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