Committee weighs expanded wetland buffers, buffer exception for developed lots at Snoqualmie Ridge

SNOQUALMIE -- The Community Development Committee discussed proposed updates to the city's critical areas ordinance, focusing on larger wetland buffers and whether already-developed lots at Snoqualmie Ridge should be allowed limited development inside newly expanded buffers.

The discussion centered on whether to adopt a planning-commission recommendation to allow up to 500 square feet of minor development inside a wetland buffer on developed, platted lots at Snoqualmie Ridge, a change staff says Fish and Wildlife has not reviewed. Director Davis said the planning commission recommended increasing a previously proposed 250-square-foot exception to 500 square feet after hearing public testimony from residents who would otherwise see buffers expand over their entire lots.

Why it matters: The ordinance is intended to reflect the best available science on wetland and stream buffers and to bring the city into compliance with Growth Management Act deadlines. Changes to buffer distances affect private-property development rights and may trigger legal challenges if they proceed without external agency input.

Key points

- Director Davis outlined the background: the city brought the proposal to the Planning Commission in December 2024; the commission recommended approval but suggested increasing an exception for developed lots from 250 to 500 square feet after public testimony. Davis said she will present a redlined draft and a "best available science" memo and that consultant Jeff Gray of OTEC will present maps at the next committee meeting.

- Departmental and agency comments: Davis said the city received comments from Fish and Wildlife and the Department of Ecology; Fish and Wildlife provided a letter that aligns with the 250-square-foot exception but has not weighed in on the Planning Commission's 500-square-foot recommendation.

- Legal/timing constraints: City Attorney Dina Burke told the committee the city was granted an extension for its critical areas update tied to its comprehensive-plan periodic update and needs to adopt the ordinance by Dec. 31 to meet Growth Management Act requirements. Burke warned there is legal risk to adopting a larger exception without Fish and Wildlife's prior approval: "I think there definitely are concerns with going to the 500 from a legal risk of, you know, a third party, group could, you know, challenge this."

- Floodplain standard left unchanged: Staff proposed retaining the current flood-elevation standard of one foot above base flood elevation because King County is pursuing grant funding and a possible letter of map revision; staff said Fish and Wildlife was "fine with that."

- Next steps and meetings: Director Davis said staff will bring the ordinance back to the committee on Nov. 3 with maps and the consultant presentation, and the ordinance is scheduled for first reading on Nov. 10 and a second reading on the "20 fourth" (as stated in the meeting packet). Davis recommended seeking Fish and Wildlife input if the committee endorses the Planning Commission's 500-square-foot exception.

Quotes

- "We do have a letter of approval from them with that 250 foot," Director Davis said of Fish and Wildlife, adding the agency "did not talk with them through the 500 square feet."

- City Attorney Dina Burke: "I think there definitely are concerns with going to the 500 from a legal risk of, you know, a third party, group could, you know, challenge this."

Context and procedure

Committee members expressed concern about adopting a change that lacked Fish and Wildlife review. Council member Waddell suggested retaining the 1-foot flood elevation and the 250-square-foot exception for now and pursuing Fish and Wildlife input on any increase to 500 square feet later, citing the Dec. 31 compliance deadline.

What remains unresolved

- Whether the committee will endorse the Planning Commission's recommended 500-square-foot exception before Fish and Wildlife reviews it. - Final text of buffer increases, which Davis said will be shown on maps and in a best-available-science memo from Jeff Gray at the Nov. 3 committee meeting.

Looking ahead

Staff plans to return with consultant maps and the science memo at the next Community Development meeting; staff recommended that, if the committee prefers the Planning Commission's recommendation, the city should solicit Fish and Wildlife's review before final readings.