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HomeMy WebLinkAboutSPI2003-00091 Shoreline Setbacks - SPI Inspections - 6/26/2003 PC7ON.STATFO� MASON COUNTY C DEPARTMENT OF COMMUNITY DEVELOPMENT 4 A O r ° N Planning Division o Y 0 P O Box 279, Shelton,WA 98584 Y (360)427-9670 1864 Site Inspection June 26, 2003 TO BE KEPT IN THE JULIO FIORINI 30330 9 TH AVE S PARCEL FILE FEDERAL WAY WA 253-941-61 Case No.: SP12003-00091 Parcel No.: 222335200087 Project Description: TO DETERMINE SHORELINE SETBACKS 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. 363 if you have questions. Sincerely, Diane M-Jones Land Use Planner Mason County Planning Department 6/26/2003 1 of 5 SP12003-00091 TO BE KEPT IN THE Site Inspection 6/26/2003 PARCR F1 L F Case No.: SP12003-00091 Comments: The purpose of the preinspection was to determine applicability of planning regulations to site. A site inspection was done on 6-9-2003 and again on 6-18-2003. The property is a developed site, with an existing dock, rockery bulkhead, home, garage and other accessory structures located on Mason Lake. The home, rockery bulkhead and dock are in various stages of disrepair. Three separate proposed projects were discussed for the site with planning staff; the repair of the bulkhead, repair of the dock and total remodel of home. More than one planning regulation applies to this site and each of the proposed projects. Where more than one planning regulation applies, each applicable regulation must be met. For purposes of simplicity, each project will be discussed separately: Dock: At the present time, the dock has detached from a majority of its footings, except for the most waterward portion of the dock, and is floating and/or resting horizontal along the shoreline. The original ramp location was approximately (best estimate), looking waterward 25' from the southern property line. The dock is now resting less than 5' from the neighboring property line. The Mason County Shoreline Master Program, Chapter 7.08 allows for normal, maintenance and repair of existing structures which can be "comparable to its original condition, including but not limited to its size, shape, configuration and location within a reasonable period after decay or partial destruction, except where repair involves total replacement." A reasonable period of time for repair is up to one year after decay or partial destruction. In order to provide a complete application and commence planning review to repair the dock the following regulations and applications are required: Compliance with the Shoreline Master Program Chapter 7.16.170, SEPA review and an environmental checklist, Mason County Building Permit, Mason Environmental Permit and a Joint Aquatic Resources Permit application. Additional permits may be required by other agencies, specifically a Hydraulic Permit application (HPA) by State Fish and Wildlife. Enclosed for your convenience is a packet of materials that explain these requirements and appropriate permit applications. Bulkhead: 6/26/2003 2 of 5 SP12003-00091 ` Site Inspection 6/26/2003 Case No.: SP12003-00091 Currently, the top rock layers of the bulkhead have either washed away or are buried by vegetation or soil and only the bottom two to three rock layers are evident. It is estimated that, at one point, the bulkhead was approximately four feet tall sloping landward towards the home. The Ordinary High Water Mark is identified and staked as where the original top of the bulkhead was located. The bulkhead, looking waterward, is located approximately 57' from the most waterward north corner of the roofline of the existing house and 64' from the most waterward south corner of the roofline of the existing house. The construction and repair of bulkheads is regulated by the Shoreline Management Act and the Mason County Shoreline Master Program and by local building codes. When an existing bulkhead is being repaired, construction shall occur no further waterward of the existing bulkhead than is necessary for construction of the new footing. Replacement of a failed bulkhead shall be permitted in the same location as the original bulkhead, if such replacement is commenced within five years of failure. Bulkheads were originally built whereby a situation of perceived or real serious wave erosion threatens an established use or existing buildings on upland property. In many areas, wave erosion is not a serious threat and a bulkhead is not truly needed. The Shoreline Master Program states that "Residential development along shorelines should be designed and sited to make shore protection unnecessary". There are many alternatives available other than structural methods of bulkheading, nonstructural erosion control methods that protect natural shoreline processes and usually less expensive. Construction materials and methods should be coordinated with the various agencies. Approval of method and materials by WDFW usually correlates to compliance with Mason County requirements. A discussion of these methods is included in the shoreline bulkhead packet that is enclosed. In order to provide a complete application and commence planning review the following applications and permits are required: Shoreline Review, SEPA review and environmental checklist*, Mason Environmental Permit and Habitat Management Plan, Mason County Building Permit and a Joint Aquatic Resources Permit application. Additional permits may be required by other 6/26/2003 3 of 5 SP12003-00091 I Site Inspection 6/26/2003 Case No.: SP12003-00091 agencies. Notification of other agencies of your intent is done by submitting the Joint Aquatic Resources permit application to agencies listed. Enclosed for your convenience is a shoreline bulkhead packet and applications. * The same environmental checklist may be used for both the dock and bulkhead. Replacement of Existing Home: The pre-existing home is in disrepair and the applicant would like to totally replace home. The home is located, as mentioned above, from the top of the bulkhead identified with a white stake, to the most waterward north corner of the roofline, as 57'. The OHWM to the most waterward south corner of the roofline is measured as 64'. The adjacent property to the south has an existing home that is 62' from the OHWM to the most waterward portion of the roofline. The adjacent property to the north is vacant. A property further to the north contains a home, however it is located over 150 feet from subject property. The subject property is under the jurisdiction of the Mason County Shoreline Master Program, in addition to the Fish and Wildlife Chapter (17.01.110) and Landslide Hazard Areas chapter (17.01.100) of the Mason County Resource Ordinance. It is also regulated by the Mason County Development Regulations. If the home is to be removed and a new residential structure proposed to be constructed to replace it, a shoreline setback would be derived using a common line procedure. Each shoreline environment has setback requirements for structures from the OHWM. Where an existing residence is on one side of and within a 150' of the subject lot, and no more than 200 feet from the shoreline OHWM, an imaginary line is drawn from the most waterward portion of one adjacent resident to the most waterward portion of the roofline of the other adjacent residence. In this case, since there is no residence on one side, a default distance of 100' is used to complete the common line. The common line is established as 92', looking waterward, on northern side of subject property and 69', looking waterward, on southern side of subject property. Visually, the common line basically cuts the pre-existing home diagonally in half. No structure would be allowed forward of the common line. In accordance with the Fish and Wildlife provisions of the Mason County Resource Ordinance, total home replacement is allowed in the existing footprint of the pre-existing home, (17.01 .110 6/26/2003 4 of 5 SP12003-00091 Site Inspection 6/26/2003 Case No.: SP12003-00091 Section F), as stated, " The remodel, repair or change of use of an existing building within its existing footprint, plus or minus ten percent and provided that such expansion does not increase any intrusion into the aquatic management area or buffer". The applicant has also expressed an interest in creating matching parallel corners at the most waterward face of the pre-existing house. Per the Fish and Wildlife Chapter, the house could be "straightened" in the reconstruction/remodel process, using the most landward measurement of the house corners. This would mean that the south corner of the house would remain in the existing footprint of 64' from the OHWM and the north corner of the house would change from 57' from the OHWM to 64' from the OHWM. This proposed change of the existing footprint of the home would fall under the provisions, as stated above, of ten- percent expansion. If straightening the home exceeds ten percent expansion and is forward of the common line, a resource ordinance variance may be necessary. Expansion/remodel of the home behind the common line is permitted. Per Mason Count Development Regulations the property is Y P 9 P P Y zoned Rural Residential 5. The frontyard setback is 25'from road right of way and 5' sideyard setbacks. An accessory structure, a gazebo, is encroaching on the northern property line. This 9 9 P P Y structure will need to be relocated. Because it needs to be relocated, placement of the gazebo would need to follow all applicable current regulations. In accordance with the Landslide Hazards Chapter (17.01.100) of Mason County Resource Ordinance, due to the presence of slopes on the property and within 300' of the proposal, a Geotechnical assessment will be required to evaluate potential slope stability. Enclosed for your convenience are also the Mason County Landslide Hazards Chapter and content requirements for a Geotechnical Assess ment/Report. 6/26/2003 5 of 5 SP12003-00091 a p I Zoo _ oL7cq 1 MASON COUNTY PLANNING DEPT. PRE-INSPECTION APPLICATION PLEASE PRINT . $200.00 Fee Required 1. Owner: A -�Vut , Applicant: k,i CT- Site Address: --bow E Mp,�-urg L,Av-r--- DR. EA"7 Applicant Address: P.Q. t0x tOa. Owner Address: 3o33fl -c:t%, P'cVE So. City: SYr LION StWf% Zip'19)584- City: (3W- Er--QEkAL WAI St kA41 Zip 9SCa3 Phone:_( -6kon LAa Lr>-- - n,511 day Phone:_ as 9�-1L-celao day Phone:_( evening 2. Parcel No. �aa33 - 53. - oot�43-1 Parcel No. - - Legal Description: 1AAD0N(kS SVrNNJ Planner: GBM RAM PBC SAL �t`YoR-l; pcon : Lp T9. 5-7 F-x 3 u a\ E_ M PcSni-1 L 4•,- 01Z iu GAPAPEV)F- 1 3. Purpose of Pre-Inspection : TO b�T�c-�.1�1 t�1� J���P�uNS S�T6U►LS 4. Use of Building: kL✓ 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: 'b TD rQ R br4 MASorA L.,bK4-= QR_. d ^-PPe--oX 1 MkLP- ort 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: 2c ►t�-� Date: 5 - a9 -(-'--!D J ut,Lo I% r d fZr6 n/ ( If you would like to be on site during inspection, please check here: ❑ :1s� Return application to: Department of Community Development, Planning Division P.O. Box 279 Shelton, WA 98584 44 6 (360) 427-9670 ,%���� Please include a $200.00 check or money order payable to Mason County Treasurer/ When completed, this form becomes part of the pare 7 FOR OFFICE USE ONLY: Accepted by: Date: Please illustrate below the proposed building site in rel tion to water&property lines: SRGA%brdtMyDb menlsrrypedSturVPm-Inspection _ —