Public hearing held on Bothell critical areas ordinance; staff recommends larger riparian buffers and alignment with WDFW

Bothell — The City Council held a public hearing Oct. 21 on updates to Bothell’s critical areas ordinance and SEPA thresholds required under the Growth Management Act. Planner Jacqueline Sampson summarized the staff recommendation and the Planning Commission’s recent findings and vote to forward the ordinance with revisions.

Sampson explained the principal technical edits proposed in the draft: reclassifying erosion hazard areas so that slopes of about 15% no longer automatically require a critical‑areas permit or report while retaining a critical‑areas requirement for landslide hazard areas (approximately slopes of 40% or more). The change reflects Public Works practice and reduces the number of parcels requiring a critical‑areas permit for minor slope conditions.

On riparian buffers, Sampson said staff recommends increasing the proposed upstream riparian management zones from 125 ft (reducible to 100 ft with vegetative buffers) to 175 ft (reducible to 150 ft). That change, she said, brings Bothell closer to approaches taken by peer jurisdictions and responds to comments from the Washington Department of Fish and Wildlife (WDFW). Sampson noted that many of the city’s streams lie within larger wetland buffer areas, so the net effect on parcels affected is expected to be limited.

Public comment and technical requests

Anne Agard, who identified herself during the hearing and asked for staff copies of her comments, urged additional code edits to ensure conformance with best available science and WDFW recommendations. Agard requested specific code adjustments (cited by code section numbers during her remarks) related to North Creek daylighting, habitat buffer averaging, stream mitigation banks, and off‑site mitigation provisions. She asked the city to consult WDFW and the Department of Ecology and offered to meet with staff to discuss implementing code changes and compensatory mitigation language.

Next steps

Sampson said the Planning Commission approved findings, conclusions and recommendations Oct. 15, and staff will return to council on Dec. 2 with a final ordinance for adoption. The packet materials include maps showing the 12 mapped streams and their buffers so councilmembers and the public can review parcel‑level effects before final ordinance action.

Attribution

Direct quotes and technical summaries above are taken from Samantha Sampson’s staff presentation and Anne Agard’s public comment at the Oct. 21 meeting.