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Findings of Fact for BLA, Administrative Variance - VAR Application - 10/24/2002
FINDINGS OF FACT BOUNDARY LINE ADJUSTMENT, ADMINISTRATIVE VARIANCE APPLICATION DATE: 10/28/02 FOR: Leroy&Alina Tanzer Under the provisions of the Mason County Development Regulations (1.05.034.13), the Mason County Planning Department has reviewed the request by Leroy&Alina Tanzer to vary the provisions of the boundary line adjustment criteria in the Mason County Development Regulations (1.03.032.13.3.c). as it pertains to lot size. FACTS OF THE CASE Mr. &Mrs. Tanzer own Lot 23 in the plat of Lake Christine, 1St Addition. The Tamers bought this lot last year. In the course of applying for permits to renovate the house, the Tamers discovered that a portion of their home and drainfield were encroaching on to the neighboring property to the east. This adjacent parcel is owned by the Lake Christine Community Club. Since this discovery, the Tanzers have approached the Community Club trusties and gained a verbal approval to deed to the Tanzers enough property to resolve the situation and to be in conformance with County regulations. The Community Beach lot is 1.63 acres or 70,279 square feet in size. The amount of property that the Tamers wish to acquire is 0.15 acres or 6,610 square feet in size(per Holman &Associates). Because the Community Beach lot is less than 2 acres in size,this boundary line adjustment can only be approved with a variance to the Development Regulations (per 1.03.032.B.3.c). Because this proposal represents a deviation of less than 10%, Development Regulation 1.05.034.13 allows this variance to be processed administratively. CRITERIA FOR APPROVAL In order to approve this administrative variance request, the Department must make a positive finding for the four criteria of Development Regulation 1.05.035. A. That special circumstances applicable to the subject property such as shape, topography, location or surroundings, which circumstances do not apply generally to other properties in the same Development Area; B. That the variance is necessary for the preservation and enjoyment of a substantial property right possessed by other property in the same vicinity,but because of special circumstances is denied to the property in question; C. That the granting of the variance will not be materially detrimental to the public welfare, or injurious to the property or improvements in the vicinity in which the subject property is located, and D. That the granting of the variance is in substantial harmony of the Comprehensive Plan. FINDINGS Criteria A: Staff finds that special circumstances do apply in this situation. The house on Lot 12 was apparently one of the first houses built in the plate of Lake Christine and it seems that the property lines were not clearly marked at that time. Topography is also a factor. Although the Community Beach lot is already nonconforming for a residential lot(and there is no intention of developing it as such)the small amount of property that would be transferred to the Tamers is at a higher elevation than the rest of the lot and is isolated b a cliff or � Y step slope. Criteria B: If the County were to deny the Tamers this boundary line adjustment,it would mean that the Tamers would be unable to obtain the required permits required to do the refurbishment necessary to maintain this house as a habitable structure. The Tanzers have a right, like all other home owners in Mason County, to maintain their property. An error in locating the house 25 or 30 years ago should not result in the deprivation of the Tamers to their property. Criteria C: This request for a boundary line adjustment should not be injurious to the health and welfare of life and property in the vicinity. Indeed,there will be no change on the ground from what exist right now. The only difference is that the Tanzers will own all of the property that their home is on and will have enough property to meet current sideyard setback requirements. The Community Beach lot will not suffer as the portion of land that is to be transferred is topographically isolated from the rest of the lot and the Community Beach lot is a recreational property rather then a residential lot. Criteria D: The entire plat of Lake Christine is considered to be legal nonconforming both under the existing zoning of R-20 and under more appropriate R-5. There are many such subdivisions in rural Mason County. This is accepted as a fact of life within the Mason County Comprehensive Plan. In reality this variance is allowing a nonconforming lot to expand at the minimal expense of a recreational lot,the size of which is less significant from a density perspective. M Comprehensive Plan & Development Regulations That the land use designation for the property this adjustment is to occur on is Rural Area. That a maximum X or minimum (check one) density requirement for the location that the adjustment is to take place in is0 1:20 and that no lot which was previously in conformance with lot densities prescribed by the Mason County Comprehensive Plan and Development Regulations shall have become non-conforming through this adjustment. Resulting Lot I is 0.39 acres and has one (1) development right(s) Resulting Lot 2 is 1.48 acres with one(1) development right(s) Environmental Health Code That the Mason County Environmental Health Department was consulted if a parcel fell from above one acre in size to below an acre in size. A determination was made by N/A on N/A that all resulting parcels are capable of supporting development. Shoreline Master Program That no lot previously in compliance with the Mason County Shoreline Master Program has been made non-conforming through this adjustment. The shoreline designation of this adjustment (if any) is N/A. The resulting waterfront frontage of all currently conforming lots has not been reduced below that allowed for under the Mason County Shore Line Master Program. That all property line setbacks remain in compliance with those prescribed by this shoreline designation. N/A That the prescribed lot coverage ratio of the shoreline master program has been maintained. N/A Note: Lake Christine is not under Shoreline Master Program jurisdiction. Building Code That all setbacks for existing structures are in conformity with the provisions of the Building Code of 1997 or otherwise corresponding with Department of Community Development policy. Forest Practices Moratorium Ordinance n moratorium i That this adjustment does not violate an six-year development J Y Y p attached to this property as a result of a Class II, III or IV Special Forest Practice permit. CONCLUSION In conclusion, this application for a variance to section 1.03.032, residential densities, and meets the four criteria necessary for approval as found in Development Regulation 1.05.035. RECOMMENDATIONS I,being the Manager of the Mason County Planning Department, hereby attest to and certify that appropriate provisions have been made for this administrative variance to the Mason County Development Regulations in finding that it is consistent with the criteria necessary for approval. In addition these facts are evidenced by the contents of the file for this variance application. 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I I I I , I I I I 11 , 'I''' ,' " � � � , � I �YIIi iiR ��ifl 11115 I''III ' , 1 I I I 'il, �;;71, ,I � , ' I I '' I ,' . I'I"` �,•, II,I„ � ;III I'I I � ' IIII.IIIiI'i11115'1''„II I I I I I ''h., i II I �� ,, •; '� 55 " III I I I I I 11;1•11°` I;tl I I I I I I I I �5� I. '�, 1 I ', i. I I , ''11 III I I ' '1 I I� ' I � 'P a�,�•, 1' 1 it 'I I��1'I 1151 I I I I •4'.1;''I i' i :f:' ' ;I 9 '►tAGFa15✓ilra7' 1?M+11�11�CTI ao (tqixJlYl7R October 24,2002 - - - EIVED Mason County,Planning Department 01T 2 8 2002 RE:Variance for parcel 22320-50-00012 MCCD - PLANNING To Whom It May Concern: We are requesting a variance due to a boundary line adjustment. We purchased lot#12 last year with an existing house,septic,drain field and water already on the property. The house was in need of some major repairs,we applied for a remodeling permit,during the site plan portion of the process,we discovered that the septic,drain field and about 1/3 of the house was originally built on the Lake Christine Community Beach property. We had Holman and Associates do a survey of our property to verify our measurements and confirm what we had encountered. Holman confirmed that indeed that part of the house,septic and drain field were built on Lake Christine property. We contacted the Board for Lake Christine and met with them and let them know of our findings.The Board of Trustees had a meeting where the members voted to allow us to adjust our property line to include the 1/3 of the house,septic and drain field as part of our property. Part of the adjustment was to establish the needed setbacks and have those mentioned items within our property. The requested amount of land is less than 10%of the community beach lot. By granting us this variance it will not have any impacts on other properties,the area that we are asking for can only be accessed through our property. Our property was the first one that had a septic and house on it,about 23 years ago,we are only asking for adjustment to keep the 1/3 of the house,septic and drain field. I have included a draft of the survey that Holman and Associates have drawn up,this drawing shows how much of a boundary adjustment that would be needed.We also included a parcel map of the surrounding lots. I hope the Mason County Planning will take into consideration that the Board of Trustees for Lake Christine has already voted to allow us to do the boundary line adjustment and have been supportive of the repairs we are trying to do. Of course we need this variance to get our permit to complete the remodel. We want to thank you in advance in reviewing this request and if any questions come up,please do not hesitate to contact us. Thank You, GMT /'?� Alina Tanzer 206-937-6237 MASON COUNTY DEPARTMENT OF COMMUNITY DEVELOPMENT APPLICATION FOR VARIANCE TO DEVELOPMENT REGULATIONS The purpose of this application is to provide a means of altering the requirements of the Mason County Development Regulations (Ordinance # 82-96) in specific instances where the strict application of these regulations would deprive a property of privileges enjoyed by other properties which are similarly situated, due to special features or constraints unique to the property involved. No variance shall be granted to permit the establishment of a use otherwise prohibited within the development area in which the property of concerned is located, except as provided in Mason County Code 1.05.036(B). Applications for such variances shall not be accepted for processing or review. 66y,(e �✓� Applicants Name fi1i vvc g L pay �Q 2 Telephone # 4 37—(,a 37 Mailing Address 93 0 5 Site Address Tax Parcel # a -51D 50 - 0 Oo 1 �-- Legal Description l-c5+ A (2_ . t-A-V--Q- 6 r-cs4i r�.e � !���� �6w Is- -5 ec. ao 7 '—,=;z3tl 4-1 -2- <,v wr1 On a separate piece of paper please state your reasons for seeking a Variance. Describe any special circumstances applicable to the subject property such as shape, topography, location or surroundings, which circumstances do not apply generally to other properties in the same Development Area. Explain why a variance is necessary for the preservation and enjoyment of a substantial property right possessed by other property in the same vicinity, but because of special circumstances is dellled to the parcel in question. Please note that when reviewing your applicatioq,tihe Board of County Commissioners will need to determine that a variance will not be materially detrimental to the public welfare, or injurious to the property or improvements in the vicinity in which the subject property is located; and that the variance request is or is not in substantial harmony with the Comprehensive Plan. Applicant's Signature(s) A foe of$400.00 is payable upon submission. 'Ile applicant will also be billed for all advertising cost. Acceptance by the County of this application does not guarantee approval. MASON COUNTY DEVELOPMENT REGULATIONS May 5, 2002 Publication cost is the responsibility of the applicant. Final permit processing will = 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. ja 3 DATE M� -/ OWNER APPLICANT 'MASON COUNTY DEVELOPMENT REGULATIONS May 5,2002 LIST OF ADJACENT PROPERTY OWNERS WITHIN 300 FEET OF YOUR PROPERTY BOUNDARIES Addresses are to be obtained from the Mason County Assessor's Office, Bldg. 1 Second Floor. S TA TN o-� tjA-sA,' , S i Arr'� �a(1t'c ST 8 o w:✓GQ ro t y�i�-2� �o��. - � ono � 1J;1I�o w. 4 Vo hdw, i.L-,eaQe( Ll61 S 1 t44 - STD k-)L,0 "}z Cr;CI ,r bar-, In-,c� SO Nc L�r`e C�,0-1 l a-114,0u6 I ?o YU t_,a-K,, Ck two t y -,('Toc ct e 1741 100. 5-9 S tJ 4 uA/A cum a), MASON COUNTY DEVELOPMENT REGULATIONS May 5,2002 1.05.030 Variances 1.05.031 Purpose The purpose of this Section is to provide a means of altering the requirements of this Ordinance in specific instances where the strict application of these regulations would deprive a property of privileges enjoyed by other properties which are similarly situated, due to special features or constraints unique to the property involved. 1.05.032 Use Variances Prohibited No variance shall be granted to permit the establishment of a use otherwise prohibited within the development area in which the property concerned is located, except as provided in Section 1.05.018(B). Applications for such variances shall not be accepted for processing or review. 1.05.034 Granting of Variances Authorized A. The Board of County Commissioners shall have the authority to grant a variance from the provisions of this Ordinance when, in their opinion, the conditions set forth in Section 1.05.036 have been met. The Board shall have the authority to attach conditions to any such variance when, in their opinion, such conditions are necessary to protect the public health, safety or welfare, or to assure that the spirit of this Ordinance is maintained. B. The Administrator shall have the authority to grant a variance from the provisions of this Ordinance when the granting of such variance will result in a measurable deviation of ten (10%) percent or less from the provisions set forth in this Ordinance. In issuing such variance, the Administrator shall make a positive determination that the conditions set forth in Section 1.05.035 have been met. The Administrator shall have the authority to attach conditions to any such variance when, in his (her) opinion, such conditions are necessary to protect the public health, safety or welfare, or to assure that the spirit of this Ordinance is maintained. 1.05.035 Findings Required for Approval of a Variance Before any variance is granted, the granting authority shall make a positive determination regarding each of the following factors: A. That there are special circumstances applicable to the subject property such as shape, topography, location or surroundings, which circumstances do not apply generally to other properties in the same Development Area; B. That the variance is necessary for the preservation and enjoyment of a substantial property right possessed by other property in the same vicinity, but because of special circumstances is denied to the property in question; C. That the granting of the variance will not be materially detrimental to the public welfare, or injurious to the property or improvements in the vicinity in which the subject property is located; and D. That the granting of the variance is in substantial harmony with the Comprehensive Plan. 1.05.036 Procedural Requirements for a Variance A. Application for a variance shall be made to the Department of Community Development, on forms furnished by the County. B. Any application for a variance shall include an application fee as established by the Board. C. Variance applications decided by the Board shall require a Public Hearing, as set forth in Section 1.05.050 of this Ordinance. i . MASON COUNTY DEVELOPMENT REGULATIONS May 5,2002 1.05.050 Hearings and Notices Upon receipt of any application which requires a public hearing, the Administrator shall set the date for such hearing. The hearing date shall be established in such a manner as to allow for adequate public notice as set forth in Section 1.05.052, and shall also allow for sufficient time to allow for the Department of Community Development to review the proposal and provide a report to the Board. 1.05.052 Public Notice Requirements The following are the minimum requirements for public notice for any hearing. Any costs associated with mailings or publication required under this Section shall either be paid by the applicant directly, or reimbursed by the applicant to the County prior to the date of the public hearing. A. Notice shall be published not less than ten (10) days prior to the hearing in a newspaper of general circulation within the County, and in a newspaper of general circulation in the area where the property which is proposed to be developed is located. B. Special notice of the hearing shall be given to adjacent landowners by any other method that the Administrator deems necessary. C. If the subject property is located within the Shelton Urban Growth Area, or within one thousand (1,000) feet of said Urban Growth Area, notice of the hearing shall be provided to the Shelton City Clerk. 1.05.054 Rules of Conduct: Hearings The Board shall have the authority to establish such rules as it may deem appropriate for the conduct of the public hearing. At a minimum, the following rules shall apply: A. All testimony taken shall be sworn testimony. B. The Board shall keep and maintain a written record of all proceedings. C. Any interested party shall have the opportunity to present oral or written testimony, which shall become a part of the written record. This opportunity may be subject to such time limitations as may be imposed by the Board. D. At the conclusion of the hearing, the Board may elect to hold the record open for the purpose of soliciting additional testimony. 1.05.056 Decision and Findings Within thirty (30) days of the conclusion of the public hearing, the Board shall issue its decision. The decision shall be made in writing, and shall include findings of fact which support the decision. The Board may attach such conditions as it deems necessary to assure that the proposed development is constructed in a manner consistent with the intent of this Ordinance. Notice of the decision of the Board shall be sent to the County Assessor, the Administrator, the applicant, and to any other party who has requested receipt of such decision.