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HomeMy WebLinkAboutSPI2008-00131 - SPI Inspections - 8/26/2008 P�pN.sTgTF°� MASON COUNTY M DEPARTMENT OF COMMUNITY DEVELOPMENT k 0 y ° S N Planning Division o Y P 0 Box 279, Shelton,WA 98584 Y (360)427-9670 1864 Site Inspection August 26, 2008 ROXANN GENZALE TO BE KEPT IN THE 327 SO. 146TH ST. PARCEL n p��� FILE BURIEN WA 98168 PAR Case No.: SP12008-00131 -P`v n , ('�x coo Parcel No.: 223195000005 Project Description: Feasibility for second residence. 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. 365 if you have questions. Sincerely, Allan Borden Land Use Planner Mason County Planning Department 8/26/2008 1 of 4 SP12008-00131 Site Inspection 8/26/2008 Case No.: SP12008-00131 Comments: Pre-inspection for Roxann Genzale on Aug. 11, 2008: The purpose of the pre-inspection was to evaluate issues related to the construction of an additional single-family residence on a 1.17 acre parcel, lot 5/6 in Wooten Lake, along Mountain View Dr. [PN 22319-50-00005]. The property is 100 feet wide and just over 500 feet deep from road to shoreline, has little native plant cover at center and near the shoreline, and has slopes of 5 to 10 percent throughout (highest portion is in center area). An existing open area cabin, detached bath building, and drainfield / septic system components are located close to the lake, and a well is over 225 feet from the lake. The proposed second residence would be located near the central to south portion of the deep lot and the inspection is to verify proper setbacks. These findings state regulations in effect at inspection time, unless noted otherwise. Development Regulations standards: _Y_ The site is in Rural Residential 5 zone. Standard building setbacks are 25-foot front yard setback, and 20-foot side property line and rear yard setbacks. These setbacks are measured from structures above grade such as roof overhangs, stairs, balconies, decks, heat pumps, storage buildings, and fuel tanks. _Y_ An exception is made for lots less than 100 feet in width, where side yard setbacks are equal to 10 percent of the lot width, but no less than 5 feet; this property has 10 ft. side yard setback. _Y_ An administrative variance may be requested to reduce these setback distances from property lines, to as low as 5 feet (side yard) or 10 feet (front yard), if the size, shape, or features of the property constrain development from the proper setbacks. This process requires application and review at the time of the building permit submittal. Resource Ordinance Standards: _N_ Slope or Landslide hazards: Slopes less than 12 percent adjacent to or within 300 feet of a proposed project were observed. No geologic special report (geologic assessment or geotechnical report) is needed during development review. _N_ Wetland critical area: Planning staff confirmed that the parcel does not contain certain wetlands, which are regulated under Mason County's Wetlands chapter 17.01.070 of the Mason 8/26/2008 2 of 4 SP12008-00131 I Site Inspection 8/26/2008 Case No.: SP12008-00131 County Resource Ordinance. The applicant will not need a wetlands special report during development review. _N_ Stream setbacks: No seasonal or perennial drainage flows through the subject property. The proposed development is greater than 200 feet from the any stream management area covered by the standards of this critical area. _Y_ Shoreline setbacks: The shoreline designation for the area is Urban Environment per the Mason County Shoreline Master Program and setbacks would be determined by the Mason County Resource Ordinance. In this portion of Wooten Lake, the shoreline setback is determined by averaging the distance of setback from the roofline of the adjacent residence on each side of the subject parcel to the shoreline ordinary high water mark (OHWM). Any portion of the new structure, including decks, balconies, and rooflines, must be behind this common line. Shoreward of this line for 15 feet toward the shoreline is an area that may be used for lawns, patios or landscaping (development at grade level). From that point toward the shoreline is considered to be a required vegetated buffer that must remain and is regulated by the Mason County Resource Ordinance Fish and Wildlife Habitat Conservation Areas Chapter. Within this chapter are those activities listed that can be done both with and without a Mason Environmental Permit; proposed tree limbing and limited cutting of trees in the buffer for view improvement are reviewed by the area permit planner prior to starting these type of activities. Staff discussed with the applicant two options to construct a second residence on the subject parcel. The owner wishes to build away from the lake in an area higher up to afford views of the lake. This property is actually two lots (5 and 6) in the Wooten Lake plat, and are included on one owner tax statement from the Assessor's Office. As far as staff can tell, these lots have not been officially combined, and each can be given a separate parcel number for development purposes. In this option, the original lot lines and legal descriptions may be used to portray the separate lots, each 50 feet wide and the length of the parcel. The owner could also apply for a boundary line adjustment to reconfigure the lot lines to create two equal-area sized lots but lines that provide for an area back from the lake and wide enough to build the second home and provide for an easement for the existing cabin. One alternative is included with this report that provides a 75-foot wide by 250-foot deep lot area to develop a residential structure. The second option for the owner is to request for an accessory dwelling unit, either using the existing cabin as the accessory 8/26/2008 3 of 4 SP12008-00131 Site Inspection 8/26/2008 Case No.: SP12008-00131 dwelling unit and building a new larger residence back from the lake, or a proposed new small area structure included with a proposed garage. The existing cabin without the separate bathroom building is 29 feet deep by 43.5 feet wide or 1,262 square feet area; it is situated 40 feet from the bulkhead at the lake and next to the existing dock. Mason County Development Regulations Sec. 1 .03.029 set forth the review standards of a proposed accessory dwelling unit. Please note that accessory dwelling units proposed are subject to a shoreline permit (if under 200 feet from the lake) or special use permit (if over 200 feet from the lake) public review process (requirement A), an existing detached structure may be used for this purpose (requirement C), and the size of the accessory dwelling unit structure is limited to 1000 sq. ft. (requirement D). The area of the existing structure that exceeds the 1000 sq. ft. living area would have to be decommissioned or be removed. Your request for the permit is reviewed by the Hearing Examiner and must meet all of the relevant Development Regulations standards. If the Shoreline or Special Use Permit is approved, you will need to complete the building permit for this second residence (the accessory dwelling unit), providing the needed water and septic to the home. The application materials are available in person at the Mason County Permit Assistance Center, 5th and Cedar St. in Shelton or by phone at 427-9670 ext. 281. You would need to confirm with the Health Department what their septic system standards are to make sure about the adequacy of supplying a septic system and drainfield area(s) for the proposed development. General process: Future site development must include a site plan, showing all setbacks from property lines, shoreline, roads, and existing and proposed improvements; this site plan will be needed for building permit application submittal and permit review. Specific County Codes standards for future development may be found at the County website address http://www.co.mason.wa.us. If you have any questions please feel free to call. Thank you. 8/26/2008 4 of 4 SP12008-00131 MASON COUNTY PLANNING DEPT. PRE-INSPECTION APPLICATION PLEASE PRINT $240.00 Fee Fequfivd 1. Owner:AA afr)l Gan zuz Applicant: x Site AddressG�E5 I N • T V i L k) Co--, pplicant Addres " ' - 4•-D 1 - Addre F3H11�(^3 I 7City: StL_Ua2C7der Phone: 3j - day P : Phone:(_) eve • g Planner: Email Address: SMP mp.Plan• Type of Vse�_ �CAD" � rat. Water Body 2. Parcel No. Parcel No.Qla::�S i q(:T Legal Description: Q L.I lC. ( (Z TS 1(2-. 3. Purpose of Pre-Inspection : I b �-au C'+C) L� ( I I d an ad I Itch nQ_ 4. Use of buildint .M'l I`1 mm�- C�for rn 5. Do any of the following exist on or adjacent to property?: slope)() saltwater( ) lake Y) river( pond( ) wetland( ) seasonal runoff( ) other( ) stream( ) seasonal creek( ) Directions to Site: c f- �-� I N .F . MUU►'1TAIp) \/IFu 02 ) Ve� , C_ _ s 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 Date:C)_'- R_-©e) J IfyvuWVU"khV WbrVWMNr�r s w;mixclsckheft: Qgc- u)� mo yS � uees ca. S -(' rk.- anC( LC)w is Return application to: Department of Community Development,Planning Division Q�X +G I � ( � � P.O. Box 186 3'" ��- Shelton,WA 98584 �� (360)427-9670 Please include a$240.00 check or money order payable to Mason County Treasurer o•t �S . When completed,this form becomes part of the parcel file. S L n C.0 Lolp, i V ,l In FOR OFFICE USE ONLY: Accepted by: Date: E'-ar i I c'nlr R a(AWn�. Mt Lk--- MORE ON BACK SIDE 90('A coo d alyc I ' C l�C)u Vd .• k_Qom, Please illustrate below the proposed building site in relation to critical areas (slopes, streams, lakes,wetlands, etc.) existing improvements, as well as property lines. APPLICATIONS SUBMITTED WITHOUT ADEQUATE ILUSTRATIONS WILL NOT BE ACCEPTED AND WILL BE RETURNED TO THE APPLICANT. -- ,._. . kA _ 0 0 W1 eQ r C CtA 5C- M t-4.-- Departmental Review "Q(LT L'uo (For Office Use Only) Planning Department Findin s: Q 5 L 0- 5 I I >- \, . . 223192222222 - i' 4 I - �,� c, = 1 223192222222 2231950000111 223195000014 .223195000900 / 223195000012 223195000009 223195000007 �l T23 l T23 N R2 W 2 3 5000005 223195000003 223195000002 \' 223195001 �0001 223195600094' 223199999 �pb' 223195000096 223195000095 - \ i y 223190060000 ` MOVN /� 223194300040 223190060000 223194309051 223195000097 2231950000 12 f N 1 inch = 100.02 feet W E 1 inch = 0 miles S Allan Borden - Re: Inquiry about Wooten Lake property, 1� From: Allan Borden To: ROXANN Date: 8/26/2008 11:34 am Subject: Re: Inquiry about Wooten Lake property Roxann Genzale: I thought that I would send you a quick response to the points that you brought up on 8/25/08,as well as the written part of the findings from our 8/11/08 inspection/ meeting at the Wooten Lake property. The structure observed on this property would be viewed by Mason County staff as a cabin that has a detached bathroom. The cabin obviously has a common living area, kitchen area,and portions that serve as sleeping areas. The bathroom and storage are a separate structure, and the septic system is situated behind the cabin and next to the bathroom structure. I have attached the WORD file that composes the written part of the pre-inspection findings,which answers some of your recent questions. The whole findings report with your application, drawings,and parcel -aerial photo illustration were put into the mail to your Burien address. Allan Borden Planner- Long Range&Site Inspection P.O. Box 279, Shelton, WA 98584 (360)427-9670 ext. 365 »> "ROXANN" <roxannluvnl f comcast.net> 8 25 2008 11:44 am »> Y C� l l Hi Allan, I just wanted to follow up with you again after our meeting on August 11th at Lake Wooten. I was wondering if you were able to get any clarification on the current structure we have on our property. As,you mentioned it is very unique to any situation due to the fact it has no indoor plumbing for the bathroom and no closet in the so called "bedroom".We are anxious to hopefully be able to build our cabin up on the hill behind the existing structure and hoping to move onto the next steps in the process. Thank you for your time. Sincerely, Roxann Genzale -----Original Message----- From: "Allan Borden" <Ahb@co.mason.wa.us> To: <roxannluvnlyf(abcomcast.net> Sent: Wednesday,July 16, 2008 10:35 AM Subject: Inquiry about Wooten Lake property From: Antoinette Genzale Dept Sent To: Mason County Building Dept Message: We are hoping to add another cabin to our parcel at Lake Wooten (223195000005) and was wondering how to go about the process.We are wondering how to obtain a copy of our plat map and then we assume we would need a building site inspection?Any help on how to go about this would be GREATLY APPRECIATED! Genzale Family: Mason County does maintain the recorded plats and surveys on properties within the county; they are kept in the Assessors Office in their original scale. Mason County does offer a site pre-inspection completed upon request by the Planning Department. The application to request the inspection can be download from the Mason County website,following these steps: Allan Borden - Re: Inquiry about Wooten Lake property 2 i A)website address: www.co.mason.wa.us B)On the homepage,please find and click on Forms and Brochures(in the black banner)at the top of the page. C)Then click on Community Development in the list of departments on the left side of the new page. D)A list of 50+forms will be on this next new page; cursor down to near the bottom to find"Planning Pre-Inspection Application", listed just below "Piers,Docks,and Floats". The two-page form is in Adobe format that can be printed. Note that the $240 fee is to be submitted with the completed application to the address on the lower section of the first page. It takes about two weeks after your application is received to schedule a site visit date and time. You are encouraged to be present to ask questions about the site and permit processes to the planner. If this set of instructions is too much or if you have problems, please contact me by return e-mail and I will mail out the form to your mailing address. Allan Borden Planner-Long Range&Site Inspection P.O. Box 279, Shelton, WA 98584 (360)427-9670 ext. 365