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HomeMy WebLinkAboutSPI2021-00082 - SPI Letters / Memos - 5/6/2021 > M. MASON COUNTY COMMUNITY SERVICES Building,Planning,Environmental Health,Community Health P LANNING Site Pre-inspection Notes Project#:SP12021-00082 to determine feasibility of building on tax parcel#22330-50-00124 and 22330- 50-00123 Date of Site Visit/Meeting: May 6, 2021 General property description: Site is located off NE Haven Lake Dr. on the shore of Haven Lake.The two lots are developed with a cabin and residence and other appurtenant structures. Native vegetation is scattered throughout. Zoning:The zoning designation for the site is Rural Residential 5 (11115). Standard setbacks for this zone are a 25-foot front yard setback, a 20-foot setback for back yards,and a 5-foot setback for side yards per provision that lots less than 100 feet shall have standard side setbacks equal to 10%of the lot width at the building location.The front yard refers to the lot line adjacent to the property access, including access easements.The setbacks are measured from structures above grade such as roof overhangs (roof gutters), and other structures/appurtenances, including heat pumps etc. An administrative variance can be applied for to get a reduction in the required setbacks (minimum of 5 feet for sides, minimum of 10 feet for front and rear) if the lot meets certain criteria. Other setbacks can apply when critical areas are present, see below. All setbacks are measured from the furthest projection of the structure (including roof eves and gutters). Height limit per Mason County Code (MCC) 17.04.224.0 is 35 feet. Geological/landslide hazards:The proposed project on 22330-50-00124 is located within 300 feet of p p P 1 slopes greater than 15% (8.5 degrees) higher than 10 vertical feet and therefore requires a Geotechnical Assessment for any development to evaluate slope stability on and near the site per Mason County Code (MCC) 8.52.140(E)(1).Category d. Development includes construction, clearing,grading, and utilities(septic, etc.).The assessment must meet the requirements of the Mason County Resource Ordinance and be accompanied with a submittal checklist.The assessment must also 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. See MCC 8.52.140(E)(4).A Geotechnical Report may be needed if through a Geotechnical Assessment it is determined necessary, or if slopes are in excess of 40%. The proposed project for the addition on 22330-50-00123 will be exempt from the geologic assessment. Shorelines: Shoreline Designation is Residential. Minimum structural setback is 115'. However,the Mason County Resource Ordinance uses a "common line" provision which applies in this case: Where existing residences are on both sides of and within 150 feet of the lot line of the subject lot, and no more than 200 feet from the shoreline OHWM,the setback on the subject lot is determined by an imaginary common line drawn across the subject lot which connects the shore-side roof lines of the first adjacent existing residences. For this provision,a "residence" refers to the principal dwelling/residential structure and does not include outbuildings or other structures. If the resulting common line setback is less than the standard setback,a Common Line Mitigation Plan or a Habitat Management plan shall be required and demonstrate that mitigation will be provided to offset the potential impacts (resulting from the proposed development and use)to the buffer and resource. A Common Line Mitigation Plan may be prepared by the property owner or their designee and shall meet the requirements in the Mitigation Manual (Appendix B),or a Habitat Management Plan shall be prepared by a qualified habitat biologist. Best management practices such as those in Appendix C shall also be implemented to limit impacts to the resource. The common line setback for this property is 43 feet which may be used if accompanied with a Common Line Mitigation Plan or Habitat Management Plan. You can find resources at: https://www.masoncd.org/top-5-shoreline-recommendations-725401.htmI Existing lawfully constructed structures that do not conform to the current provisions in the MCSMP shall be considered 'grandfathered.'These structures may continue and may be maintained, repaired, and replaced within their footprints. "Footprint" is defined as the total area within the perimeter of a structure (including roof eves, if applicable), or the perimeter of a development other than a structure. However,for the vertical expansions of'grandfathered'structures footprint does not include uncovered decks or patios(MCC 17.50.020). Septic/Drainfield: It is strongly encouraged that you consult with our Environmental Health Department for requirements on new septic system designs and existing septic systems,to make sure that it is sized accordingly to serve the improvements as well as water connection requirements. The permit assistance center requires an approved septic design prior to submitting a building permit. For more specific information, please contact Environmental Health, at 360.427.9670 x400. Please check with the Building Department regarding buildings codes. Thank you for meeting with the county's Development Services staff to discuss your proposed project at the subject site. For your use, here is a project file memo,which highlights the issues discussed at our field meeting. Disclaimer.Please note that this is a list of preliminary specific issues discussed or observed and is not intended to be conclusive nor preclude any subsequent permit review or final condition letter that will be provided to you when a formal application is submitted and reviewed. I hope that you find this information helpful and informative as you proceed through the permitting process. If you have any questions or concerns regarding these notes, please do not hesitate to contact me directly at(360)427.9670 Ext. 357. Specific development standards contained in County Codes may be found at the County webpage, www.co.mason.wa.us. Thank you and we look forward to working with you.