Residential Development and Buffers

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Ryan Erickson, shoreline planner, made this presentation to the COBI Planning Commission and City Council regarding Residential Development and Buffers in the city's SMP update.

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Residential Development and Buffers

  1. 1. City of Bainbridge IslandShoreline Master Program Update August 11, 2011
  2. 2. 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
  3. 3. Topic Discussion: Residential Development & Vegetation Management Zones1. State Guideline Requirements2. Discretionary Items3. Workgroup Recommendations • Development Workgroup • Vegetation Conservation Workgroup
  4. 4. Residential Development: State Guideline RequirementLocal Jurisdictions shall: WAC 173-26-241(3)(j)• Assure no net loss of Ecological functions• Land division: o Plats shall achieve no net loss of ecological functions o Plats shall prevent the need for shoreline stabilization or flood protection
  5. 5. Residential Development: Discretionary ItemsLocal 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 and shorelines vulnerable to erosion
  6. 6. No Net Loss Diagram 2009
  7. 7. Residential Development: Workgroup Recommendations Concept Existing ProposedNo net loss No current standard New development must meet no net loss standardBuffers Buffers established (NVZ) Same, Buffers updated for each shoreline with current science. designation, intended to protect shoreline ecology, & retain/ protect vegetationStabilization and Require residential Same, with timeframeFlood Protection development to avoid need added for stabilization & flood protection
  8. 8. Residential Development: Workgroup Recommendations Concept Existing ProposedStructure Setback Designed to protect Moved structure setback existing views; structure provisions to SMP and setback provisions from modified how the zoning code apply provisions apply
  9. 9. Residential Development:Workgroup Recommendations Conservancy With approved With buffer restoration of reduction Zone 1
  10. 10. Residential Development: Workgroup Recommendations Concept Existing ProposedVegetation Zones No accessory structure New two-zone system allowed in NVZ, some allows more flexibility exceptions
  11. 11. Residential Development:Workgroup Recommendations
  12. 12. Subdivisions: Workgroup Recommendations Concept Existing ProposedShoreline Provide that new land SameStabilization division will not require shoreline stabilizationVegetation Require that new SameConservation subdivisions meet vegetation conservation standards and mitigate impactsAccess Require short plats of 4 or Retained, added ability for fewer lots to provide Administrator to waive common physical or visual requirement if not feasible. access
  13. 13. Subdivisions: Workgroup Recommendations Concept Existing ProposedAccess Require subdivision of 5 or Same, and also require that more to provide public that subdivisions of five or access commensurate with more lots shall provide development community recreation and physical/or visual shoreline accessFloating Homes Prohibit floating homes; Same, and clarified live Allow live aboard vessels aboard vessels in public only in marinas open water marinas also
  14. 14. Vegetation Conservation & Management Zones: State Guideline Requirements Local Jurisdictions shall: WAC173-26-221(c) • Establish vegetation conservation standards that implement the principles in WAC 173-26-221(5)(b) . • Methods may include o Setback and buffer requirements o Clear and Grading standards o Regulatory Incentives o Environmental Designation Standards or o Other master program provisions
  15. 15. Vegetation Conservation & Management Zones: Vegetation Conservation Principles (1-6) 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
  16. 16. Vegetation Conservation & Management Zones: 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.
  17. 17. Vegetation Conservation & Management Zones: Discretionary Items Vegetation Management Tools • Buffer Dimensions • Apply mitigation, incentives, and non regulatory programs • Apply Critical Area Regulations • Require Conditional Use Permits
  18. 18. Vegetation Conservation & Management Zones: Two-Zoned Buffer Concept
  19. 19. Vegetation Conservation & Management Zones: Proposed Regulations for SMP Buffer Concept Existing Proposed No net loss No current standard Require mitigation for development to meet no net loss standard Application of New New regulations do not Same; Provision added to Regulations apply retroactively, only clarify that vegetation when development is conservation regulations proposed do not apply retroactively
  20. 20. Vegetation Conservation & Management Zones: Proposed Regulations for SMP Buffer Concept Existing Proposed Buffers Buffers established (NVZ) Same use of buffers - for each shoreline Buffers updated with designation, intended to current science and protect shoreline ecology amended to provide & retain/ protect vegetation flexibility in application to adapt to site-specific situations Buffers Buffer width varies by New two-zone buffer shoreline designation and system consisting of a use more protective zone (Riparian Protection Zone, or RPZ) and Less restrictive zone (Marine Shoreline Zone or MSZ)
  21. 21. Vegetation Conservation & Management Zones: Proposed Regulations for SMP Buffer Concept Existing Proposed Buffers Require use of native Same, specify that plants and allow alternatives to native plants alternatives to native are allowed if same plants functions are provided; Allow new lawns of native species in portions of buffer ((MSZ) Buffers NVZ exceptions allow Expanded, allow certain 440 square feet of development in buffer, accessory structure as including exception •SSB: 400 sq. ft. or 10% •RPZ: Limited to water- related & 300 sq. ft or 10%; One four-foot-wide trail to beach
  22. 22. Vegetation Conservation & Management Zones: Proposed Regulations for SMP Buffer Concept Existing Proposed Public Park Public park development Allow certain Development & not specifically addressed developments within the Buffers 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%
  23. 23. Vegetation Conservation & Management Zones: Existing Development Repair/Maintenance ?
  24. 24. Vegetation Conservation & Management Zones: Existing Development
  25. 25. Vegetation Conservation & Management Zones: New Development • Number of undeveloped lots 223
  26. 26. Vegetation Conservation & Management Zones: New Development Shoreline Standard Buffer
  27. 27. Vegetation Conservation & Management Zones:Recommended Buffer Widths – Herrera Memo
  28. 28. Vegetation Conservation & Management Zones: Existing Development • Number of nonconforming lots 786 (50%) Existing 546 (35%) New 240
  29. 29. Vegetation Conservation & Management Zones: Approved SMP Jurisdictions Jurisdiction Residential Buffer Width Bainbridge Island Developed 50-115 Undeveloped 75-150 Whatcom County 150 Jefferson County 150 Anacortes 50; Urban Conservancy 100 Port Townsend 50 Des Moines 115

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