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%

Residential

Vacant

Agriculture

Tidelands

Unclassified

Parks and Open Space

Forest or Timber

Commercial

Existing land use classification (from Island County Assessor)

59%

17%

8%

7%

4%3%

1%1%

Rural

Rural Residential

Rural Agriculture

Parks

Commercial Agriculture

Federal

Rural Forest

Other

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 Acres

Existing Lots

55 712 2622 496 5427 80 30

Potential Lots

267.246168057439

1280.59461604924

3718.49409814945

652.30972323889

6500.50074597783

150.486870713721

33.4610130063131

500

1,500

2,500

3,500

4,500

5,500

6,500

Lot size

Nu

mb

er o

f L

ots

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)

Pu

get

So

un

d

OH

WM

Loca

l Acc

ess

Str

eet

Fro

nt/S

tre

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