8/3/2019 COBI Mitigation Manual Memo

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City of Bainbridge Island 

 PLANNING & COMMUNITY DEVELOPMENT 

 MEMORANDUM 

TO: Planning Commission

FROM: Libby Hudson, Long Range Planning Manager

Ryan Ericson, Associate Planner

DATE: February 16, 2012

RE: SMP Update – Single Family Residential (SFR) Mitigation ManualSMP Study Session #17, February 23, 2012

Purpose of the Meeting

  Discuss –  

o  Single Family Residential (SFR) Mitigation Manual

Action Requested

Review proposed mitigation manual and make recommendation

To provide a lower cost alternative to a site-specific analysis for homeowners determining impacts of 

single family residential construction, the City worked with Herrera to develop standard mitigationmeasures to offset impacts of typical construction associated with single family residential development

within the shoreline jurisdiction. The proposal is attached for Planning Commission consideration and

an overview is provided below.

Overview of SF Mitigation Manual

  Types of development covered by this option – The SFR Mitigation manual addresses routineshoreline development permits including:

o  new homes and additions;

o  new impervious surfaces, such as driveways and patios;

o  new SFR accessory structures such as garages, garden sheds, boathouses or stairways,

and additions to these; ando  repair/replacements to existing in-water or overwater accessory structures, such as

replacement bulkheads or replacement docks.

New bulkheads or overwater structures ARE NOT covered by the SFR Mitigation Manual andrequire sit-specific analysis when proposed.

  How the option is incorporated into the draft SMP – This mitigation manual offers an alternative to asite-specific analysis required by the Environmental Impacts Section 4.1.2.5. The option is only

made available for single family residential development as a common use on our shorelines and

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considered a preferred use under the Shoreline Management Act provided the use is “consistent with

the control of pollution and prevention of damage to the natural environment.” [RCW 90.58.020].The manual is intended to be cited in the SMP as a reference, which can then be amended

administratively.

 How the option will be utilized by homeowner – Homeowners, working with the Planning andCommunity Development Department, will use the document to select appropriate mitigation basedon the type, size and location of their construction proposal. Using the standard mitigation provided

in this manual will allow homeowner a less costly alternative for determining impacts and

appropriate mitigation.

  Review process for SFR mitigation – The Planning and Community Development Department willprovide the manual online and at the City Hall front counter and it will be made available at the time

of permit inquiries. Staff will explain how to use the manual and provide assistance as necessary. In

reviewing a submitted mitigation plan developed using this manual, staff will verify that the proper

type of mitigation was selected by using the matrix in the document, and will ensure that the coderequirements for mitigation (both placement and composition) has been correctly applied. A

vegetation planting manual is also being developed, which will assist in this process.

ETAC Review of the Manual

The Environmental Technical Advisory Committee reviewed and commented on the draft manual at

their December 7, 2011 and January 11, 2012 meetings. The committee provided individual comments

that are incorporated into the draft document, rather than a unified group comment. ETAC raisedconcerns about the square footage of allowed developments, which was recommended by staff based on

typical permit applications previously processed for Bainbridge Island. ETAC also discussed the

appropriateness of a simplified table for selecting mitigation options and the relationship to No Net

Loss. An alternative method using a scoring system was considered by our consultant Herrera, however,Herrera recommended the methodology provided in the manual as a means of meeting the “No Net

Loss” objective, while providing an easy-to-use format for citizens.

Individual ETAC member comments that were incorporated into the draft are summarized below:

  Provide greater explanation of typical beach.

  Preferred placement of beach nourishment may be up-drift from the development site. Aprovision should be included for this situation.

  Ensure applicant has sufficient access to resources to select appropriate mitigation options andprovide professional assistance with developing planting plans, beach nourishment placement,

and rain garden development.  Eliminate inconsequential language and bolster language providing background information on

what, why, and how to improve communication with intended audience.

  Provided a better explanation to users which path they will use for mitigation of developmentprojects not meeting thresholds in the SFR Mitigation Manual.

  Set a minimum threshold for waiving mitigation when an overwater structure is increased in

height and/or reduced in width.

Attachment