San Juan County is revising its development codes on natural resources including Critical Areas. The updates factor in the diverse and productive fish and wildlife habitat in the region and the increase by 50 percent in the human since the current code was adopted.

The types of areas effected are critical aquifer recharge, fish and wildlife conservation, geographically hazardous, wetlands, and areas that frequently flood.

Workshops will be held to provide information and begin public review and discussion on the proposed changes. Maps will display the location of critical areas, scientists will be available to answer technical questions, and CD copies of scientific reports and draft documents will be provided. Suggestions and input will be accepted throughout the review and adoption process.

The Lopez workshop will be on June 16 from 4:30 to 6:30 p.m. at the Community Center. On Orcas, the workshop will be June 17 from 3:45 to 6:15 p.m. at the Eastsound Fire Station. Island residents may also attend discussions on Lopez on June 24 from 10 a.m. to 12:30 p.m. at the Library Meeting Room and on Orcas on June 25 from 9:45 to 11:45 a.m. at the Eastsound Senior Center. It is anticipated that additional workshops will be held in August, and that public hearings with the Planning Commission will begin in September.

The Washington Growth Management Act (GMA) and the Federal Endangered Species Act require protection of Critical Areas. State law requires counties to review the available science and adopt policies and regulations that protect these areas. Federal law requires that habitat for salmon, orca and other endangered species are protected.

Over the past two years, a county Citizen Review Committee has worked with staff to review the science and draft regulations for upland areas. The proposed changes will effect development near streams, wetlands, frequently flooded and geologically hazardous areas, but will not apply to currently exempt agricultural uses.

A recent Supreme Court ruling required counties to adopt shoreline Critical Area policies and regulations into the shoreline sections of their comprehensive plan and development code. County staff are preparing a discussion draft for this section, based in part on recommendations from the Citizens Review Committee, the San Juan Initiative and State and Federal agencies with jurisdiction.

The key changes to the land use regulations will continue to include a reasonable use exception for parcels that are nearly or totally covered by wetlands, buffers or protected habitat. To comply with the growth management act allowable development will be less than current levels.

It is proposed that parcels under two acres in size could develop as much as 5,490 square feet of wetlands or protected habitat, with more development allowed on larger parcels. Development of up to 2,500 square feet could be accomplished without mitigation of impacts. Development exceeding that amount would need to be offset with restoration of the degraded habitat or make payment into an approved restoration fund.

Vegetative stream, wetland and shoreline buffers absorb runoff, remove toxic chemicals, maintain bank stability, moderate temperatures, supply woody debris, and provide food and shelter for fish and wildlife.

For streams, there is currently no existing buffer required. The change would be a 150-foot buffer for streams that support fish and a 100-foot buffer for those that do not. Shorelines currently have a variable buffer of zero to 100 feet. Wetlands in categories I thorough III would see increased buffers and Category IV would have a decreased buffer of five feet less.

As an alternative to these buffers, property owners will also have the option of preparing a site specific Conservation Area Stewardship Plan (CASP).

The existing codes for shorelines, docks and bulkheads will need to be revised to better protect soft shore and eelgrass habitats which act as nurseries for the marine food chain. On non-ferry served islands, it is proposed that docks continue to be allowed when necessary to provide reasonable access to property. On ferry served islands, when there is alternate moorage available, new docks may no longer be allowed in areas with eelgrass. New and expanded bulkheads will still be allowed to protect existing structures, but it is anticipated that regulations that are more protective will be adopted for other situations. Ordinance drafts and science reports are available http://www.sanjuanco.com/cao. A calendar of public meetings and hearings is at http://www.sanjuanco.com/calendar.aspx.

To be included on the project e-mail list contact Shireene Hale, Community Development & Planning Dept at shireeneh@co.san-juan.wa.us. or 370-7569. Written comments and suggestions may be mailed to P.O. Box 947, Friday Harbor, WA 98250.