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.

1. City of Bainbridge Island
Shoreline Master Program Update
August 11, 2011

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. Topic Discussion: Residential Development &
Vegetation Management Zones
1. State Guideline Requirements
2. Discretionary Items
3. Workgroup Recommendations
• Development Workgroup
• Vegetation Conservation Workgroup

4. Residential Development:
State Guideline Requirement
Local 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. Residential Development:
Discretionary Items
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 and
shorelines vulnerable to erosion

6. No Net Loss Diagram
2009

7. Residential Development:
Workgroup Recommendations
Concept Existing Proposed
No net loss No current standard New development must
meet no net loss standard
Buffers Buffers established (NVZ) Same, Buffers updated
for each shoreline with current science.
designation, intended to
protect shoreline ecology,
& retain/ protect vegetation
Stabilization and Require residential Same, with timeframe
Flood Protection development to avoid need added
for stabilization & flood
protection

8. Residential Development:
Workgroup Recommendations
Concept Existing Proposed
Structure 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. Residential Development:
Workgroup Recommendations
Conservancy
With approved With
buffer restoration of
reduction Zone 1

10. Residential Development:
Workgroup Recommendations
Concept Existing Proposed
Vegetation Zones No accessory structure New two-zone system
allowed in NVZ, some allows more flexibility
exceptions

11. Residential Development:
Workgroup Recommendations

12. Subdivisions:
Workgroup Recommendations
Concept Existing Proposed
Shoreline Provide that new land Same
Stabilization division will not require
shoreline stabilization
Vegetation Require that new Same
Conservation subdivisions meet
vegetation conservation
standards and mitigate
impacts
Access 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. Subdivisions:
Workgroup Recommendations
Concept Existing Proposed
Access 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
access
Floating Homes Prohibit floating homes; Same, and clarified live
Allow live aboard vessels aboard vessels in public
only in marinas open water marinas also

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. 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. 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. 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. Vegetation Conservation & Management Zones:
Two-Zoned Buffer Concept

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. 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. 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. 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. Vegetation Conservation & Management Zones:
Existing Development
Repair/Maintenance ?

24. Vegetation Conservation & Management Zones:
Existing Development

25. Vegetation Conservation & Management Zones:
New Development
• Number of undeveloped lots 223

26. Vegetation Conservation & Management Zones:
New Development
Shoreline Standard Buffer

27. Vegetation Conservation & Management Zones:
Recommended Buffer Widths – Herrera Memo

28. Vegetation Conservation & Management Zones:
Existing Development
• Number of nonconforming lots 786
(50%)
Existing 546 (35%)
New 240

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