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Home My WebLink AboutSPI2007-00173 - SPI Inspections - 8/13/2007 ON.STgTF MASON COUNTY o Py n o N DEPARTMENT OF COMMUNITY DEVELOPMENT F N z Planning Division o zo N y o P O Box 279,Shelton,WA 98584 (360)427-9670 1864 Site Inspection August 13, 2007 ELLIS B FERGUSON 1315 DORA AVE. TO BE KEPT IN THE BREMERTON WA 98312 PARCEL FILE Case No.: SP12007-00173 Parcel No.: 223254401050 V ZTi?J.Z,�, 4 —[ - 4 t0 5-0 Project Description: Feasibility for new residence on property. 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 8/13/2007 1 of 4 SP12007-00173 Site Inspection 8/13/2007 Case No.: SP12007-00173 Comments: [PN 22325-44-01050] July 16, 2007 Inspection for Ellis Ferguson: The purpose of the pre-inspection was to evaluate issues related to the construction of a single family residence on either of two parcels each 0.75 acre in size nearby to Mission Creek Rd. Each parcel is about 310 feet deep and 130 feet wide; has slopes of 25 to 30 percent, has low areas of wetland vegetation in the west and central areas, and is adjacent to Mission Creek (a type F stream). The applicant wishes develop a residence and outbuildings on each site. The site is in Rural Residential 5 zone. Standard building setbacks for this zone are a 25 foot front yard setback, and 20 foot side and rear yard setback (lot line setbacks). These setbacks are measured from portions of structures above grade such as roof overhangs, balconies, stairs, decks, fuel tanks, and heat pumps. 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. Slope or Landslide hazards: With slopes up to 30 percent adjacent to or within 300 feet of a proposed project, a Geotechnical Assessment would be needed to address slope stability and the other requirements of the enclosed landslide hazard chapter 17.01.100 section E. 4. as required by the Mason County Resource Ordinance. The report must 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 the project will cause no significant environmental impact. The applicant shall have a qualified geologist or engineer visit the subject parcels and prepare a site analysis and geologic assessment specific to proposed site development on each of the subject parcels, based upon the ordinance criteria, addressing clearing, grading in the area of the driveway, building construction, and stormwater control. This assessment for each parcel would be submitted and evaluated at the time of building permit submittal. The septic system could be designed and installed prior to completing the geologic assessment, but this study shall address the presence of the septic system on site stability conditions. 8/13/2007 2 of 4 SP12007-00173 Site Inspection 8/13/2007 Case No.: SP12007-00173 Wetland critical area: Planning staff confirmed that each parcel contains certain wetlands, which are regulated under Mason County's Wetlands chapter 17.01 .070 of the Mason County Resource Ordinance (enclosed with this letter). These wetlands are situated in the west half of the parcel; the upland area outside of the wetland is 130 to 150 feet deep in the north area and 100 feet deep in the south area. The wetlands are likely Category 11 or III wetlands with high plant diversity and connected to areas south and west next to Mission Creek. As part of the proposal review, you need to have a qualified biologist prepare a wetland report that delineates the wetland edge, characterizes the wetland category, and determines the proper vegetation buffer using the information from this Wetlands chapter. Development near the wetlands shall have the determined vegetative buffer, and buildings must be set back an additional 15 feet from the outer edge of that buffer. The wetland and vegetation buffer are currently intact with some trails existing through them. For view improvement, some tree limbs in the buffer may be trimmed on a limited basis in accordance with the Wetland chapter standards. The wetland study must be completed PRIOR to any septic evaluation and additional clearing is done; NO CLEARING should take place within the 70 feet closest to the wetland, unless other recommended actions are made in the wetland study. Removing vegetation for a drive near the road is not likely to affect wetland and buffer areas. When planning the location of all proposed improvements, consider the proper buffer and setback from the wetland edge in that site plan. A Forest Practices Permit is needed when removing merchantable trees during site preparation. Shoreline setbacks: The setbacks from Mission Creek would be determined by the Mason County Resource Ordinance. The stream setback for a type F stream is composed of a 150-foot vegetation buffer plus a 15-foot building setback closest to the roof projection of a proposed structure. Any portion of the new structure, including decks, balconies, and rooflines, must be behind this setback line. The 15 feet toward the stream is an area that may be used for lawns, patios or landscaping (development at grade level). From that point toward the stream is considered to be a required vegetated buffer 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. 8/13/2007 3 of 4 SP12007-00173 Site Inspection 8/13/2007 Case No.: SP12007-00173 Staff estimated a measurement from the east property line of the parcel to the stream channel edge as 130 to 150 feet. This distance decreases even more as you go south from the northeast corner of this parcel. This limitation seems greater than the development standards for wetland critical areas. Based on this field review and the presence of the three critical areas, no area exists on the subject parcel that would be unencumbered by the critical areas buffer and building setback. The review of a variance from the Fish and Wildlife Habitat Conservation Areas chapter would be necessary to pursue residential development on this property. A Habitat Management Plan (HMP), prepared by a qualified biologist, would be required as part of the variance request to support the proposed development. The HMP addresses impacts to the buffer and offers measures to preserve and protect the buffer or to mitigate impacts of the development proposal. A copy of the Fish and Wildlife Habitat Conservation Areas chapter, including details on the contents of an HMP and the variance public review procedure, was given to the owner. Application for a variance to these standards does not guarantee approval of the development as proposed. 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). General process: Future site development must include a site plan, showing all setbacks from property lines, wetland edge and proper buffers, and existing and proposed improvements; this site plan will be needed for building permit application submittal and permit review. Specific standards for future development contained in County Codes 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. 8/13/2007 4 of 4 SP12007-00173 RECEIVED m ((L z ° SP► ^7 JUN " 01 MASON COUNTY P&BANNING DEPT. PRE-INSPECTION APPLICATION 6 LE4ARW CEDAR $225.00 Fee Required Owner: Led K b h"/S o Applicant: ELLI-S Y3 EQ c.r s C.)-� Site Address: J6941 CrK Applicant Address: 43 l S Do r R 09,42- Owner Address: 1 LU_Cc�r a� r. City: Ff e---741 r�`'o,v St Lch4 Zip "D, CA— City:LF�c��woo d St C—O Zip gd b' Phone:(��) ?� y a t r day Phone:(--303) 30 5-44 a Phone:( ) evening Planner: Email Address: SMP 7 Comp. Plan r ype of Use Water Body y sS�,6Y1 :. Parcel No. "-Y13 S - 44 - 0/0 3 0 Parcel No. '223 ZI S . 44►4 - e)/o'a. e, Legal Description:TV--P. y F V %. S c'S15-- T2 S OF A/,, S c S E Purpose of Pre-Inspection : TO d IC Fe,- Fo r- Use of building: Do any of the following exist on or adjacent to property?: slope saltwater( ) lake ( ) river( ) pond ( ) wetland (� seasonal runoff(� other(h) stream(x) seasonal creek( ) Directions to Site: r ro-i f-l.wR V 300 l Ae rA, R hT oAl C rJ fTwe--415 4w. F' T_ f949rox S-ovd Tor,, L FT" T L K L` / t-o ecT 15 ro t4- a eo FT reo...-i �►?,,ys o•✓ rr-k T.At o. ,' r e-L s r S O ce T'4 0 F1�0-x t S I t l cu Q o C4,s aT�+ 912p *'c /i ra.-Q 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 SignatureL�� ,cc,ce--- Date I 1 4�e 'Dom V'you would like to be on site during inspection,please check Isere: ) return application to: Department of Community Development, Planning Division P.O. Box 186 -Shelton,WA 98584 (360)427-9670 'lease include a$225.00 check or money order payable to Mason County Treasurer Vhen completed,this form becomes part of the parcel file. -OR OFFICE USE ONLY: Accepted by: ' Date: MORE ON BACK SIDE Revised: 02/28/07 Please illustrate below the proposed building site in relation to critical areas (slopes. streams, lakes, wetlands. etc.) xisting improvements, as well as property lines. APPLICATIONS SUBMITTED WITHOUT ADEQUA,rE LUSTRATIONS WILL NOT BE ACCEPTED AND WILL BE RETURNED TO THE APPLICANT. rc 0 4-4-Oia o - vlaa 0 �-� �.s _ _ N4 J Z d_ t 9 1 I qq o \Q, X M k epartmental Review (For Office Use Only) Planning Department Findings: e. k , IIy k � r u I I x F 5 F R zz /,' /