Planner recommends moving critical-area rules to new chapter, proposes wetland-buffer approach

Lisa, the city planner, presented proposed amendments to the city’s critical-area regulations and told the Planning Commission these changes move existing language from chapter 17.10 into a new Chapter 19.810 while adding geologically hazardous areas and critical aquifer-recharge areas.

She said the proposal aligns the code with the Growth Management Act and Department of Ecology guidance and explained three buffer approaches the Ecology guidance provides. "For instance a category one buffer in option three is 250 ft whereas what's being proposed you can get down to actually 75 ft depending on habitat mitigation measures," Lisa said, describing why staff favored the approach that bases buffer widths on wetland category plus habitat score.

Planner Lisa also described non-substantive cleanups staff propose: a broader, Title 19 definition of "bond" so the code is not unintentionally limiting, adding first-use acronym definitions to long chapters, and fixing table numbering and citations carried over from the old code. She provided commissioners a handout with four pages of suggested edits and asked them to use that document when making any motion to adopt or modify the amendments.

Commission discussion focused on the role of regulations versus the comprehensive plan. Several commissioners said the municipal code can feel restrictive compared with the comp plan's growth-oriented language; Lisa and Commissioner Sunny explained the comp plan sets policy goals while the municipal code imposes regulatory limits to protect public safety and natural resources. The commission recommended approval of the amendments with the modifications in the handout; the motion passed unanimously and the recommendation will be forwarded to city council.