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Home My WebLink AboutSPI2023-00074 - SPI Inspections - 6/30/2023 f ` MASON COUNTY COMMUNITY DEVELOPMENT ,o %I k Www� Permit Assistance Center, Building,Planning Site Pre-inspection Notes Project#:SP12023-00074 to determine the feasibility of replacing an existing structure on tax parcel# 221075000036 Date of Site Visit/Meeting:June 30,2023 Zoning:The zoning designation for the site is Rural Residential 5 (RR5).Standard setbacks for this zone are a 25-foot front yard setback, a 20-foot setback for back yards,and a 6-foot setback for side yards per provision that lots less than 100 feet shall have standard side setbacks equal to 10%of the lot width at the building location. The front yard refers to the lot line adjacent to the property access, including access easements.An administrative variance can be requested to reduce the required setbacks (minimum of 5 feet for sides, a minimum of 10 feet for front and rear) if the lot was created before 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 permit-exempt structures, propane tanks,decks,sheds,etc. The height limit per Mason County Code (MCC) 17.04.224(b) is 35 feet. The size limit per MCC 17.04.224(a) is 4,800 square feet for accessory buildings, not to include dwellings. Fire Apparatus Access Improvements: Per MCC 14.17,driveways and other accesses for structures must meet fire apparatus access road standards. Contact Randy Collins, Mason County Fire Marshal,at rcollins@masoncountvwa.gov or 360-427-9670 x.309. 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 new impervious surface. Please consult the Small Parcel Stormwater Worksheet or the Stormwater Handout for more information. Road Access Permit:To connect access to a Mason County Road requires a Road Access Permit. Please note, not all existing connections are legally established. Contact Public Works for application or more information, 360-427-9670 ext.450. Shorelines: Shoreline Designation under the Mason County Shoreline Master Program (MCSMP) is Residential.The shoreline buffer is 100 feet plus a 15-foot building setback for a total of 115 feet. New impervious surfaces and native vegetation clearing are prohibited in the buffer except as provided below. However,the Mason County Resource Ordinance uses a "common line" provision per MCC 8.52.170 (E)(3)(b),which applies in this case: Where existing residences are on both sides of and within 150 feet of the lot line of the subject lot,the setback on the subject lot is determined by an imaginary common line drawn across the subject lot which connects the shore-side roof lines of the first adjacent existing residences.The average setback from OHWM of the two existing residences rather than the imaginary line between the rooflines may also be used to establish the common line setback as determined by Mason County. For this provision, a "residence" refers to the principal dwelling/residential structure and does not include outbuildings or other structures. If a common line is found to be less than 35 feet, structures must meet a minimum setback of 35 feet. Shoreline buffers and setbacks are measured from the ordinary high-water mark or bulkhead face when present. Decks that are not covered and 200 square feet or less, may protrude up to 15 feet waterward of the common line setback. If the resulting common line setback is less than the standard setback, a Common Line Mitigation Plan or a Habitat Management Plan shall be required and demonstrate that mitigation will be provided to offset the potential impacts (resulting from the proposed development and use)to the buffer and resource. A Common Line Mitigation Plan(Appendix B) may be prepared by the property owner or their designee, or a Habitat Management Plan shall be prepared by a qualified habitat biologist and meet the requirements in 8.52.170(j). Best management practices such as those in Appendix C shall also be implemented to limit impacts on the resource. More resources can be found by contacting the Mason Conservation District. Note: Please see Appendix B Figures B-6 and B-7 which would likely apply to your situation.The shoreline should be maintained with native vegetation. Enhancement of a buffer by planting native vegetation is also permitted. The buffer is considered 15 feet waterward of the common line and must meet all buffer restrictions described above. The remodel, repair,or replacement of an existing legally established structure shall be approved within its existing footprint. "Footprint" is defined as the total area within the perimeter of a structure (including roof eves). Legal non-conforming residences may be expanded by the addition of space above the existing building footprint up to authorized heights. For vertical expansion,the footprint does not include boathouses, uncovered decks, or covered decks on the waterward side. The structural footprint of a legal non-conforming structure may be moved and may change in shape if the modification does not increase any intrusion to the shoreline or its buffer, any remaining structural components shall be removed, and a habitat management plan or common line mitigation plan shall be required to enhance the abandoned footprint with riparian vegetation. 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. Retaining Walls:Retaining walls are prohibited within buffers to streams and shorelines. Retaining walls over four feet in height OR holding back a surcharge, require a building permit. See the Mason County handout for more information. 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 before submitting a building permit. For more specific information, please contact Environmental Health, at 360.427.9670 x400. 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 outer buffer with a Mason Environmental Permit and Habitat Management Plan along with written documentation that there is no other feasible location. Further shoreline restrictions may apply towards building envelopes or expansions for septic. Please check with the Building Department regarding the building codes. Mapping note:You may contact Michael MacSems at extension 571 for mapping-related issues. (BLAB, combining parcels, subdivisions) Thank you for meeting with the county's Development Services staff to discuss your proposed project at the subject site. 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: Scott Ruedy,AICP,Senior Planner Office#360-427-9670 ext. 287 Specific development standards contained in County Codes may be found on the County webpage, MasonCountyWA.gov.Thank you and we look forward to working with you.