Island County SMPShoreline Residential Development Workshop

December 5, 2011

Workshop Goals

Are County’s shoreline rules the right rules to accomplish the purposes of the SMA and the community’s vision?

What changes to the shoreline rules regarding residential development and redevelopment are needed?

Agenda

1. Introduction – 4.302. Presentation – 4.353. Breakout Vote – 5.104. Break – 5.305. Group Discussion - 5.456. Q & A – 6.157. Close – 6.30

Inventory and Characterization

39.6%

30.8%

10.2%

4.7%

4.4%4.3%

2.9% 2.2%ResidentialVacantAgricultureTidelandsUnclassifiedParks and Open SpaceForest or TimberCommercial

Existing land use classification (from Island County Assessor)

59%17%

8%

7%

4%3%

1%1%

RuralRural ResidentialRural AgricultureParksCommercial AgricultureFederalRural ForestOther

Zoning in Island County Shorelines

Existing and potential parcels in Island County shorelines

12,500 SF 24,500 SF 0.5 Acre 1 Acres 5 Acres 10 Acres 20 Acres0

1,000

2,000

3,000

4,000

5,000

6,000

7,000

Lot size

Num

ber o

f Lot

s

Existing residential lots and residences per zone

RAIDs in Island County Shorelines

36 areas32% of all shoreline

parcels in county

Sandy Point RAID

Setbacks of existing development in RAIDs from Ordinary High Water Mark(percent of all parcels in RAIDs)

Greater Than 100 Feet 50 to 100 ft 20 to 50 ft <20 ft Vacant 0%

5%

10%

15%

20%

25%

30%

35%

40%

45%

39%

18% 16%

8%

19%

Effects of Residential Development

Bing, 2011

Bing, 2011

Bing, 2011

Loss of Shoreline Vegetation

Functions of Native Shoreline Vegetation ◦ Filters pollutants and fine sediments, ◦ Provides wildlife habitat ◦ Provides food for aquatic species◦ Stabilizes soils◦ Stabilizes banks; reduce occurrences of landslides,

damage to structures and threats to safety.

Overwater Structures

Changes in Salmon Behavior – ◦ Young Salmon fry avoid docks and piers moving away from

the shore subject to attack by larger predators Less Food –

◦ With less light, Salmon eat less◦ fewer small species that salmon eat

Reduces Sea Grasses –◦ Rich feeding area for marine birds and fish, ◦ shelter to species such as Dungeness crab, salmon and

herring Sediment Movement -

◦ Littoral drift is affected by placement of overwater structures

Loss of Habitat◦ Habitat is lost or fragmented during construction

Current Standards

Existing Shoreline Regulations

General Requirements:◦Residential development not permitted

seaward of OHWM◦Runoff must not pollute adjacent waters or

cause soil or beach erosion◦Construction must not adversely impact

geohydraulic processes◦Natural vegetation between the OHWM and the

top of banks and bluffs ten (10) feet or higher shall be retained

Example Residential Lot (R and RR)

Puge

t Sou

nd

OH

WM

Loca

l Acc

ess

Stre

et

Fron

t/Stre

et Y

ard

Set

back

20’(100 ft for new lots

and/or larger roadways

50’(75 in N and C)

Sho

relin

e S

etba

ck

Side Yard Setback

5’(50 ft for new lots)

Normal Appurtenance may

be located in setback

Home

FWHCA Buffer:75’

Existing Shoreline Regulations

Shoreline Setbacks:◦Appurtenances may be located within setback

provided: Do not obstruct view of shorelines from adjacent

primary residences Are not located within the native vegetation buffer

Existing Shoreline Regulations

Shoreline Setbacks:◦Common line setbacks may be allowed

(min. 25’ or 50’ for C and N):

Critical Areas

Wetland Buffers:◦ 30 – 300 feet depending on

Land Use Intensity Wetland Type Wetland Function

Fish and Wildlife Habitat Conservation Areas◦ 75 foot buffer

Areas with which endangered, threatened, and sensitive species listed by the federal or state government have a primary association.

Streams. Commercial and recreational shellfish beds. Kelp and eelgrass beds. Herring and smelt spawning areas. State natural area preserves. State natural resource conservation areas. Species and habitats of local importance

Gap Analysis

Note that SFR is a priority use◦“…when developed in a manner consistent with

the control of pollution and prevention of damage to the natural environment.”

Prohibit new floating homes and houseboats?Require Public Access for multi-family

development and subdivision into more than 4 lots?

Subdivision must preclude the future need for shoreline stabilization

Shoreline Guidelines

State Guidelines establish SFR as a “priority use” Construction of a SFR with normal appurtenances is

exempt from SSDP Construction of a dock or pier associated with SFR is

exempt from SSDP Ecology Recommended Vegetative Buffers:

Development TypeBuffer Width (feet from OHWM)

• Undeveloped with largely intact ecological functions • Shorelines with extensive critical areas• Shorelines within channel migration zones or floodplains

150 - 200

• Rural residential development 150

• Small-lot residential development in highly developed areas with minimal critical areas

30 to 60