The URL can be used to link to this page

Home My WebLink AboutVAR2014-00005 - VAR Application - 6/11/2014 MASON COUNTY DEPARTMENT OF COMMUNITY DEVELOPMENT 426 W Cedar Street/P.O.Box 279,Shelton,WA 98594 360.427.9670 Ext.352 Mason County Permit Center Use: / 0 Resource Ordinance Variance: $1,520 VAR D) C—,o,005 Date Rcvd: 0 Habitat Management Plan: $445 RECEIVED 0 Public Hearing: $2,005 Applicant will also be billed for advertising costs. J 11 i�° 426 & CCDAIR, ST. Resource Ordinance Variance Application The purpose of this application is to allow the County to consider requests to vary or adapt certain numerical standards of the Resource Ordinance where the strict application would deprive property owners of reasonable use of their property. The minimum reasonable use for a residence, decks, and accessory structures in a residentially zoned area shall be defined by the lesser of 40 percent of the area of the lot or 2,550 square feet. A public hearing accompanies Variances and application for a Variance does not guarantee approval. Applicant Name Barghausen Consulting Engineers, Inc. -Tom Barghausen Property Owners Washington Federal Mailing Address 18215 72nd Avenue South Kent, WA 98032 Phone 1 (425) 251-6222 Phone 2 Email tagghausen@barghausen.com Site Address Tax Parcel# 32224 - 50 - 00025 Legal Description Lots thirtynine (39), Cady's Sunrise Beach Volume 4 of Plats, Page 8 Records of Mason County, Washington. Project Description Please see attached I:\Connnunity Development\PACNARIANCES Updated 10/2012 Page 1 of f 0 Please provide a site plan that includes the following: 1. Indicate Scale and North Arrow. 2. Property line dimensions, easements,and right-of-ways. 3. The location of all existing and proposed structures.Include square footage of existing and proposed structures. 4. Setback distance,in feet from all property lines and structures. 5. Existing and proposed road access to and from the site. 6. Parking spaces. 7. Location of on-site sewage tanks and drainfields. 8. Location of drinking water supply.Include location on the proposed site and surrounding parcels. 9. Steep bluffs,wetlands, streams, and bodies of water. 10. Surface and storm water run-off routes. 0 On a separate piece of paper(#of pages attached: ), please explain the reason for the Variance request and respond to the following: 1. Describe the specific modification from the terms of the Chapter required. 2. Describe the reasons for the variance. 3. No variance shall be granted unless the County makes findings of fact showing that certain circumstances exist. Please address each of the following standards and how the proposal pertains to these circumstances. a. That the strict application of the bulk, dimensional or performance standards precludes or significantly interferes with a reasonable use of the property not otherwise prohibited by County regulations; b. That the hardship which serves as a basis for the granting of the variance is specifically related to the property of the applicant, and is the result of unique conditions such as irregular lot shape, size, or natural features and the application of the County regulations, and not, for example, from deed restrictions or the applicant's own actions; c. That the design of the project will be compatible with other permitted activities in the area and will not cause adverse effects to adjacent properties or the environment; d. That the variance authorized does not constitute a grant of special privilege not enjoyed by the other properties in the area, and will be the minimum necessary to afford relief; e. That the public interest will suffer no substantial detrimental effect; f. No variance shall be granted unless the owner otherwise lacks a reasonable use of the land. Such variance shall be consistent with the Mason County Comprehensive Plan, Development Regulations,Resource Ordinance and other county ordinances, and with the Growth Management Act. Mere loss in value only shall not justify a variance. 0 Provide a list (preferably printed on mailing labels or legal sized envelopes) of all property owners' mailing addresses within 300 feet of your parcel boundaries. Addresses are to be obtained from the Mason County Assessor's Office,Bld Applicant(s) Signature a June 2, 2014 I:\Community DevelopmentTACNARIANCES Updated 10/2012 Page 2 of/ MASON COUNTY DEPARTMENT OF COMMUNITY DEVELOPMENT 426 W Cedar Street/P.O.Box 279,Shelton,WA 98584 360.427.9670 Ext. 352 Publication Cost Agreement Publication cost is the responsibility of the applicant. Final permit processing will not occur until advertising fees have been paid to the newspaper by the applicant. The Shelton-Mason County Journal will bill the applicant directly. I/ WE understand that I /WE must sign and date the attached acknowledgment indicating and that I/ WE understand that is MY / OUR responsibility. I / WE must submit the signed page as part of application in order for it to be considered as complete. Signature of Property Owner Date Print Name OR Tom Barghausen Signature of Applicant ate Print Name I:\Community Development\PACWARIANCES Updated 10/2012 Page 3 on, Project Description Lot 39 Cady's Sunrise Beach Combined Shoreline, Resource and Development Variance Lot 39 of the plat of Cady's Sunrise Beach is a highly constrained legal parcel bisected by North Shore Road. The only physically feasible building area is on an existing flat pad located between the existing concrete seawall/bulkhead and the existing county road. The portion of the lot located northerly of North Shore Road has been determined to be unbuildable due to geotechnical,wetland, and steep slope constraints. The lot is zoned RR-5 (Rural Residential -5). The Shoreline Designation for the property is "Urban". It appears that this portion of Lot 39 was previously used for recreation in conjunction with a neighboring parcel as evidenced by the existing grass lawn and brick fireplace. The maximum building land area lying between the concrete seawall/bulkhead is 1530 square feet in size (roughly 4%of the total site area) and is irregular in shape. The entire area is located within one or more of the following setbacks as set forth in Mason County codes: • FWHCA setbacks as provided in Mason County Resource Ordinance 17.01.110.D (Table 3) for Critical Area Habitat: o 100' buffer from OHWM (bulkhead) plus a 15' BSBL • Building setbacks in the Mason County Development Regulations 17.04.223 for the Rural Residential 5 (RR-5 zone) are: o 25' front yard setback from county right-of-way o 20' side yard setbacks • Shoreline Master Program setbacks as set forth in Mason County Chapter 17.50 for Residential Development(Subsection 9) o 15' from OHWM Given the above buffers and setbacks, this portion of the lot is unbuildable without approval of a variance from Mason County. After completing the survey, we have determined that a rectangular building envelope approximately 35' x 25' (approximately 750 square feet) can be accommodated within the limitations of the existing pad, but will require approval of 3 combined variances. This footprint would be large enough to accommodate a 1500 SF 2-story home. This is substantially below the maximum threshold set forth in Mason County Code 17.01.150.E (Variances—Review Standards) of 2,550 square feet or 40% of the gross lot area. 1 S 1. 426 W. C �� The applicant has already received approval from the Mason County Health Department for a 2-party water system using the existing well associated with the adjoining lot 40 which will be able to provide water service for a house on this Lot 39. A septic system design and permit application has also been submitted for a drainfield on the northerly portion of this Lot 39 and is expected to be approved soon. Once the variance applications are approved, a single family home can be designed for the lot that fits within the approved variance envelope. The purpose of this application is to obtain approval for this "building envelope" before beginning the design of a house. The envelope shown on the enclosed site plan is conceptual. The request of the applicant is for approval of the following variances from setback and buffers for that portion of Lot 39 Iving southerly of North Shore Road: 1. Reduce the front-yard setback to-0-from the existing right-of-way for Northshore Road 2. Reduce the rear-yard (bulkhead) setback to -0- from the top back edge of the bulkhead along the shoreline 3. Reduce the southerly side yard setback to-0- measured from the existing property line Upon approval of a variance with the above criteria, the applicant will be able to proceed with design of a house to fit within this limited footprint. -RE CEIVED 426 W, T.