Guide to Preparing a Rural Stewardship Plan
Preserving the Rural Character of Island County
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Island County Planning & Community Development
ISLAND COUNTY PLANNING & COMMUNITY DEVELOPMENT
RURAL STEWARDSHIP GUIDE
istorically, Island County has reflected a rural character that promotes open spaces, an abundance of wildlife, and an amicable balance between nature and human development. Even today, over 60% of the land on Camano and Whidbey Islands remains Rural, consisting primarily of parcels with low densities that accommodate surrounding habitats and allow conservation of land resources. But, by 2025, your County’s population is projected to increase more than 50%. Island County’s Rural Stewardship Plan has been designed to help landowners plan for the future.
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TABLE OF CONTENTS
Page 2 - Incentives & Conservation Techniques
-Enhanced Flexibility -Expedited Permit Process -Property Tax Benefit -Conservation -Land Use Intensity
Who is the Plan For?
The Rural Stewardship Plan and this Guide are designed for anyone owning a parcel -- one-acre or larger, within unincorporated Island County, who desires to create a comprehensive and site-specific plan that is tailored to conserving vital land resources affecting their private property. The Rural Stewardship Plan is best suited for owners who can make a long-term commitment (more than ten years) to manage their land. By enrolling in this voluntary program there are a number of benefits available to landowners with approved plans. The Plan is binding on the original applicant as well as future landowners. It also serves to formalize commitments to the County, which will be recorded on your deed or title.
Page 3 - Defining Your Goals and Property
-Basic Information -Defining Your Development Goals -Use Density & Intensity
Page 4 - Identifying Natural Features & Resources
-Description of Property’s Natural Features -Preliminary Sketch of Your Property
Page 5 - Understanding Low Impact Development
-LID techniques -Example Site Map of LID in use
Facts
the year 2025.
Page 6 - Finalizing Your Stewardship Plan
-Final Checklist
About Island County
• Unincorporated Island County (outside city limits) is
approximately 134,000 acres
How Can You Benefit from a Rural Stewardship Plan?
• Approximately 61% of the total acreage is in the Rural zone • The county’s population is projected to increase 53.8% by
Federal 9.2%
By developing and implementing an approved Rural Stewardship Plan, you may be eligible to take advantage of:
Enhanced Flexibility The standard regulations may not be the
best fit for your property. You can create a plan tailored to your site.
City 4% Residential 7.4%
Expedited Permit Process Development permits are processed
on a first-come, first-serve basis. As a Rural Stewardship Plan holder, your proposal will be given head of the line privilege. Public Benefit Rating System (PBRS), a property tax reduction program.*
Reduced Property Taxes You are eligible for enrollment in the
Forest & Agriculture 18.4%
RURAL 61%
Natural Resource Conservation Protect, preserve, or enhance
habitat & water quality resources on your property.
Reduction in Land Use Intensity Buffers are established in
part on the intensity of your land use activity. By completing a Rural Stewardship Plan you may be eligible for a reduction in Land Use Intensity.*
* You may be eligible for a reduction in property taxes or land use
intensity, but not both.
*All percentages are estimates from ICPCD.
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INCENTIVES & CONSERVATION TECHNIQUES
Enhanced Flexibility
Island County’s Rural Stewardship Plan means that owners have voluntarily made significant commitments for the protection of natural resources on their private property, and in turn qualify for a variety of benefits. Those commitments range from agreeing to properly dispose of animal and pet waste, hazardous household chemicals, paint, etc., to limiting the amount of clearing on their land. The Rural Stewardship Plan is optional and is designed to provide landowners with a wide range of choices. The approved Plan formalizes adapted critical area regulations that are tailored to the specific site conditions on your property and your planned land use activity. This is done under the County Critical Areas Ordinance through confirming the critical area buffers that will be required to protect critical area functions.
Expedited Permit Process
Whether it is a building permit or a land use permit, applications from landowners who participate in the Rural Stewardship Plan will be given top priority. A County staff person will be assigned to personally oversee moving the application to the front of the line and reducing timeframes whenever possible.
The Goals of the Rural Stewardship Plan are to:
1. Improve the stewardship of land resources through voluntary actions. 2. Maintain and/or improve natural hydrologic systems and Critical Area Functions. 3. Promote rural character and rural lifestyles. 4. Maintain and/or improve habitat for Protected Species and Species and Habitats of Local Importance.
(Some timeframes can’t be changed, such as public comment periods.)
Property Tax Benefits
With a Rural Stewardship Plan, the involved property will be eligible for additional points in the Public Benefit Rating System (PBRS), a property tax reduction program. The Rural Stewardship Plan includes conducting an inventory of the land’s resources and features, thereby completing a major portion of the PBRS application. The PBRS program is a point-based system developed to provide landowners with properties containing specific open space resources, with an opportunity to reduce their property taxes from 20%-90%. Once it has been determined that land is enrolled in the program, a notice is officially recorded that declares the tax reduction and any associated requirements and conditions.
Conservation
While enhanced flexibility, expedited permit review, and eligibility for property tax reduction are attractive and tangible benefits, the Rural Stewardship Plan’s underlying strength is its ability to achieve greater protection of water quality and habitat. This plan demonstrates that the owner views his or her role as a steward of the land. This will be reflected in commitments that both the landowner and County agree to, in legally recorded documents. Participation in this voluntary Plan means landowners must enter into an agreement with their County, under which they are required to manage their private property in ways that go beyond what regulations expect. (See Informational Guide to Clean Water, available at the Planning Department.) At a minimum, a Rural Stewardship Plan will ensure the following: Impervious surfaces and clearing practices are kept to a minimum Environmentally friendly fertilizers, pesticides, and herbicides are used Proper disposal of pet waste, hazardous household and other chemical wastes, and yard debris Proper septic care proper outdoor lighting & control of domestic animals and pets Protection of important habitats Additional choices of selective practices may also be implemented by the landowner. For example, reducing lawn size, constructing narrower driveways, implementing Low Impact Development techniques, use of drought tolerant vegetation, and designation of private conservation easements.
Land Use Intensity
Wetland buffers are established based on multiple characteristics, one of which is how intense the proposed land use activity will be: high, medium, or low. High intensity activities have larger wetland buffers than low intensity activities. A Rural Stewardship Plan can be used to reduce your land use intensity which can then be used to reduce a buffer.
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DEFINING YOUR GOALS & PROPERTY
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he first step in developing a comprehensive Stewardship Plan is to identify the goals you have for using your property. This section will guide you through a series of questions that will help define the overall objective you have for your land. Defining your goals is central to ensuring that the Rural Stewardship Plan works for you. These instructions will help you answer the questions in the Goals Assessment portion of your application.
Goals Assessment
Basic Questions
Basic property owner and parcel information is needed for reviewing your proposal. If you don’t know the answers to these questions please check your property tax statement and consult with Planning Department staff.
Sketch a Map of Your Property.
Make a sketch and take a few notes about your property. A more detailed map will be required in later sections. Things to include:
Development & Use Goals
By having an accurate picture of your goals for your property, you are better equipped to develop a more site-specific approach to environmental protection. 1. What do you want to achieve? • Are you looking to ultimately conserve natural resources, maximize development space, sell your land in the future, etc? 2. How long before you plan to sell the property? • Will you sell in 1, 2, 10, 30 years or never? Having an idea of how long you want to keep the property will greatly affect what programs you take advantage, of as well as conservation and development measures you take on. 3. Are you planning on ever subdividing the property? • As with selling, subdividing your property will affect everything from location to size of development. Also, programs such as PBRS can be affected if subdivided portions are removed.
• Property boundaries • Septic or Sewer System • Water or Well System • Structures & Driveways • Potential Development Sample Map
• • • • •
Steep Slopes Drain Field Fences Pastures/Grazing Areas Roads
Sample Goals
Relevant to map above • Want to conserve bottom right portion. • Planning on adding a 1,000sq/ft woodshop
Use Density & Intensity
The density and intensity at which a property is developed can have a significant impact on the functioning elements contained on the land. Density takes into consideration how dense or close together development is, while intensity measures the overall amount of development, usually in sq/ft of impervious surface. Likewise, the use of the property makes a difference in the method of protecting critical areas. Below are instructions on how to obtain the information required for this section of the application. 1. How much clearing in sq/ft will you perform? How much clearing in sq/ft has been performed? • By determining if you have any clearing in mind for the near future, you can gauge what the layout of your property will allow. The amount of clearing is an indicator of intensity. More clearing is greater intensity. 2. Will your development be served by septic or sewer? 3. Will you be getting water from a well or water system? 4. How close will your activity be from a critical area or buffer? • For some properties, developable areas are constrained by their small size and/or critical areas . Determining if critical areas or their buffers will be infringed upon must be done in order to ascertain how the land may be reasonably used. The rural stewardship plan can better accommodate this situation through taking a more in-depth look at your land. 5. How many sq/ft and what percentage of the property will be impervious? • Impervious surface is the main concept behind intensity of development. Island County code determines intensity of development through measuring impervious surface. In working with this percentage, we can greatly affect buffer requirements if total impervious surface can be reduced using alternative practices such as Low Impact Development. 6. How long & wide will the driveway be? What will it be made of? • Driveways are a large factor in interrupting hydrological functions of properties, by creating an impervious wall that blocks water movement. Driveways can also impede the movement of expanding habitats. Narrowing a driveway can reduce the impervious surface coverage dramatically, while still providing the same function. 7. What land use activities do you want to establish? • Are you building a home, or do you want to also establish a bed and breakfast? Agriculture, mini-storage, a water tank, or a pasture are all examples of land use activities that you will need to describe. Be sure that the zoning on your land allows for the proposed use.
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IDENTIFYING NATURAL FEATURES & RESOURCES
his section will help you identify natural features on your property, such as wetlands, streams, plants, animals, significant land features, and habitats. These resources have varying levels of significance and importance to water quality ecosystems. Some of these resources can be difficult to identify without knowing what to look for. Island County has therefore developed informational materials to help landowners identify natural resources for this portion of their Rural Stewardship Plan application.
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Natural Features & Resources Assessment
Wetlands, Streams, Shorelines & Water Resources
Wetlands, streams, and shoreline features are valuable natural resources that filter water, prevent flooding by detaining storm water, provide healthy habitats for plants and animals, attribute to the scenic beauty of Island County, as well as other functions. Rather than retaining a private biologist, landowners in many cases can instead utilize the Island County Wetlands Identification Guide and worksheets to identify wetlands.
The Wetlands Identification Guide and all Worksheets are available on our website http://www.islandcounty.net/planning/index.htm or contact our County Planning offices on Camano or Whidbey.
Camano Island 121 N. East Camano Drive Camano Island, WA 98282 (360) 387-3443 Whidbey Island 1 N.E. 6th Street Coupeville, WA 98239 (360) 679-7339 or (360) 321-5111 ext 7339
Habitats
Habitats provide a rich environment in which animals and plants are able to survive and flourish as part of the essential ecosystems of Camano and Whidbey Islands. Our two islands maintain a diverse range of species that must be considered when planning for future development or changes to existing land use. Island County has developed a Wetland Worksheet to help landowners figure their “habitat score” as part of determining the appropriate level of protection, or buffer, for affected critical areas.
Topography
Topography includes ravines, slopes, bluffs, and other areas where fluctuations in elevation occur. Topographical information can be used to better understand water flow, erosion, and sediment movement. Helpful information includes 1. Pictures of areas where there are significant changes in elevation. (If possible, pictures should be taken from the bottom of the slope upwards, or a side profile.) 2. Topographical map. 3. Inclusion of sloped areas on site plan map.
Sample Map
Sketch a Map of Your Property.
Familiarize yourself with your property, then make a sketch and notes about your property.
• • • • • •
Property boundaries Septic or Sewer System Water or Well System Structures & Driveways Potential Development Wildlife Habitats
• • • • •
Steep Slopes Drain Field Fences Pastures/Grazing Areas Roads
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UNDERSTANDING LOW IMPACT DEVELOPMENT
he purpose of Low Impact Development (LID) is to minimize development impacts by protecting, integrating, and maintaining predevelopment characteristics and functions on your property. Surrounding habitats, water quality functions, and natural hydrology are then affected less. Development brings a dramatic increase in impervious surfaces that prevent water from penetrating the ground, thereby creating more surface runoff and less opportunity for pollutants to be filtered from surface and ground water. Listed below are selected techniques used to minimize impervious surfaces that Island County has found to most relevant to Rural zoned properties. This isn’t a complete list of all LID techniques available. You can find more techniques in Puget Sound Partnership’s Low Impact Development: Technical Guidance Manual for Puget Sound at http://www.psp.wa.gov/our_work/stormwater/lid.htm.
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Types
Rain Gardens
Description
Consists of shallow landscaped depressions with a designed soil mix and plant selection adapted to local conditions. Storm water is then conveyed into these depressions where the chemical, biological, and physical properties of plants, microbes, and soils remove, or retain, pollutants from storm water. By preserving at least 65% of native vegetation and land to meet dispersion standards, properties can be self sufficient in processing water flow through the use of minimizing development and using cost-effective LID practices. Forest retention exemplifies LID in preserving predevelopment hydrologic functions. Designed to accommodate pedestrian, bicycle, and vehicle traffic while allowing infiltration, treatment, and storage of storm water. Applies to low-mid traffic areas. Not considered appropriate for high traffic except in a handful of applications. Works well for parking pads and patios. Uses a more "surgical" approach to earth engineering through a combination of site preparation for preventing compaction of soil, driven piles and connectors that limit soil disturbance and integrated storm water dispersion systems which allow storm flows to more closely approximate natural shallow subsurface flow paths under and around the foundation. Piles are engineered with corrosion protected steel, wood, or concrete. Construction compacts soil making it behave like an impervious, surface thereby generating overland and shallow subsurface flows. Organic matter derived from compost, stockpiled on-site soil, or imported topsoil can be used to enhance water storage and attenuate storm flow.
Forest Retention
Permeable Paving
Minimal Excavation Foundation
Soil Amending
Sample LID/Conservation Site Plan*
1. Pervious pavement used for driveway 2. Rain water catchments used to irrigate garden 3. Solar Panels used to produce electricity for residence 4. Rain Garden to infiltrate excess runoff 5. Green roof over garage 6. Pervious stones used for patio 7. Extensive forest retention 8. Soil amended between drainfield and wetland buffer to enhance water infiltration 9. Garden and compost bins
*Sample is for educational purposes. Each site will need an individual assessment for determining which LID and Conservation practices are relevant.
Buffer Wetland
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Final Review
FINALIZING YOUR RURAL STEWARDSHIP PLAN
Steps
Steps for Completing a Rural Stewardship Plan
Identification of Resources and Features
Goals for the Property
LID Consultation
Application Submitted for County Review
Approved Rural Stewardship Plan
Final Checklist
After submitting your completed application to the County Planning Department for review, a conference will be scheduled.
In order to efficiently process your Rural Stewardship Plan Application, please take the time to confirm that you have completed all required portions of the assessment prior to making your appointment for your LID consultation. (Check each box as you go) Goals Assessment Worksheet Goals Assessment Site Map Natural Resources Assessment Worksheet Natural Resources Assessment Section - Topography Map Rural Stewardship Plan Worksheet
Please submit applications and schedule consultations at: Island County Department of Planning and Community Development
1 N.E. 6th Street PO Box 5000 Coupeville, WA 98239-5000 (360) 679-7339 (North/Central Whidbey) (360) 321-5111 ext 7339 (South Whidbey) (360) 629-4522 ext 7339 (Camano)
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ISLAND COUNTY PLANNING AND COMMUNITY DEVELOPMENT
RURAL STEWARDSHIP PLAN APPLICATION
The Rural Stewardship Plan offers an alternative to the standard requirements of the Critical Areas Ordinance. By agreeing to employ specific land management techniques on your property you are afforded a higher degree of flexibility in how you use your property. The program offers a selection of practices or commitments that you can choose from, in order to be eligible for the Rural Stewardship Plan. This Application has three separate sections: (1) Goals Assessment (2) Natural Resource Assessment (3) Stewardship Plan At the end of sections 1 and 2 you will be asked to draw a map. The first map is intended to define the location of uses, structures and activities on your property. The second map is intended to define the location of natural resources. The purpose of drawing two separate maps is to reduce confusion that could occur by placing too much on one map.
SECTION 1 – GOALS ASSESSMENT
The Basics Name _____________________________ Mailing Address ____________________________________ City _____________________ State ________ Zip _______________ Phone _______________________ Parcel # ____________________________ Lot Size ______________ Zoning ______________________ Physical Address of Property ______________________________________________________________ Development and Use Goals 1. Describe your development and land use goals:______________________________________________ ______________________________________________________________________________________ ______________________________________________________________________________________ ______________________________________________________________________________________ 2. How long do you think it will be before you sell your property? ________________________________ ______________________________________________________________________________________ 3. Are you planning on subdividing your property? If so, describe the likely parcel sizes and when you may subdivide _________________________________________________________________________ ______________________________________________________________________________________ ______________________________________________________________________________________
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Density and Intensity 1. Describe the amount of any clearing activities. Please provide this information in square footage or acres of clearing and the percent of the lot that will be cleared. It is also useful to know how many board feet of timber will be removed:_____________________________________________________________ ______________________________________________________________________________________ ______________________________________________________________________________________ ______________________________________________________________________________________ ______________________________________________________________________________________ ______________________________________________________________________________________ 2. Describe the nature of any clearing activities. Provide information on the type of vegetation that will be removed (e.g. blackberries, alder, evergreen); whether the clearing is a thinning operation or a clear cut; and whether it involves removing just the merchantable timber or if it includes removal of under-story: ______________________________________________________________________________________ ______________________________________________________________________________________ ______________________________________________________________________________________ ______________________________________________________________________________________ ______________________________________________________________________________________ 3. Will your development be served by a septic system or by a sewer system? (circle one) 4. Will your development be served by a well or by a water system? (circle one) 5. How close will your development activities be to a critical area? When describing “activities” you should include houses, outbuildings, clearings, pastures, and any other change to the landscape. ______________________________________________________________________________________ ______________________________________________________________________________________ ______________________________________________________________________________________ ______________________________________________________________________________________ 6. Estimate the amount of impervious surface you will be establishing. Describe the total amount of impervious surfaces created by structures, patios, driveways, or any other hardened surface. Provide this estimate in total square footage and as a percent of the total parcel size. ______________________________________________________________________________________ ______________________________________________________________________________________
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7. How long and wide will your driveway be, and what will it be made of? Please provide the average width of the driveway, an estimate for how long it will be, and a description of surface (e.g. gravel, dirt, paved): _______________________________________________________________________________ ______________________________________________________________________________________ ______________________________________________________________________________________ Goals Assessment Map: Please draw a map of your property that shows the existing and proposed structures, uses, and activities that you described above. Use a separate piece of paper if you prefer. Features to show on your map: □ Existing Structures □ Wells □ Fences □ Proposed Structures □ Agricultural pastures □ Driveways □ Roads □ Drainfields/Septic Systems □ Any other feature of importance
4 SECTION 2 – NATURAL RESOURCE ASSESSMENT
Wetlands, Streams and Shorelines 1. Do you have wetlands on your property? Use the Wetland Identification Guide for Island County to determine if you have wetlands on your property: _____________________________________________ _____________________________________________________________________________________ _____________________________________________________________________________________ 2. In square footage or acres, estimate the size of the wetland: ___________________________________ 3. What type of wetland(s) do you have? The County’s Critical Areas Ordinance establishes five different categories of wetlands (A, B, C, D, and E) ______________________________________________________________________________________ ______________________________________________________________________________________ 4. Do you have any streams or ditches on your property? If yes, describe: __________________________ ______________________________________________________________________________________ ______________________________________________________________________________________ ______________________________________________________________________________________ 5. Is this a waterfront property? If yes, indicate whether it is a lakefront or along Puget Sound: _________ ______________________________________________________________________________________ Habitat 1. Generally describe any habitat or species that you have observed on the property __________________ ______________________________________________________________________________________ ______________________________________________________________________________________ ______________________________________________________________________________________ 2. Have you observed any of the following species on or near your property: Great Blue Heron, Common Loon, Osprey, Pileated Woodpecker, Trumpeter Swan, Bald Eagle, Peregrine Falcon, Northern Sea Lion, Gray Whale, Marbled Murrelet ____________________________________________________________ ______________________________________________________________________________________ ______________________________________________________________________________________ 3. Utilizing the Wetland Worksheet located in the Wetlands Identification Guide for Island County, provide the habitat score ___________
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Topography 1. Generally describe the topography of your property (flat, rolling, sloping, steep, etc.) _______________ ______________________________________________________________________________________ ______________________________________________________________________________________ 2. Are there are any significant topographic features on your property (bluff, ravine, etc.)? If so, describe ______________________________________________________________________________________ ______________________________________________________________________________________ ______________________________________________________________________________________ Natural Resource Assessment Map: Please draw a map of your property that shows the natural resources, habitats and topographic features that you described above. Use a separate piece of paper if you prefer. Features to show on your map: □ Wetlands □ Streams □ Important Habitat □ Ravines □ Bluffs □ Pastures □ Ponds □ Wooded Areas □ Any other feature of importance
6 SECTION 3 – RURAL STEWARDSHIP PLAN
The final step in the Rural Stewardship Plan is to make a commitment to employing land management practices that are intended to enhance water quality and habitat protection on your property. Some of the practices are a mandatory commitment. Others are selective practices from which you are asked to choose your preference/s. Mandatory Water Quality Practices: The following water quality practices are mandatory. Please read through these practices and check the boxes to acknowledge acceptance. □ No intrusion into areas that are 20 feet from wetlands, streams or other surface waters □ < 10% impervious surface coverage □ Use of environmentally friendly fertilizers, pesticides and herbicides □ Proper pet waste disposal □ Proper hazardous waste disposal □ Proper car washing practices □ Proper composting and yard waste disposal □ Septic system maintenance (annually for alternative systems, every three years for a conventional system) Mandatory Habitat Practices: The following habitat commitments are mandatory. Please read through these practices and check the boxes to acknowledge acceptance. □ For parcels 1 to 4.5 acres – less than 50% clearing of timber/native vegetation □ For parcels 4.5 acres and larger – less than 35% clearing of timber/native vegetation □ Control of domestic animals, e.g. fencing □ Proper residential lighting □ Leave downed trees in buffer
Optional (You must pick at least 2 of the following) □ < 5% impervious surface □ On balance, your wetland and stream buffers exceed the standard buffer by 50% □ Rain cisterns are used to capture roof runoff and then used for gardening/irrigation Optional (You must pick at least 2 of the following) □ For parcels 1 to 4.5 acres – less than 25% clearing of timber/native vegetation □ For parcels 4.5 acres and larger – less than 10% clearing of timber/native vegetation □ Enrollment in the Backyard Wildlife Habitat Program □ Preparation of a Habitat Management Plan followed by implementation of recommendations □ An enhancement or restoration plan is implemented □ A conservation easement will be dedicated for critical area protection
Optional (You must pick at least 3 of the following) □ □ □ □ Signage/marking of critical areas Narrow driveway (less than 14 feet) Wildlife nesting structures Your lawn and home total less than 5,000 square feet □ Drought tolerant native vegetation is used in landscaping Optional (You may pick only 1 of the following) □ I will use the Rural Stewardship Plan in order to be eligible for a reduction in the standard wetland buffer (a reduction in land use intensity) □ I will use the Rural Stewardship Plan so that I may be considered for enrollment in the Public Benefit Rating System