bainbridge island smp: residential development and vegetation buffers

8/6/2019 Bainbridge Island SMP: Residential Development and Vegetation Buffers

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City of Bainbridge Island

Shoreline Master Program Update

August 11, 2011



g ,

SMP Background

• State mandate to complete update of SMP using

State Guidelines WAC 173-26

• Three Citizen Workgroups

o Vegetation Conservation

o Shoreline Modification

o New and Existing Development



Topic Discussion: Residential Development &

Vegetation Management Zones

1. State Guideline Requirements

2. Discretionary Items

3. Workgroup Recommendations

• Development Workgroup

• Vegetation Conservation Workgroup



Local Jurisdictions shall:

WAC 173-26-241(3)(j)

• Assure no net loss of Ecological functions

• Land division:

oPlats shall achieve no net loss of ecological functionsoPlats shall prevent the need for shoreline stabilization or

flood protection

Residential Development:

State Guideline Requirement



Local Jurisdictions should:

WAC 173-26-241(3)(j)

• Prohibit new over-water residences

• Provide for community and/or public access for new

multi-unit or subdivision of 4 or more parcels

• Provide sufficient setbacks from steep slopes andshorelines vulnerable to erosion


Discretionary Items



No Net Loss Diagram

2009




Workgroup Recommendations

Concept Existing Proposed

No net loss No current standard New development must

meet no net loss standard

Buffers Buffers established (NVZ)for each shoreline

designation, intended to

protect shoreline ecology,

& retain/ protect vegetation

Same, Buffers updatedwith current science.

Stabilization andFlood Protection

Require residentialdevelopment to avoid need

for stabilization & flood

protection

Same, with timeframeadded






Structure Setback Designed to protect

existing views; structure

setback provisions from

zoning code apply

Moved structure setback

provisions to SMP and

modified how the

provisions apply





Conservancy

With approved

buffer

reduction

With

restoration of

Zone 1






Vegetation Zones No accessory structure

allowed in NVZ, some

exceptions

New two-zone system

allows more flexibility



Subdivisions:



Shoreline

Stabilization

Provide that new land

division will not require

shoreline stabilization

Same

VegetationConservation

Require that newsubdivisions meet

vegetation conservation

standards and mitigate

impacts

Same

Access Require short plats of 4 or

fewer lots to providecommon physical or visual

access

Retained, added ability for

Administrator to waiverequirement if not feasible.



Subdivisions:



Access Require subdivision of 5 or

more to provide public

access commensurate with

development

Same, and also require that

that subdivisions of five or

more lots shall provide

community recreation andphysical/or visual shoreline

access

Floating Homes Prohibit floating homes;

Allow live aboard vessels

only in marinas

Same, and clarified live

aboard vessels in public

open water marinas also



Local Jurisdictions shall:

WAC173-26-221(c)

• Establish vegetation conservation standards thatimplement the principles in WAC 173-26-221(5)(b) .

• Methods may include

oSetback and buffer requirements

oClear and Grading standards

oRegulatory Incentives

oEnvironmental Designation Standards or

oOther master program provisions

Vegetation Conservation & Management Zones:

State Guideline Requirements



SMP Update Must:WAC 173-26-221(5)(b)

1. Address vegetation conservation

2. Protect human safety and property by retaining slope

stabilizing vegetation

3. Improve visual and aesthetic qualities and enhance

shoreline uses


Vegetation Conservation Principles (1-6)



SMP Update Must:WAC 173-26-221(5)(b)

4. Protect habitat and address ecological functions and

ecosystem wide processes

5. Use available scientific and technical information to

develop vegetation management standards

6. Length and width of habitat and species of

vegetation contributes to ecological function.


Vegetation Conservation Principles (1-6)



Vegetation Management Tools

• Buffer Dimensions

• Apply mitigation, incentives, and non regulatory

programs

• Apply Critical Area Regulations

• Require Conditional Use Permits


Discretionary Items




Two-Zoned Buffer Concept




Proposed Regulations for SMP Buffer


No net loss No current standard Require mitigation for

development to meet no

net loss standard

Application of New

Regulations

New regulations do not

apply retroactively, only

when development is

proposed

Same; Provision added to

clarify that vegetation

conservation regulations

do not apply retroactively






Buffers Buffers established (NVZ)

for each shoreline

designation, intended to

protect shoreline ecology

& retain/ protect vegetation

Same use of buffers -

Buffers updated with

current science and

amended to provide

flexibility in application to

adapt to site-specific

situations

Buffers Buffer width varies by

shoreline designation and

use

New two-zone buffer

system consisting of a

more protective zone

(Riparian Protection Zone,

or RPZ) and

Less restrictive zone

(Marine Shoreline Zone or

MSZ)






Buffers Require use of native

plants and allow

alternatives to native

plants

Same, specify that

alternatives to native plants

are allowed if same

functions are provided;

Allow new lawns of native

species in portions of buffer

((MSZ)

Buffers NVZ exceptions allow

440 square feet of

accessory structure as

exception

Expanded, allow certain

development in buffer,

including

•SSB: 400 sq. ft. or 10%

•RPZ: Limited to water-

related & 300 sq. ft or 10%;

One four-foot-wide

trail to beach






Public Park

Development &

Buffers

Public park development

not specifically addressed

Allow certain

developments within the

buffer including:

•Pathways appropriate to

park’s intended use

•Buildings limited to 6000

square feet or 10% of the

entire buffer area

•In the RPZ structures

limit water-related

development , 1000 sq. ft.

or 10%



Repair/Maintenance ?


Existing Development



• Number of undeveloped lots


New Development

223




New Development

Shoreline Standard Buffer




Recommended Buffer Widths – Herrera Memo



• Number of nonconforming lots

Existing

New



546 (35%)

240

786

(50%)




Approved SMP Jurisdictions

Jurisdiction Residential Buffer Width

Bainbridge Island Developed 50-115

Undeveloped 75-150

Whatcom County 150Jefferson County 150

Anacortes 50; Urban Conservancy 100

Port Townsend 50

Des Moines 115

bainbridge island smp: residential development and vegetation buffers

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