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Home My WebLink AboutSPI2008-00172 - SPI Inspections - 12/3/2008 0N.STgTF MASON COUNTY o Py A o N DEPARTMENT OF COMMUNITY DEVELOPMENT >. o N Z Planning Division o N y oy P O Box 279, Shelton, WA 98584 1864 (360)427-9670 Site Inspection December 03, 2008 EARL LINCOLN TO BE KEPT IN THE P.O. PARCEL FILE BELFAIR IR W WA 98528 A Case No.: SP12008-00172 PAJ SQ 077025 Parcel No.: 2232550030.;�3'Z5' Project Description: Site review of three parcels along Mission Creek. 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 12/3/2008 Page 1 of 5 SP12008-00172 Site Inspection 12/3/2008 Case No.: SP12008-00172 Comments: Pre-inspection for Earl Lincoln on Oct. 23, 2008: [Mission Creek Plat Block 3 lots 23, 24, and 25] The purpose of the pre-inspection was to evaluate issues related to the construction of a single-family residence on one or more of three lots with the Mission Creek flowing along the north and west sides of these properties. The three parcels have slopes of 5 percent in the west half of the property and slopes of 25 to 35 percent in the east portion of these properties. The storms of December 2007 destroyed a cabin but the existing shed [within 60 feet of the river] and outbuilding [within 20 feet of the river] remain in the west area; the river has cut back much of the riverbank on lots 24 and 25 and steepened the bank on lot 23. Much of the low elevation portions of these lots are still in the floodplain area for Mission Creek. The applicant wants to know what development standards to follow or studies to include in the proposing a new residence. These findings state regulations in effect at the time of inspection, unless noted otherwise. Development Regulations standards: _Y_ The site is in the Rural Residential 5 zone. Standard building setbacks are 25-foot front yard setback, and 20-foot side property line 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; for this property that side yard setback is 7 or 8 feet. _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. In this case, the location of the existing septic system is right behind the current residence and may cause a constraint to side yard setbacks for a development proposal. Resource Ordinance Standards: _Y_ Slope or Landslide hazards: Slopes over 15 percent adjacent to or within 300 feet of a proposed project were observed. The applicant shall have a qualified geologist or 12/3/2008 Page 2 of 5 SP12008-00172 Site Inspection 12/3/2008 Case No.: SP12008-00172 engineering geologist visit the subject parcels and prepare a site analysis for each to determine whether a geologic special report is needed during development review. _Y_ Slope or Landslide hazards: If the geologist confirms the need for a special report when slopes are between 15 and 40 percent, a Geologic Assessment would be needed to address slope stability, site conditions, 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 include all Resource Ordinance requirements and a submittal checklist noting where these requirements are found in the study document. _Y_ Slope or Landslide hazards: The prepared special report shall be specific to proposed site development on the subject parcels by addressing clearing, grading, driveway and building location, retaining walls, and stormwater control. This special report would be submitted and evaluated at the time of building permit submittal. The study shall address the presence of the septic system on site stability conditions. _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 County Resource Ordinance. The applicant will not need a wetlands special report during development review. Stream setbacks: The setbacks from Mission Creek would be determined by the Mason County Resource Ordinance. The stream setback for a type S 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 & Wildlife Habitat Conservation Areas Chapter. Within this chapter are those activities listed that can be done both with and without a Mason Environmental Permit. Much of the parcel was already converted to residential, but was severely damaged by the Dec. 2007 high rainfall and flooding events. The cabin and foundation that were set not far from the old bank (at a non-conforming distance far less than 165 feet) 12/3/2008 Page 3 of 5 SP12008-00172 Site Inspection 12/3/2008 Case No.: SP12008-00172 were demolished. Staff measured distances of 75 to 130 feet from the corner posts between lots 24 and 25 along the cul-de-sac to edges of the new Mission Creek bank. With these lot depth distances, a proposal to pursue residential development on this property would need review of a Resource Ordinance variance. 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, is available to the owner. Application for a variance to these standards does not guarantee approval of the development as proposed. 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. The proposed development standards for the Shoreline Master Program are far less than the Resource Ordinance standards mentioned above. Y_ Floodplain area: The properties (except for most of lot 23) lie completely within the floodplain area of Mission Creek, as shown on the enclosed copy of the flood insurance map panel #530115 0175. Since mid-1991, development within the floodplain is guided by the County's Flood Damage Prevention Ordinance. A building site that is in the floodplain on this parcel would have to be sited to be two feet above the surrounding grade of the property and have provisions in the foundation to permit flood flows to pass through if needed. These aspects are typically added as conditions to a proposed building permit. The site of much of the improvements is outside of the floodplain area and special conditions for development do not apply. Generally, a proposal to replace an existing residence would need to meet special standards of the critical areas noted above. In this case, the area of the old structure no longer exists and is within the new alignment of the banks of the creek. Pursuing a Resource Ordinance variance by Planning Department permit review is the only method of proposing a new residential structure closer than 165 feet from Mission Creek. 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). The Building 12/3/2008 Page 4 of 5 SP12008-00172 Site Inspection 12/3/2008 Case No.: SP12008-00172 Department can help you with building code standards in replacing or upgrade existing structures. General process: Future site development must include a site plan, showing all setbacks from property lines, stream alignment, and existing and proposed improvements; this site plan will be needed for variance request and building 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. 12/3/2008 Page 5 of 5 SP12008-00172 MASON COUNTY PLANNING DEPT. PRE-INSPECTION APPLICATION to/10 PLEASE PRINT $240.00 Fee Required 1. Owner: 4/ mCP'j e 5W Applicant: I - Zi"'e 0l Site Address: Applica Ad ess: Owner Address: 3 City: C i St /Zijp City: St 'l 9 zip Phone: --� �—day Phone:S3 f�3 day Phone:( ) evening Planner: A 10-41 rGl'",, Email Address: SMPtAj o mom .PlanR9--S Type of Use - D D Water Body. }SL I 4=y-e.X1� 2. Parcel No. --�O Parcel No. 11 Legal Desc�p>31 S G 0 3O 3 3,. Purpose of Pre-Inspection: t S 4. Use of building: /y0/�Jl' /l Lam//1Dl/C� h �D/� ✓�i��t/ly —SrjCCY 5. Do any-of the following exist on or adjacent to property?: slope(Y� saltwater lake river( pond( ) wetland( ) seasonal runoff( other stream seasonal creek Directions to Site: 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: G� / If you would like to be on site during inspection,please check here: Return application to: Department of Community Development,Planning Division P.O.Box 186 Shelton, WA 98584 (360)427-9670 Please include a$240.00 check or money order payable to Mason County Treasurer When completed,this form becomes part of the parcel file. Q FOR OFFICE USE ONLY:Accepted by: Gg a.,t'n I:e Date: ' �U MORE ON BACK SIDE Revised: 01/15/08 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. Departmental Review (For Office Use Only) Planning Department Findings: S t 75�O+- l s Gam, Te, -� W—�3 hw 4-6�11122TT& VY Z t u vJL�� D �� . f L5 �f r �� 23 fi lb �m, ill 0-7 i lam. eo 14 � c� l • • �� . � 4 'TT.97 35 01 �� • L , ° t .I • �a� NAY ge ovel o,60 - f -46 Aj - A.,Ars ° r TX w� So-3�•34 w �OvF . Q/: ';, •t, ? :`" �. Okay � lu00 op -q� • I ��CO �o�y � CD N . 14 . a �� '�3a � �• � 9 ,�J `ma's Da 1 to C% • �:. �, 1 a o� the ti-•:�••;::,�`S• � �;•. �•• 4 u� MAY 17,1988 '1 ( III `er to the FLOOD INSURANCE RATE MAP EFFECTIVE date \` ,wn on this map to determine when actuarial rates apply to ictures in the zones where elevations or depths have been estab- ed. determine if flood insurance is available in this community, itact your insurance agent,or call the National Flood Insurance )gram,at(800) 638-6620. 4 1 IQ' APPROXIMATE SCALE IN FEET 0 1000 1000 OZONE A NATIONAL FLOOD INSURANCE PROGRAM F IRM vl1 J FLOOD INSURANCE RATE MAP i MASON COUNTY, WASHINGTON 1 (UNINCORPORATE D AREAS) 53DftS _ c PANEL 135 OF 300 (SEE MAP INDEX FOR PANELS NOT PRINTED)