Director outlines critical‑areas ordinance update and coordination with state agencies

During the Sept. 22, 2025 meeting the director presented updates to Mountlake Terrace’s critical areas ordinance, describing the city’s use of best available science and coordination with state and federal agencies.

In the director’s report staff said a draft update addressing wetlands, steep slopes, fish and wildlife habitat areas and frequently flooded areas will be circulated for a 60‑day review by state agencies. The director noted the city has been working with Department of Fish and Wildlife and FEMA on flood management and habitat mapping to refine buffers and permit approaches.

Why it matters: The ordinance updates intersect with the housing action plan because some parcels targeted for higher density lie near riparian corridors and habitat areas. Commissioners asked whether the city’s approach would overly restrict reasonable use of private property; staff said peer review and targeted mapping reduced the area of concern and that options such as buffer averaging and riparian restoration could preserve both habitat and development potential.

Key details: Staff confirmed they used an external peer review (Facet) for the scientific basis of buffer recommendations and are preparing targeted GIS analysis. The director said the draft will separate frequently flooded area permitting from the rest of the critical areas code and will be transmitted to state agencies for 60‑day review ahead of commission consideration.

Next steps: Commissioners will review the draft at the next planning meeting, per the director’s timeline. Staff flagged that some solutions—such as property acquisition to preserve buffers—would depend on outside funding or grant opportunities.

The report closed with no additional public comment; the commission moved to miscellaneous business and adjourned shortly thereafter.