The URL can be used to link to this page

Home My WebLink AboutPAR2016-00024 Grading for Commercial Buildings - PAR Letters / Memos - 6/3/2016 ICOpN op�rA MASON COUNTY COMMUNITY SERVICES DEPARTMENT BUILDING •PLANNING •FIRE MARSHAL _ Mason County Bldg. 8, (360) 427-9670 Shelton ext. 352 615 W. Alder Street, Shelton, WA 98584 (360) 275-4467 Belfair ext. 352 Jssa www.co.mason.wa.us (360) 482-5269 Elma ext. 352 4 ry June 3, 2016 V e 6W Rich Eger 8128 187th Street, SW Edmonds, WA 98026 reger007@aol.com RE: Planning Notes for PAR2016-00024: Medical/Business Office Dear Mr. Eger, The following notes will be kept in the parcel file #12329-43-00000 and in Tidemark under PAR2016-00024 (accessible using the web). Please let me know if changes are required or if you need additional information or clarification. Note that "MCC" refers to Mason County Code and can be read on-line here: Mason County Code These notes reflect the necessary permit applications and documents needed for the County's Planning Department to review the proposal to regrade two of five acres for the development of two two-story buildings totaling just over 20,000 square feet for medical office and general office use with associated parking. PROJECT UNDERSTANDING The project includes the reconstruction and widening of the existing ingress and egress from SR 3; the removal of a 36" culvert and fill from the south ingress to be replaced by a 30' wide bridge spanning 14' across Mendy Creek; and the demolition of existing residential structures. The property currently consists of three separate parcels. It is not clear from the draft engineering drawings if the proposed buildings will be located across property lines. If so, either a boundary line adjustment or declaration of parcel combination will be required prior to approval. The property is encumbered by a Category I wetland system on the west end and a smaller Category I wetland on the east end. Additionally, Mendy Creek enters the property from the north and exits the property to the south also on the east end adjacent to SR 3. DEVELOPMENT REGULATIONS/ZONING Current zoning is Mixed Use "MU" in the Belfair Urban Growth Area. This district allows both general office and medical office buildings. No special permits required. • Building height: 45' (MCC 17.23.150) • Parking: minimum 3 stalls per 1,000 square feet, maximum 5 stalls per 1,000 square feet (MCC 17.28.020 Table 2) • Landscaping: see MCC 17.31.010 Due to the presence of the wetlands, Mendy creek and their associated buffers, it is recommended that the minimum parking standards are used. Maintaining as much of the existing native vegetation and large trees as practically possible can serve as an alternative to the landscaping requirements (MCC 17.31.020 (9)-(12)). SEPA The proposal is not exempt from SEPA due grading over 500 cubic yards, providing more than 40 parking stalls and combined building space greater than 12,000 square feet. • SEPA Environmental Checklist and review required RESOURCE ORDINANCE Wetlands are regulated by Mason County under its Resource Ordinance in the Wetlands chapter (MCC 8.52.110). The two wetlands on-site appear to have been delineated and categorized. It will be necessary to determine the applicable buffer requirements for each wetland by a qualified professional. Established wetland buffers can be reduced under certain circumstances and with conditions (see MCC 8.52.110 5.B.iv.). Mendy Creek is a fish bearing Type F stream and is regulated under Mason County's Resource Ordinance in the Fish & Wildlife Habitat Conservation Areas (FWHCA) chapter (MCC 8.52.170). The standard buffer for Type F streams is 150 feet plus a 15' building setback. Buffers can be reduced either through a Resource Ordinance Variance or through a buffer reduction. Both processes require the same permit applications and a public hearing with the County's Hearing Examiner.The application for a Resource Ordinance can be found here: ROVariance. Buffer reduction: Mason County Code 8.52.170 (d) (3): Provision for Decreasing Buffer. For major new development, Mason County may decrease the buffer after consultation with the Washington State Department of Fish and Wildlife and the Skokomish Island Tribe, after review and approval of a habitat management plan, and after a public hearing. Mitigation must be adequate to preserve or enhance the functions and values of the critical area. This means that a finding must be made that the net effect of the proposal equal or better than applying the standard buffers. If enhancement is part of the mitigation plan, then a greater level of enhancement is required to offset the time lost while the enhancement matures. It is recommended that you work with your consultant team to determine the best course of action for successful outcome with the County's Hearing Examiner. Mason County staff supports this development proposal and would be happy to discuss the details once you've had a chance to look over the Variance criteria compared to the buffer reduction. Permits and documentation include: • Mason Environmental Permit application • Habitat Management Plan and mitigation plan (prepared by qualified professional) • Resource Ordinance Variance application (or request for buffer reduction) • Public Hearing with the County's Hearing Examiner BRIDGE The removal of the culvert/fill and placement of a bridge over Mendy Creek is regulated by Mason County's Resource Ordinance in the FWHCA chapter (MCC 8.52.170 (g)(2)(A)(i)-(iv)). This work can be described in the Mason Environmental Permit as required above. This proposal will also require permitting from the WA State Department of Fish and Wildlife. Contact Josh Benton at: 360.602.0364 or joshua.benton@dfw.wa.gov. INGRESS/EGRESS Your access is from a State Highway. Reconstruction of your access will require coordination with the WA State Department of Transportation. TIME LIMIT FOR ACTION Where not otherwise provided by law, no permit or exemption authorizing construction shall extend for a term of more than five years. If actual construction of a development for which a permit has been granted has not begun within two years after the approval, the hearing examiner (or review authority, in the case of an exemption or Mason environmental permit) shall review the permit and upon a showing of good cause, may extend the initial W, z two-year period by permit for one year. Otherwise the permit terminates; provided, that no permit shall be extended unless the applicant has requested such review and extension prior to the expiration date (MCC 15.09.100(c)). Please contact Kell McAboy at 360.427.9670 ext. 365 for more information and to assist you in the planning application process.