Bothell staff outline proposed critical areas ordinance changes, recommend 100-foot stream buffers and higher SEPA thresholds

City of Bothell planning staff told the Planning Commission on July 16 that they will prepare draft code changes to the city’s Critical Areas Ordinance (BMC 14.04) and return in September for further study, including a proposed fixed 100-foot stream buffer and consideration of raising State Environmental Policy Act (SEPA) thresholds.

The Planning Commission study session, led by Deputy Community Development Director Gates and Jacqueline Sampson, planner with community development, presented staff’s initial approach to a mandatory update required by the Growth Management Act and to be completed by Dec. 31, 2025. "This is planned to be finished by the 12/31/2025 deadline this year," Sampson said. The presentation relied on a Best Available Science summary and gap analysis prepared by Fawcett (formerly DCG Watershed).

Why it matters: The proposed changes would alter how windows, streams and streamside vegetation are treated in development review across Bothell and could affect how small and mid-sized housing and commercial projects are permitted. Staff said raising SEPA thresholds would streamline permitting for smaller projects while relying on existing critical-area protections in the municipal code and other regulations to preserve environmental protections.

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