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Home My WebLink AboutSPI2023-00014 Site Notes - SPI Letters / Memos - 2/16/2023 MASON COUNTY COMMUNITY DEVELOPMENT Permit Assistance Center, Building,Planning Site Pre-inspection Notes Project#:SP12023-00014 to determine feasibility of building on tax parcel#22304-76-90080. Date of Site Visit/Meeting: February 16,2023 General property description:Site is located off NE Lake Ridge Rd, a gravel road. Property can be accessed by an existing driveway.The front of the property has been cleared of all native vegetation up until the steep slope.The remainder of the property is forested with evergreen trees with a shrub understory save for a trail down to the lake. Zoning:The zoning designation for the site is Rural Residential 5(11115).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 building not to include dwellings. Geological/landslide hazards:The proposed project is located within 300'of slopes greater than 40%, and therefore,a Geotechnical Report will be required to evaluate slope stability per Mason County Code (MCC)8.52.140(5)(A). Category a.The Report 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. Note: Geotechnical report requirement is waived if building at least 200 feet from top of slope in this case. 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. i For more information, please consult the handout here or contact the Fire Marshal, Randy Collins, 360- 427-9670 ext. 309 or RCollins@MasonCountYWA.Rov. 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 here or the Stormwater Handout here for more information. i Wetlands: No jurisdictional wetlands were found on or near site. Non-shoreline Lakes: Erickson Lake is not a regulated shoreline. Non-shoreline lakes require a buffer of 35 feet plus a 15-foot building setback for a total of 50 feet. Buffers 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. 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 Yline 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 lake 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. Docks: New or expanded docks are allowed on Erickson Lake with a building permit(over 120 square feet),a Mason Environmental Permit,a SEPA Checklist, and Habitat Management Plan prepared by a qualified fish and wildlife professional. Docks on non-shoreline lakes shall meet the same standards as shoreline lakes. New or expanded docks must meet dimensional requirements listed in MCC 17.50.320. State (Hydraulic Project Approval-HPA)and Federal(USACOE) permits are also required. Maximum Overall Length. (a) Freshwater Dock. Measured from the waterward edge of the structure, the overall length of docks shall not exceed 60 feet from OHWM for single waterfront lots(single use). Contact WDFW Sarah Henneford at Sarah.Henneford@dfw.wa.gov or 360-490-2087 for bulk/dimensional and grating standards and applying for an HPA permit. Dock repair and replacement is allowed with a Mason Environmental Permit,a SEPA Checklist or Letter of Exemption,and may require a building permit. Replacement structures shall be restricted to the original footprint and size dimensions, unless the reconfiguration meets current bulk dimensional standards and does not exceed the existing overwater square footage. For proposals involving the addition to or enlargement of existing overwater structures, it is the addition or area of enlargement that must comply with the requirements for new construction.State(Hydraulic Project Approval-HPA) permits are also required. Per WDFW standards, replacing 33%of decking or 250 square feet, requires WDFW permitting per WAC 220-660-140. Beach access structures: Beach access structures that do not protrude waterward of the ordinary high water mark(OHWM)are allowed on Erickson Lake with a building permit,a Mason Environmental Permit,a SEPA Checklist,and Habitat Management Plan (HMP) prepared by a qualified fish and wildlife professional (list found here or any other of your choice). 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 property.An existing residence may be converted to an ADU if it does not exceed 80%of the habitable area of the new primary residence or 1,500 square feet whichever is smaller.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. 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 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. In the event that 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 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 JIewis@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. I