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Home My WebLink AboutSPI2012-00055 - SPI Letters / Memos - 12/12/2012 �4 .srArMASON COUNTY M FDEPARTMENT OF COMMUNTY DEVELOPMENT S N _ Panning Division o N P O Box 279,Shelton,WA 98584 (360)427-9670 1864 Site Inspection December 12, 2012 i DEAN R ELLIOTT 2534 GRAYSBY AVE SAN PEDRO CA 90732 r if Case No.: SP12012-00055 Parcel No.: 221224300080 Project Description: Determine sites for septic system, water well, and dwelling on the 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 12112/20/2 Page 1 of 4 SP12012-00055 Site Inspection 12/12/2012 Case No.: SP12012.00055 Comments: Pre-inspection for Dean Elliot on October 16, 2012: The pre-inspection with the owner to evaluate the location of a small residence in the north portion of a 6.60 acre property [Parcel no. 22122-43-00080] near the Island View county road and a small residence near the southeast area and shoreline of Case Inlet, located at the proper setbacks based upon this inspection. We inspected each site on the property, and these findings state regulations in effect at inspection time. Development Regulations standards: _Y_ The site is in Rural Residential 5 zone. Standard building setbacks are 25-foot front yard setback, and 20-foot side property line and rear yard 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 administrative variance may be requested to reduce these setback distances from property lines, to as low as 5 feet (side 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. Resource Ordinance Standards: _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. _N_ Stream setbacks: If a stream were present, setbacks from the stream would be determined by the Mason County Resource Ordinance. No stream is observed within a distance close enough for standards to apply to proposed development. _Y_ Slope or Landslide hazards: Slopes greater than 15 percent adjacent to or within 300 feet of a proposed project and the eroding bankline along the saltwater were observed on the property. When proposing development, the applicant shall have a qualified geologist or engineering geologist visit the subject parcel and prepare a site analysis to determine whether a geologic special report (geologic assessment or geotechnical report) is needed during development review. 12/12/2012 Page 2 of 4 SP12012-00055 Site Inspection 12/12/2012 Case No. SP12012-00055 _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 parcel by addressing clearing, grading, driveway and building location, retaining and stabilization walls, and stormwater control. This special report would be submitted and evaluated at the time of building permit submittal. _Y_ Shoreline setbacks: The shoreline designation for Case Inlet is Urban Environment per the Mason County Shoreline Master Program and development setbacks would be determined by the Mason County Resource Ordinance. The general provisions include that the shoreline setback is determined by averaging the distance of setback from the roofline of the adjacent residence on each side of the subject parcel to the ordinary high water mark (OHWM) of the Case Inlet shoreline. Any portion of the new structure, including decks, balconies, and rooflines, must be behind this common line. Shoreward of this line for 15 feet toward the shoreline is an area that may be used for lawns, patios or landscaping (development at grade level). From that point toward the shoreline is considered to be a required vegetated buffer that must remain 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; proposed tree limbing and limited cutting of trees in the buffer for view improvement are reviewed by the area permit planner prior to starting these type of activities. Staff noted the nearby residential development within 150 feet to the east and west of the subject property. Staff estimated from aerial photo image (scale 1 in. equals 100 ft.) that the shoreline setback to the east(for parcel# 22122-50-00002) is 90 feet from the OHWM; and on the west (for parcel # 22122-43-00000) is 420 feet from the OHWM. The residence to the west is well beyond 200 feet from the OHWM, so the default shoreline setback is 100 12/12/2012 Page 3 of 4 SP12012-0O055 Site Inspection 12/12/2012 Case No.: SP12012-00055 feet to the west. The shoreline buffer for the subject property is the average distance of 95 feet from OHWM. The applicant's new structure (with an area greater than 1,000 sq. ft.) near the Island View county road is well away from the shoreline setback standards; but the setbacks from side property line and front (road) property line(noted previously) must be followed. The applicant's potential structure in the southeast area must be 1,000 sq. ft. or less to qualify for an Accessory Dwelling Unit. Mason County Development Regulations Sec. 1.03.029 set forth the review standards of a proposed accessory dwelling unit. Please note that accessory dwelling units proposed are subject to a shoreline permit (if under 200 feet from the OHWM) or special use permit (if over 200 feet from the OHWM)public review process (requirement A), an existing detached structure may be used for this purpose (requirement C), and the size of the accessory dwelling unit structure is limited to 1000 sq. ft. (requirement D). Your request for the permit is reviewed by the Hearing Examiner and must meet all of the relevant Development Regulations standards. If the Shoreline or Special Use Permit are approved, you will need to complete the building permit for this second residence (the accessory dwelling unit), providing the needed water and septic to the home. The application materials are available in person at the Mason County Permit Assistance Center, 5th and Cedar St. in Shelton or by phone at 427-9670 ext. 281. You would need to confirm with the Environmental Health Department what their septic system standards are to make sure about the adequacy of supplying a septic disposal for the proposed development. General process: Future development must include a site plan, showing all setbacks from property lines, shoreline, road, and existing and proposed improvements; this site plan, along with the geologic assessment, will be needed for building permit application submittal and 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. 12/12/2012 Page 4 of 4 SP12012-00055 sPI. !) ' - w �. ACCEPTED BY li _µ MASON COUNTY PLANNING G EPT. PRE-INSPECTION PECTI APPLICATION PLEASE PRINT $255.00 Fee' equired 1. Site Address: TVIWD tJSZ. `4l l,JRV Owner: Applicant: Owner Address: l \_ \ 1IE Applicant Address: 2. `{ W( City: l a` O st. Zip -° 3L City: kOO stCA Zip ' 3 2.. Phone: ( 10 ) °- day Phone: ( ICS) CO day Phone: ( ) evening Phone: ( ) evening Email Address: 1C _ CJt Email Address: 1 a , 2. Par eel 's t 2..2 * - - - Legal Description: 1 N wm 2 ' t C Z. - t 3. Purpose of Pre-Inspection: -\ =�C e a l� S c\ 4. Use of building: - L. 1C3C 5. Do any of the following exist on or adjacent to property?: slope (Xi saltwater () lake ( ) river pond( ) wetland ( ) seasonal runoff( ) other( ) stream ( )seasonal creek Directions to Site: lA `{ 1 1Z„ 1A 'V \1\ vJ fi3 T 1 ftafil 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 SignatuDate:_- ZOt If you would like to be on site during inspection,please check here: Return application to: Department of Community Development,Planning Division P.C. Box 186 Shelton,WA 98584 Please include a$255.00 check or money order payable to Mason County Treasurer, MORE ON BACK SIDE I:\Community Development\PAC\SPI\2012 Pre-Inspectiondoc 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 ILLUSTRATIONS WILL NOT BE ACCEPTED AND WILL BE RETURNED TO THE APPLICANT. .t t C fir _. r t Departmental Review (For Office Use Only) Planning Department Findings: I;\Community Development\PAC\SPI\2012 Pre-Inspection.doc r n �k x,<-t i Siv'^`�T17✓}3.�kd atk�'b�1... 111t ( 2 a�P i P