Homeowners building near wetlands in unincorporated Thurston County could see new buffer requirements and a faster permitting path under proposed changes the Planning Commission will review Wednesday evening.
The 10-member volunteer commission meets at 6:30 p.m. Aug. 5 at the Thurston County Atrium Building, Room 110, 3000 Pacific Ave. SE, Olympia, for Work Session #20 of the county's Critical Areas Ordinance rewrite.
What's changing
The county's Critical Areas Ordinance hasn't had a major update since 2012. Washington's Growth Management Act requires a review at least every ten years, and the county is now roughly four years overdue.
Swearingen's gap analysis memo identifies six code sections targeted for revision. The most consequential: replacing the existing patchwork of roughly 20 wetland buffer widths with two standardized options from the state Department of Ecology. Option 1 allows buffer reduction and averaging but demands more detailed reporting from applicants.
Option 3 is simpler but generally requires larger buffers. The commission has previously recommended letting property owners choose between the two.
Other proposed changes include adding an expedited review process for single-family homes near potential wetlands, modeled on systems used in Pierce and Kitsap counties, and creating new tree-protection provisions for wetlands in prairie environments.
The numbers
About 70 percent of Thurston County permits involve environmental protections, according to Community Planning and Economic Development Director Ashley Arai at a September 2025 Planning Commission meeting. Under the current system, a standard Critical Areas Review Permit costs $708 and takes about 86 days. A Reasonable Use Exception, required when critical areas can't be avoided, costs $4,265 and takes roughly 148 days, including a hearing before an examiner.
The expedited single-family review is designed to reduce that administrative burden on both applicants and staff.
Timeline and what's next
The Board of County Commissioners designated the CAO update a high-priority project when it adopted the 2026–2027 work plan on May 5. Vice Chair Wayne Fournier said at the time that the process is "a community-first approach to planning. We need community input on all docket items to ensure the rules and continued vision reflects our community's priorities."
After Wednesday's session, the commission moves to fish and wildlife habitat conservation areas on Aug. 19, then permit processes and code drafts on Sept. 2. A formal public hearing and the commission's final recommendation are expected in October, with the Board of County Commissioners taking up the package in early 2027.
The CAO applies to unincorporated Thurston County. Wetland rules inside the urban growth areas of Olympia, Tumwater and Lacey are handled through a separate joint planning process with those cities.
The wetland gap analysis discussion, led by Associate Planner Claire Swearingen, is scheduled for 7 p.m. Residents can attend in person or join via Zoom (us02web.zoom.us/j/83097679133, passcode: 442746) or by phone at 253-215-8782 (webinar ID: 830 9767 9133, passcode: 442746).
Public comment is open because no formal hearing has been held on the wetland chapter. Speakers get three minutes.
Wednesday's meeting will be recorded and posted to the Planning Commission webpage and the county's YouTube channel.
