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County hears early proposals to tighten critical-area rules, including 100-foot stream buffer recommendation
Summary
County planners and consultants briefed the Board of Commissioners on a periodic comprehensive plan update and proposed Critical Areas Ordinance changes, including reduced exemptions for new agricultural activities and a Department of Fish and Wildlife recommendation for 100-foot minimum riparian buffers; the process will include further public hearings and an environmental review.
Walla Walla County commissioners on Monday heard an early briefing on updates to the county's Comprehensive Plan and proposed changes to the Critical Areas Ordinance that consultants described as a 'light touch' but necessary to align local code with state law and the latest science.
Dan Nicholl of Facet, a subconsultant for Kimley-Horn, told the board the update is required under the Growth Management Act and is intended to ensure protections for wetlands, fish and wildlife habitat, critical aquifer recharge areas and geologically hazardous areas. Nicholl said the update will apply best available science, strengthen mitigation sequencing (avoid, minimize, mitigate) and reduce certain exemptions for new agricultural activities.
Nicholl highlighted recent Department of Fish and Wildlife guidance that treats riparian systems holistically and recommends a science-based minimum standard for water-quality protection: "The minimum standard is a 100 foot buffer, for all streams, regardless of fish, regardless of anything else," he said.
Melissa Shoemake, acting Community Development director, and Kimley-Horn consultant Clay explained many of the state-driven changes will mainly affect urban growth areas and not the county's rural lands. Clay noted other pending state requirements — including a law to allow two accessory dwelling units on every residential lot in urban growth areas — and said the county will test how those requirements apply where sewer service or lot size may limit density.
Commissioners pressed consultants on exemptions for agricultural activities, asking whether lands enrolled in programs such as the Conservation Reserve Enhancement Program (CREP) could lose future options if new exemptions are removed. Consultants said existing, ongoing agriculture remains under the voluntary stewardship program and that proposed changes focus on new agricultural practices; they agreed to supply a detailed list of exemptions proposed for removal.
Nicholl said the CAO update will include revised wetland scoring, functionally disconnected buffer provisions for interrupted buffers near roadways and updated regulations for geologically hazardous areas. He framed the project as an effort to maintain the "no net loss" principle for critical-area functions and values over time and across projects.
The briefing is an early step: staff and consultants said formal draft code and environmental review materials will be released for public comment, followed by planning commission and board hearings. The consultants said they aim to finish the update by the end of 2026 if coordination with the City of College Place and the environmental-impact scoping process proceed on schedule.
Why it matters: Changes to the CAO could alter permit review for new development, adjust where mitigation is required, and narrow certain exemptions that now allow some new activities without full CAO review, particularly for nonexisting agricultural conversions and certain chemical applications.
Next steps: Consultants will provide the board with a list of proposed exemption changes, release draft best-available-science documentation and a gap analysis, and begin the environmental-impact statement scoping process once outstanding jurisdictional coordination is settled.
