material that will be discharged into the ground from septic tanks or other sources, if any (for example; domestic sewage, industrial, containing the following chemicals..., agricultural, etc.). Describe the general size of the system, the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to serve. V-4E "-T6,,X b GAMp �{a y �f?�w �� � (LAe&E LAk Gee. W' � 5:5-PvyL — C. Water runoff(including storm water): 1) Describe the source of runoff (including storm water) and method of collection and disposal, if any (include quantities, if known). Where will this water flow? Will this flow into other waters? If so, describe. ;ex t 5 Vt A.�(,, S J'o e0.t cA3 f A LA%-0 t ©L>r— •Zo"10 6 P2©►-1 Lo�LJ-� 'r��A7 t;,,j x L-0t 0(a LA rZ411*r1a So OF Fvq-t S JVPP.,, uizj�-S ti5 2) Could waste materials enter ground or surface waters: If so, generally describe. 5� Qo r Mason County Environmental Checklist Page 5 d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any: C O.z rft w P'®00 5 ) i &-A-L F=0u_ �d �X-1�id"�� (� C�o-g,,10�c7 ST-ftA+-A I� c7�02 �0 L C 1 aZTj 4. PLANTS: a. Check or circle types of vegetation found on the site: ✓ deciduous tree: alder, maple, aspen, other evergreen tree: fir, cedar, pine, other ✓ shrubs grass �—pasture ✓ crop or grain IOP"'-uL -V wet soil plants: cattail, buttercup, bullrush, skunk cabbage, other ►-� � �`"'� jo-F©ov-s-- J water plants: water lily, eelgrass, milfoil, other POai> 5 other types of vegetation b. What kind and amount of vegetation will be removed or altered? 0 L&L,LLa4� 15L�5 C. List threatened or endangered species known to be on or near the site. pope d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: op,[ �� � � 6 "- V t- lOj MC)0Q9C-�� owe- � O2LDLIVUJ >0 05 . Mason County Environmental Checklist Page 6 5. ANIMALS a. Circle any birds and animals which have been observed on or near the site or are known to be on or near the site: Bir hawk, heron, eagle, songbirds, other Ma als: deer bear, elk, beaver, other Go�G�.^�! cc���9� i bass, salmon, trout, herring, shellfish, other L Po�m b. List any threatened or endangered species known to be on or near the site. C. Is the site part of a migration route? If so, explain. PO d. Proposed measures to preserve or enhance wildlife, if any: A,, > iTl�� PLC 00 ��1 T-tZoo�c�AJC, INS.•-t���� NG�✓ �lE Qu` SPt-C, dfr 0- I � 6. ENERGY AND NATURAL RESOURCES: a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the completed project's energy needs? Describe whether it will be used for heating, manufacturing, etc. rL L oIt LP LADoe>b 1 5 o LA/L_ b. Would your project affect the potential use of solar energy by adjacent properties: If so, generally describe. C. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any: (5� tioiaC,S Q2 >01PEz iA.D 5.v L44 r"r-�a Lt c-,t rev (, L S 1 fo Mason County Environmental Checklist Page 7 7. ENVIRONMENTAL HEALTH: a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste, that could occur as a result of this proposal? If so, describe. 1) Describe special emergency services that might be required. � ooLZ 2) Proposed measures to reduce or control environmental health hazards, if any: �3ooca- b. Noise. 1) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? 1(0-Lug A �j l > 0 D l S 4 (J y r i is t, Ae—t— H t LI 2) What types and levels of noise would be created by or associated with the project on a short-term or a long-term basis (for example: traffic, construction, operation, other)? Indicate what hour's noise would come from the site. 1— v�,4 Q�Q t d�.: CA-A-) r'��A2 2 ►. �« 3) Proposed measures to reduce or control noise impacts, if any: ) — P H �dc9 w �� � M ��t,� � L S o��7 ✓ f��;�,og-U s � OF IA l.vAwAA a c t s f A ©,0g l Sc>LA-J--D L_o GA-r�oO s 8. LAND AND SHORELINE USE: a. What is the current use of the site and adjacent properties? FP fZ d--t 1 (, 0 Q 5- c V� r FP,2a1 t VC, V4 �_3 CG A t�6, 3 F S t .J J t A L 0 b1 oogrA Mason County Environmental Checklist Page 8 b. Has the site been used for agriculture? If so, describe. *AA4/ D V-" JFA9,-I A N 144 A" C. Describe any structures on the site. dJ V4 A-L, &0 d. Will any structures be demolished? If so, what? 'N 0 e. What is the current zoning classification of the site? f. What is the current comprehensive plan designation of the site? M g. If applicable, what is the current Shoreline Master Program designation of the site? N h. Has any part of the site been classified as an "environmentally sensitive" area? If so, specify. l J Alta ` i. Approximately how many people would reside or work in the completed project? L iC) - 344 Wow Ls,5-,> -rAAj ya j. Approximately how many eople would the completed project displace? 19, z`L R 6 k. Proposed measures to avoid or reduce displacement impacts, if any: Mason County Environmental Checklist Page 9 I. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: �o�(n,& � L/4-o-_o VS C 9. HOUSING: - a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. GAfIP aL? )LDwC,S LA ILL- vp ro Z5-6 Peof, f:&c o c'>i5�is Cat r` 5,,4 oe.e-- b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. 000 Z r-a--L j C. Proposed measures to reduce or control housing impacts, if any: VJJA 10. AESTHETICS: a. What is the tallest height of any proposed structure(s), not including antennas; what is the principal exterior building material(s) proposed? b, 35' b. What views in the immediate vicinity would be altered or obstructed? wo C. Proposed measures to reduce or control aesthetic impacts, if any: U )N Mason County Environmental Checklist Page 10 11. LIGHT AND GLARE a. What type of light or glare will the proposal produce? What time of day , would it mainly occur? b. Could light or glare from the finished project be a safety hazard or interfere with views? PU C. What existing off-site sources of light or glare may affect your proposal: N©�J d. Proposed measures to reduce or control light and glare impacts, if any: 0o 0�5- P t-toS-d 12. RECREATION: a. What designated and informal recreational opportunities are in the immediate vicinity? i b. Would the proposed project displace any existing recreational uses? If so, describe. PO C. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: A- Mason County Environmental Checklist Page 11 13. HISTORIC AND CULTURAL PRESERVATION: a. Are there any places or objects listed on, or proposed for, national, state, or local preservation registers known to be on or next to the site? If so, generally describe. 00 b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the site. 0ON%r�. C. Proposed measures to reduce or control impacts, if any: O) A 14. TRANSPORTATION: a. Identify public streets and highways serving the site and describe proposed access to the existing street system. Show on site plans, if any. A iv,i)A,t 3 r�> 0c-!:,2 5�(Dc-;F- iA-c'r�t-sS b. Is site currently served by public transit? If not, what is the approximate distance to the existing street system? Show on site plans, if any. 4� > C. How many parking spaces would the completed project have? How many would the project eliminate? 3C1 QcC.a A-)A L.. C5 "J P,42rc�vC, 1/0 Fl tt. ,S d. Will the proposal require any new roads or streets, or improvements to existing roads or streets, not including driveways? If so, generally describe (indicate whether public or private). \--� O Mason County Environmental Checklist Page 12 e. Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. �1 f. How many vehicular trips per day would be generated by the completed project: If known, indicate when peak volumes would occur. F r►•)0t cad �� 1MPACr-W�,, 4t- Ht�t.&4A,$ bLC-4%D> r-1c 3 b? t4LGV1 cat_ ,.0 (�Q2�►OOL, tlQ-v`� Y-PzAFP-v- tDtrL.L. 1✓ -C,-)e- olb g. Proposed measures o reduce r c�oniiro transportation impacts, if an ?AZI' Off. ���L I #-cPA-c.t ko�©01�- P ,c.t /' I4 JL2J:A-z7`Q ,4APt L�-0 Fb p 41��,rLtias� �a fern F�G�L 15. PUBLIC SERVICES: - a. Would the project result in an increased need for public service (for example: fire protection, police protection, health care, schools, other)? If so, generally describe: c) b. Proposed measures to reduce or control direct impacts on public services, if any: Mason County Environmental Checklist Page 13 f , 16. UTILITIES: a. Circle utilities currently available at the site: electricity, natural gas, water, refuse service, telephone, sanitary sewer, septic system, other: 6'1. S✓Z c' ►,J--- b. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed. Signature: The above answers are true and complete to the best of my knowledge. I understand that the lead agency is relying on them to make its decision. Signature: N'u'� Date submitted: Mason County Environmental Checklist Page 14 ESA LISTED SALMONIDS CHECKLIST Applicant Information Project Information Name N LyLti,f Name lA J rec �&-),j N S-c"P Phone Z s 3, • -70q . l Bs--z _ Location 4 Description Q-t-s n-,,o a--I,ary This worksheet was designed to help project proponents, and government agencies, identify when a project needs further analysis regarding adverse effects on ESA(Endangered Species Act) listed salmonids. Salmonids are salmon,trout and chars, e.g. bull trout. For our purposes, "ESA Listed Salmonids"is defined as fish species listed as endangered, threatened or being considered for listing. If ESA listed species are present or ever were present in the water shed where your project will be located, your project has the potential for affecting them, and you need to comply with the ESA. The questions in this section will help determine if the ESA listings will impact your project. The Fish Program Manager at the appropriate Department of Fish and Wildlife (DFW) regional office can provide information for the following two questions. L ? Are ESA listed salmonids currently present in the watershed in which your project will be located? YES NO Please describe. 1 2. Has there ever been an ESA listed salmonid stock present in this watershed? YES NO Uncertain Please describe. If you answered "yes" to either of the above questions, you should complete the remainder of this checklist. p�2 1-5ok;rC NpP,rq l,1Nt t 5 loCO � April 2003 ©` T4 ©K) Pp-opterq. Mason County Environmental Checklist Page 15 PROJECT SPECIFICES: The questions in this section are specific to the project and vicinity. fl 1. Name of watershed: 2. Name of nearest waterbody: ©'A'r�-� ✓a'� N/��Iz¢-� C_'2��✓�` 3. Whaat,,��yy��,,��its the distance from this project to the nearest body of water: t 3co l)co � Often a buffer between the project and a stream can reduce the chance of a negative impact to fish. 4. What is the current land use between the project and the potentially affected water body (parking lots, farmland,etc.)? 5. Is the project above a: * natural permanent barrier(waterfall) YES NO V * natural temporary barrier(beaver pond) YES NO �- * man-made barrier(culvert, dam) YES NO V * other(explain): 6. If es are there an re y y ent sahnonid populations above the blockage? g YES C Don't know__. s 7. What percent of the project will be impervious surface(including pavement &roof area)? L T-cA-.,j Mason County Environmental Checklist Page 16 FISH MIGRATION: The following questions will help determine if this project could interfere with P J migration of adult and juvenile fish. g Both increases and decreases in water flows can affect fish migration. 1. Does the project require the withdrawal of a. Surface water? YES NO V Amount Name of surface water b7od b. Ground water? YES NO Amount Lass From where uO l;LL Depth of well K t oa 2. Will any water be rerouted: YES NO y If yes,will this require a channel change? 3. Will there be retention or detention ponds? YES NO ✓ If yes,will this be an infiltration pond or a surface discharge to either a municipal storm water system or a surface water body? If to a surface water discharge,please give the name of the waterbody. 4. Will this project require the building of new roads? YES NO '✓ Increased road mileage may affect the riming of water reaching a stream and may impact fish habitat. 5. Are culverts proposed as part of this project? YES NO -✓ 6. Will topography changes affect the duration/direction of runoff flows? YES NO V If yes, describe the changes. 7. Will the project involve any reductio of the floodway or floodplain by filling or other partial blockage of flows? YES NO If yes, how will the loss of flood storage be mitigated by your project? Mason County Environmental Checklist Page 17 WATER QUALITY: The following questions will help determine if this project could Adversely impact water quality. Such impacts can cause problems for listed species. Water quality can be made worse by runoff from impervious surfaces,altering water temperature,discharging contaminants,etc. 1. Do you know of any problems with water quality, in any of the streams, within this watershed? YES NO ✓ If yes, describe. 2. Will your project either reduce or increase shade along or over a waterbody? YES NO I/ Removal of shading vegetation or the building of structures such as docks or floats often results in a change in shade. 3. Will the project increase nutrient loading or have the potential to increase nutrient loading or contaminants (fertilizers, other waste discharges, or runoff) to the waterbody? YES NO 4. Will turbidity be increased because of construction of the project or during operation of the project? YES NO In-water or near water work will often increase turbidity. 5. Will your project require long term maintenance, i.e. bridge cleaning, highway salting, and chemical sprays for vegetation management, clearing of parking lots? YES NO If yes,please describe. Mason County Environmental Checklist Page 18 VEGETATION: The following questions are designed to determine if the project will affect riparian vegetation, thereby, adversely impacting salmon. 1. Will the project involve the}emoval of any vegetation from the stream banks: YES NO If yes, please describe the existing conditions, and the amount and type of vegetation to be removed. 2. If any veg tation is removed, do you plan to re-plant? YES V NO If yes, what types of plants will you use? r- Mason County Environmental Checklist Page 19 �P�ON.STATFO� MASON COUNTY o A o N DEPARTMENT OF COMMUNITY DEVELOPMENT S NU2 Planning Division 7 N Y y P O Box 279, Shelton, WA 98584 1864 (360)427-9670 REQUEST FOR ADDITIONAL INFORMATION September 26, 2008 GREGG PAISLEY 4919 LAKERIDGE DR E LAKE TAPPS WA 98391 � � �� KEPT IN THE Parcel No.: 321353400000 t t Project Description: , ,"„j,,, Dear Applicant: You have submitted a permit application (case no. SEP2008-00060) for proposed construction or development in the county. Upon review of your application, I require additional information to complete the permit review process. Therefore, review of your application will not proceed until the necessary information is provided (see the comment section of this letter for details.) Once the information is submitted and the application is complete, I will continue to process your application accordingly. If the additional information is not provided to the County within 180 days of this request, the application shall expire and no further action on the proposed development shall take place. Please contact me at (360)427-9670, ext. 287 if you have questions. Si ly, Pam B nnett-Cumming Land Use Planner Mason County Planning Department 9/26/2008 Page 1 of 9 SEP2008-00060 REQUEST FOR ADDITIONAL INFORMATION 9/26/2008 Case No.: SEP2008-00060 Comments: This letter requesting more information addresses SEP2008-00060, MHP2007-00001, and related County requirements. Reference is also made to FPA2008-00010, however you should coordinate with Forest Practices Planner Michael MacSems directly regarding issues of completeness for the FPA. Please note that where more than one regulation applies, a proposal must conform to both. An example would be the difference between the way Mobile Home Recreational Vehicle Park (MHRV Parks) Ordinance addresses streams and wetlands, and the way the Mason County Resource Ordinance (R.O.) addresses them; the R.O. generally has greater setbacks and use provisions, which your project would also need to meet. Please also note that this request for information addresses what we know about your proposal at this time. Based on your subsequent submittals, we will be able to let you know if anything else is needed for review. SEPA: We are in receipt of you re-submitted SEPA checklist, rewritten and resubmitted at your request, because you wanted to more accurately reflect the phases and timing of your overall proposal, now that your timeline and some of your layout has shifted. TRAFFIC IMPACT ANALYSIS & DOT REVIEW: Received. DOT letter received September 2, 2008 from engineer Dale Severson - provides requirements for improvements to State Route 3. Thank you for submitting the study, which will be part of the SEPA packet. SITE PLAN: You have submitted a revised site plan showing a re-arrangement to your originally proposed building and camping areas locations. This gives a general overview of your proposal, however it does not provide some of the necessary detail of features such as internal roads, number and specific location of RV and/or camping spaces, setbacks and dimensions of structures, locations and setbacks of critical areas, proposed septic systems, well(s) and well radius, and the other features required under the MHRV Ordinance. The site plan and other materials will need to be consistent with the MHRV Parks Ordinance and other applicable County regulations (see below). Your revised consistent site plan will also be part of the SEPA packet. Including a digital plan in the submission will facilitate reproduction at SEPA distribution size. MASON COUNTY PARKING STANDARDS Ordinance no. 815: Your parking plan will need to be consistent with both this and the MHRV Park Ordinance. Contained within the Parking Standards Ordinance are definitions and examples of acceptable layouts for parking areas. Your proposal will need to provide adequate parking for the uses 9/26/2008 Page 2 of 9 SEP2008-00060 REQUEST FOR ADDITIONAL INFORMATION 9/26/2008 Case No.: SEP2008-00060 proposed. Section 10 provides guidance on parking development standards, including plans, construction standards, access and egress, screening, parking lot area design, parking stall size, aisles. Section 11 provides for handicap parking standards. There shall be one handicap parking stall per 50 spaces, located nearest to the primary building entrances and shall abut the accessible route of pedestrian travel. Section 8 provides that for off-street parking standards which are not listed, the requirements for the most comparable use shall prevail. Parking Ordinance Section 9.03 provides that places of assembly shall have one parking space per 4 seats or one per each 50 square feet of floor area for assembly not having fixed seats. Section 9.01 - Motel or Tourist accommodations - 1 per guest room. MOBILE HOME AND RECREATIONAL VEHICLE PARK ORDINANCE 118-91 (MHRV Park): The MHRV Park Ordinance guides in review of your proposed campground. The ordinance indicates the Mobile Home and RV Parks shall be separate parks with separate permits. In this case you are proposing a campground, which is regulated under the Recreational Vehicle Park Article V of the Ordinance per Section 2.01.200. References to RVs also apply to campsites unless specifically called out differently. Please be aware that as you and/or your representative are working through these sections, there are portions of the RV Park Ordinance (section 5.01.010), which refer back to requirements that are set forth in the Mobile Home Park section, where requirements of the RV Park section 5.01.010 are drawn from the Mobile Home Park section 4.01.010. While in this letter we draw your attention below to certain key issues, please review the ordinance carefully because the ordinance itself is the guiding document. Section 5.01.010 Procedure - please note that instead of 16 plans, 8-10 will suffice. This is because, under Mason County Development Code Title 15.03.050.J, type III permits such as this are now reviewed by the Mason County Hearings Examiner, rather than the Planning Commission and Board of County Commissioners. Section 5.01.010.13 please see Section 4.01.010 D - F, except for procedural changes related to Hearings Examiner, above. Section 5.014.040 RV Park Size - we understand your RV Park/campground will be greater than 5 acres in size, however there is no information on number of RV and/or tent spaces. This needs to be part of your site plan layout. Section 5.01.050 RV Space Size - the minimum area of an RV space shall be 1,000 sq ft, however tent areas shall have no minimum size - however you still need to designate their location and number of spaces on the site plan. 9/26/2008 Page 3 of 9 SEP2008-00060 REQUEST FOR ADDITIONAL INFORMATION 9/26/2008 Case No.: SEP2008-00060 Section 5.01.060 notes that all RVs (therefore camping spaces), additions, appurtenant structure accessory structures shall observe specific setback requirements, which include: Buffers: 20 feet along property lines, to be in accordance with the provisions of 5.01.180; Minimum distances between RV units (1 Oft) - also applies for distance to an unattached structure; distances between an RV unit and the interior line of a buffer (5ft). Section 5.01.070 Site Occupancy- indicates that RV/campground sites shall be occupied by no more than one RV/campsite at any one time. Section 5.01.080 Sewage Disposal - Utility buildings providing flush toilets and showers for each sex shall be provided at convenient locations throughout the park. When RV/campground spaces are not provided with individual sewer connections, utility buildings shall be within 300 feet of those spaces. Number of toilets and showers shall be determined by the Health Department (please note the County also takes into account current Building Code requirements in this matter). All sewage from RVs and RV Park/campground buildings shall be discharged into a sewage disposal system approved by the appropriate agency. Section 5.01.090 Sanitary Dump Stations - You have not provided information on these. If specific RV spaces are proposed over and above campground spaces, there are specific provisions including those related to health standards, number of spaces served, and screening. Section 5.01.100 Solid Waste - addresses the storage, collection and disposal of solid waste in an RV Park/campground so as to prevent fire and health hazards, rodents, insects, accidents and odor. Please show on plan. There may be Health Department requirements for hauler contracts. They should be located no more than 200 feet from any RV space; screening is required - also show on plan. Section 5.01.110 Revegetation - references Section 4.01.100 which provides for vegetative cover, and preservation of stream, ravine vegetated areas. Note - where the Resource Ordinance Fish and Wildlife Chapter requires greater natural vegetation buffers (e.g. to streams), the greater buffer must be met. Section 5.01.120 Road Standards - Section A addresses access, maintenance and police and emergency vehicle access and use. Section B provides for specific standards for road surfaces (also require to emergency road access standards provided by the Fire Marshall and local Fire District, which also apply to these roads). Section C provides for ingress and egress to comply with County and State DOT standards. DOT's letter dated September 2, 2008 provides the required access standards for this site and its proposed use(s). Sections D, E, F provide standards for streets, however- if emergency access requirements call for greater widths and/or road standards, 9/26/2008 Page 4 of 9 SEP2008-00060 REQUEST FOR ADDITIONAL INFORMATION 9/26/2008 Case No.: SEP2008-00060 those would prevail because both requirements shall be met. All roads shall be open at all times to police and other emergency vehicles access and meet fire code standards. Section 5.01.130 Parking - provides for off-street parking at the rate of one space for each RV (and/or tent) space, plus off-street parking near the office. The parking shall also be compliant with Mason County Parking Standards where they are more restrictive. Please note that your parking for the site's other proposed uses such as events, bunkhouses etc., would be in addition to that required for the RV Park/campground. Section 5.01.140 Bridges - Your stream crossings will need to also be consistent with these requirements for engineering, loading, and the provision of plans. Plans and engineering are now reviewed by Community Development. Section 5.01.150 Water Supply- provides that the supply shall be in accordance with Health Departments and other established guidelines. We understand that you are working with the State on your proposed Group A system. Please show well location as well as the appropriate well radius for your system on the site plan. Please note that there are specific health provisions for what can and cannot occur within the well radius. Section 5.01.170 Utilities - all water, sewer(septic in your case), electric and communication lines are to be located underground, and in accordance with applicable laws, Health Department standards and other applicable regulations. Section 5.01.180 Buffers, Recreation and Open Space - A. Buffering and screening shall be required if the RV Park/campground is not compatible with the surrounding uses, as determined by the administrator and (per Chapter 15.03.050.J) Hearings Examiner. This section references the importance of buffering to create an area providing landscape screening and fencing to reduce visual, noise, light and incompatibility impacts. Since your zoning differs from adjacent zoning, you will need to provide how your buffers will address this. Once the site is surveyed it may be easier to see how fences may be needed, as well as where current vegetation is adequate for buffer vegetation, and where enhancement may be needed per this section. Please note the buffer/fence height requirement. Section B provides that all RV parks/campgrounds shall include a minimum of 10% of the gross area for open space and recreational use, with at least one outdoor recreational area within the park to be at least 2,500 square feet in size. Note that roads, parking, sites and required setbacks shall not be counted as open space. Because the purpose of buffers is for screening, these do not count towards this Section. Section 5.01.190 Drainage and Stormwater - references the provisions of Section 4.01.190 which provides for adequate stormwater control to prevent erosion, flooding, sedimentation and destruction of natural 9/26/2008 Page 5 of 9 SEP2008-00060 REQUEST FOR ADDITIONAL INFORMATION 9/26/2008 Case No.: SEP2008-00060 drainage channels. Sections A, B, and C apply, however please note: it has already been determined you will need an engineered stormwater plan that meets current County p n requirements, and that the Y q , plan shall address the entire site (see stormwater section of this letter). In addition, because there are now more restrictive requirements relating to protection of streams and their buffers from impacts from stormwater, the more restrictive provisions shall prevail. This means that using streams and buffers as referenced in Section D would not be permitted, however an easement may be required to protect the stream and buffer. Section 5.01.200 Sensitive Areas/Unstable Lands - references Section 4.01.200 which provides for sensitive areas such as floodplains, wetlands, geologically hazardous areas. Your Geotechnical Special Report will be able to address slopes according to the Resource Ordinance provisions, the stream, pond and its buffers are addressed under the more restrictive Fish and Wildlife chapter of the Resource Ordinance. Per the FEMA Floodplain map for this area, there are no mapped floodplains on your property. Section D applies, however the stream and its buffer would not be allowed as community area, recreation area, or other open space because the Fish and Wildlife Chapter is more restrictive/protective of the resource. Section 5.01.210 Fire Protection - Section A references Section 4.01.210 provides that the park shall be reviewed by the Mason County Fire Marshal and local Fire District to determine what fire protection measures are necessary including ingress, egress and internal circulation for emergency vehicles, fireflow, and field determination of all fire related issues. Section B provides for fires only where pits or bases are constructed of a non combustible material, vegetation and other combustible materials to be kept a safe distance from there. Section 5.01.220 references that RV Parks/campgrounds shall conform to the survey requirements and provisions of Section 4.01.220 which provides that a boundary survey shall be filed with the plan, and includes provisions that all roads shall be monumented. Article VI Administration - please also refer to this section which addresses enforcement, violation and penalties, appeals and variances. It also provides detail on the fact that this permit does not provide for future separation of the sites, and that expansion shall require new park permits in accordance with all requirements. Appendix 2 Mobile Home and RV Parks provides the general requirements for submission. Although Section G references a mylar, the licensed engineer/surveyor may submit a draft paper version(s) initially while the application is undergoing review for consistency, then provide the mylar meeting the requirements once any required corrections/revisions have been addressed. Except for this, the site plan shall meet all provisions listed in this section. 9/26/2008 Page 6 of 9 SEP2008-00060 REQUEST FOR ADDITIONAL INFORMATION 9/26/2008 Case No.: SEP2008-00060 ENGINEERED STORMWATER PLAN: Please submit an engineered stormwater plan which addresses the build-out of your project. Your stormwater features will also need to show on your overall site plan. While we recognize that installation may be in phases to correspond with build-out phases, the plan needs to address the site and proposed development phases as a whole. You may want to get your engineer to also address your stormwater plan for the Forest Practices Application, since one will be needed (see FPA information below). MASON ENVIRONMENTAL PERMIT (MEP), SEPA, Washington State Fish and Wildlife (WDFW) HPA for stream crossing enlargements. See also Landslide Hazard Chapter requirements for MEP below. These can be done together. Mason County R.O. Fish and Wildlife Habitat Conservation Area Chapter 17.01.110 addresses this activity at the local level, WDFW at the state level. Your stream has been typed as an Np (non-anadromous perennial stream), with a 100 foot stream buffer and an additional 15 foot building setback from the buffer. You propose to enlarge two existing (approximately 12ft across) stream crossings over the type Np stream flowing in a southerly direction through your property. Please identify buffers and stream crossings on your site plan. Stream crossings need to meet the provisions of the Fish and Wildlife Chapter section D.2 which includes being sufficient to pass the 100 year flood. Please contact Gloria Rogers of WDFW at 360-249-4628 ext 249 to discuss their design and permitting requirements for enlarging the two stream crossings prior to the County's SEPA determination. This is because WDFW may have some design requirements that you are not yet aware of. Given the storm events of December 2007 and impacts to your crossing(s) and the need to meet the 100 year flood passage, you may want to discuss a larger stream passage area under the two proposed access road crossings. WDFW and the County work closely through the SEPA process to fulfil environmental review requirements. In addition the crossings will need to meet provisions of the MHRV Park Ordinance, and emergency access standards. BALD EAGLE MANAGEMENT PLAN: Please also contact Greg Schirato of WDFW at 360-427-2164 to discuss requirements for your Bald Eagle Management Plan. RESOURCE ORDINANCE LANDSLIDE HAZARD AREA CHAPTER 17.01.100 applies because based on site review and information provided by the applicant, there are slopes greater than 15% within 300 feet of the project. 17.01.100.C.2 provides that such activities as grading, land clearing, all new construction and other uses subject to 9/26/2008 Page 7 of 9 SEP2008-00060 REQUEST FOR ADDITIONAL INFORMATION 9/26/2008 Case No.: SEP2008-00060 Mason County regulations (17.01.050) and any Class IV Forest Practice Conversion permit will require a Special Report (17.01.100.E). Depending on the slope and other factors within the Chapter, you will need either a geological assessment or geotechnical report, that meets the provisions of the chapter. Your geotechnical professional will make the determination as to which special report is needed based on their site review. FOREST PRACTICES APPLICATION: Please contact Forest Practices Planner Michael MacSems directly at 360-427-9670 ext.571 to discuss the completeness of that application. If SEPA checklist SEP2008-00060 is to be used for that application as well, you will need to coordinate completeness with both projects. OTHER DEPARTMENT REVIEWS: This letter refers to issues relating to your application as being reviewed by Mason County Planning. Please be aware that other departments including Public Health, Fire Marshall, Building, Public Works, other agencies, will have requirements specific to their review processes, and you would be working with each department directly. BUILDING PERMIT APPLICATIONS: At this time our permit system indicates that your building permits were canceled due to lack of activity. Depending on your plans at this time, you may wish to contact the Permit Center to discuss what to do. Because of this, our letter does not address any needed items for those canceled permits. Sincerely, Pam Bennett-Cumming, Senior Planner Planning Division Cc: Michael MacSems, Mason County Forest Practices Planner Arlene Hyatt, Mason County Health Cindy Waite, Mason County Health Debbera Coker, Mason County DCD Craig Haughen, Fire Marshall Gloria Rogers WDFW Greg Schirato WDFW John Konovsky, Squaxin Indian Tribe Dave Salzer, Fire District' Alana Hess, WDOT Enclosures: Parking Standards 9/26/2008 Page 8 of 9 SEP2008-00060 REQUEST FOR ADDITIONAL INFORMATION 9/26/2008 Case No.: SEP2008-00060 Mobile Home and Recreational Vehicle Parks Ordinance Resource Ordinance Fish and Wildlife Habitat Management Area Chapter Resource Ordinance Landslide Hazard Area Chapter 9/26/2008 Page 9 of 9 SEP2008-00060