Gig Harbor planning commissioners trim proposed stream buffer, leave public comment open

Eric Baker, the city's community development director, presented the Planning Commission with a draft update to Gig Harbor's Critical Areas Ordinance on May 14, saying jurisdictions must refresh these rules every 10 years using "best available science" to ensure no net loss of ecological function.

Baker told commissioners the draft raises several wetland and stream buffer widths after Department of Ecology and other state-agency feedback. "Jurisdictions are required to update their critical areas ordinance every 10 years," Baker said, and wetlands and streams are the most impactful sections for development and habitat protection.

The draft proposed bulk buffers that would apply when property owners decline site-specific analyses. For fish-bearing streams the draft used a 200-foot bulk buffer and for many non-fish streams a 100-foot buffer. Baker described site-specific alternatives, including methods based on site-potential tree height and professional wetland or habitat studies that can justify narrower buffers in certain parcels.

Commissioners pressed staff on tradeoffs for housing and development. "The more land that you're encumbering with these requirements, the less land that is going to be available for development of housing and other things that we need," Baker said, acknowledging the city will pursue follow-on zoning and development-code updates intended to increase capacity on remaining land.

Commissioners also raised the cost implications of site-specific work. Baker said larger project analyses can reach tens of thousands of dollars, and that single-lot delineations are typically much lower; he estimated some comprehensive analyses can run "$15,000 to $20,000" for an overall project while single-family delineations are lower.

After discussion, the commission debated an amendment to reduce the draft's proposed 200-foot stream buffer for Type 2 and Type 3 streams to 175 feet to align more closely with neighboring Pierce County. Supporters said 175 feet was a reasonable compromise that reduces litigation risk while remaining protective; opponents cited the consultant's conservative recommendation and the city's vulnerability to state-level challenge. The amendment passed on the commission floor by voice vote.

The commission also voted to adopt a staff-proposed change aligning the city's definition of fish and wildlife habitat conservation areas with comments from the Department of Commerce and the Washington Administrative Code.

The commission closed oral public testimony for tonight's hearing but left the written comment period open through 4:30 p.m. on May 18 and agreed to continue deliberations and take a final recommendation to council at a follow-up public meeting set for May 20 at 5:30 p.m.

Next steps: staff will compile additional materials for the commission, and the Planning Commission is scheduled to reconvene May 20 to consider any new written comments and to take a recommendation to the City Council.