Planning commission considers larger stream setbacks to align with state guidance

The Covington Planning Commission on July 17 reported continued work to update the city’s critical area code and said it is proposing larger setbacks for non‑fish‑bearing streams to align with state guidance.

Commission member Kenner told the council that current buildable setbacks are 115 feet for fish‑bearing streams, 30 feet for seasonal non‑fish‑bearing streams and 60 feet for perennial non‑fish‑bearing streams, and that the commission is proposing to “bump those up from 30 and 60 to 100 feet” for non‑fish‑bearing streams.

Why this matters: Critical-area setbacks affect where property owners may build and can reduce future buildable area on parcels that contain or abut streams. The change is intended to bring the city’s standards closer to Washington Department of Natural Resources water‑typing guidance cited by the commission.

Key points - Existing setbacks: 115 feet for fish‑bearing streams; 30 feet for seasonal non‑fish‑bearing; 60 feet for perennial non‑fish‑bearing (as stated in the July report). - Proposed change: Increase non‑fish‑bearing setbacks to 100 feet; the commission said staff and commissioners are assessing the likely impact on buildable area. - Authority: The commission referenced state water‑typing systems managed by the Washington Department of Natural Resources as the technical basis for the proposed change.

Process and next steps Kenner said staff are working with the commission to evaluate the proposal’s effects on development capacity and will report back; the transcript did not include a formal vote or ordinance reading at this meeting. The commission’s work remains at the policy and code‑update stage pending any formal ordinance or public hearing required by state law.

Ending The planning commission’s action is an early step in code amendments; council and staff will continue to receive analysis on how any setback changes would affect landowners and the city’s comprehensive plan obligations.