Initial Project Review

Transcription

1 Pierce County Department of Planning and Land Services, 2401 South 35th Street, Tacoma, WA (253) Initial Project Review Shoreline Substantial Development Permit: Miller Application Numbers: , Parcel Number: Gig Harbor Peninsula Advisory Commission (PAC) Public Meeting: May 25, 2016, at 6:30 p.m., City of Gig Harbor, 3510 Grandview, Community Room A, Gig Harbor, WA Proposal: Shoreline Substantial Development Permit to: Construct a 174 foot long (170 feet overwater) dock Remove an eisting 81-foot long dock Remove an eisting 96-square foot swim platform All are accessory to an eisting single-family residence. Project Location: 9428 Kopachuck Drive NW, Gig Harbor, WA, in the Rural-Residential Shoreline Environment and Agricultural Resource Land (ARL) zone classification, within Section 10, T21N, R1E, W.M., in Council District #7. Review Summary: County Staff has reviewed this proposal for compliance with all policies, codes, and regulations. Staff finds, based on an initial project review, the proposal is inconsistent with prescribed dock lengths in the Gig Harbor Peninsula Community Plan and Title 20: Shoreline Use Regulations. State Environmental Policy Act (SEPA): A SEPA checklist was submitted for this application. Planning and Land Services (PALS) has not yet concluded its environmental review. County Contact: Andrew Van Gordon, Assistant Planner, avangor@co.pierce.wa.us, Pierce County Online Permit Information: Page 1 of 7

2 Project Data Complete Application Date: March 18, 2016 Initial Project Review Mailed: May 11, 2016 Property Owner/Applicant: Applicant s Agent: Shane Miller 7709 West Mercer Way Mercer Island, WA Marine Floats Corporation Attn: Lorrie Chase 1208 East D Street Tacoma, WA Legal and Public Notice March 24, 2016: Notice of Application and Public Meeting Notice was sent to property owners within a radius of 300 feet, but not less than two parcels deep, around the eterior boundaries of the site. April 5, 2016: Public Notice sign was posted on the site, confirmed with a Declaration of Posting. May 30, 2016: Legal notice was published in the official County newspaper (Tacoma News Tribune), advertising the Gig Harbor Peninsula Advisory Commission (PAC) public meeting. May 12, 2015: Legal notice was published in the Peninsula Gateway newspaper, advertising the PAC public meeting Google Earth Page 2 of 7

3 2014 County Ortho Photo Eisting Site Layout Page 3 of 7

4 Proposed Site Plan Cross Section Comments from the Public and Agencies: No comments have been received from the public, ecept from owners of the adjoining parcels to the east and west stating that they are not interested in participating in a jointuse dock. Various agencies have provided comments. Of note, Pierce County Resource Management requested an application for Fish and Wildlife review due to estuarine habitat and intrusion into FEMA protected area. Page 4 of 7

5 Site Characteristics: Staff visited the site April 15, The County Assessor lists the parcel as being 1.07 acres in size. The parcel is rectangular shaped. The long ais is oriented north-south. It is located on the shoreline across from Raft Island. The topography slopes down from the road. A single-family residence is located within 200 feet of the shoreline. The eisting bulkhead was permitted July 28, Surrounding Land Use / Shoreline / Zoning Designation: LAND USE SHORELINE ZONING North Carr Inlet Not applicable Not applicable South Kopachuck Drive NW Not applicable Not applicable West Single Family Residence Rural-Residential Rural 10 (R10) East Single Family Residence Rural-Residential R10 Initial Planning and Land Services (PALS) Staff Review for Consistency with Regulations and Policies: Shoreline Master Program for Pierce County and Gig Harbor Peninsula Community Plan The Shoreline Master Program for Pierce County and Gig Harbor Peninsula Community Plan have been reviewed. Gig Harbor Peninsula Community Plan: Standard The proposal does not obtain a depth of 8 feet of water as measured at mean lower low water (MLLW) on a saltwater shoreline. Fetch is 892 feet with 15 percent of fetch being feet. The abutting properties both have docks at a length of 250 feet and 75 feet each. The average is feet. The proposed dock eceeds the lesser of 15 percent of the fetch or 150 feet, and it eceeds the average of the adjoining docks. Pierce County Shoreline Management Use Regulations Title 20 The following is an analysis of how the project complies with various provisions of Chapter 20. Substantial Development ( ) The proposal eceeds the established fair market value of $6, for development. The proposal is considered substantial development. Rural-Residential Environment (20.10) The proposal meets requirements in the Chapter. Environmental Regulations Uses Permitted ( ) The proposal eceeds fair market value and includes a single-use saltwater dock that eceeds 50 feet in length. A Substantial Development Permit is required because the length of the dock eceeds the limitations established in this section. Page 5 of 7

6 General Criteria and Guidelines for Reviewing Substantial Development Permits ( ) The proposed dock meets the general criteria to grant a Substantial Development Permit. The single use dock is 170 feet over water. The fetch is 892 feet. The dock is 19.05% of the fetch and does not obtain a depth of 8 feet. The dock does not run parallel to the shore, does not eceed 8 feet in width, and is greater than 10 feet from the side property lines at its closest. The Development Guidelines for single use docks call for a maimum intrusion of 15 percent of the fetch or 150 feet, whichever is less. The proposal does not meet this requirement. Page 6 of 7

7 Project Checklist for Regulatory Compliance Shoreline Substantial Development Permit: Miller, Shane Application Number: , Parcel No Title 18D Development Regulations - Environmental Does project PCC Section comply? Comments Yes No N/A Ch. 18D.20 Eemptions Not eempt Ch. 18D.40 Environmental Review Environmental Review not complete at time of IPR submittal Title 18E Development Regulations Critical Areas Does project PCC Section comply? Comments Yes No N/A Ch. 18E.10 General Provisions Ch. 18E.30 Wetlands Ch. 18E.40 Regulated Fish and Wildlife Species and Habitat Conservation Areas Ch. 18E.50 Aquifer Recharge and Wellhead Protection Areas Ch. 18E.70 Flood Hazard Areas Ch. 18E.80 Landslide Hazard Areas Ch. 18E.110 Erosion Hazard Areas Environmental Review and associated applications not complete at the time of IPR submittal. Unknown at this time if the project complies with Critical Area regulations. Title 20 Development Regulations Shoreline Use Regulations Does project PCC Section comply? Comments Yes No N/A Ch Environments Rural-Residential Environment Ch Ch Ch Bulkheads Ch Ch Ch Piers and Docks Eceeds recommended length Ch Ch Ch Shoreline Substantial Development Permits, Variances, Conditional Uses, and Epansion of Nonconforming Use Permits Ch General Provisions Miller SD IPR PAC-AVG.doc Page 7 of 7