It could be a bumpy ride.
The Critical Areas Ordinance — or CAO — is a critical, complex planning document that sets environmental standards for property development outside city limits. The ordinance governs development in stream buffers, in flood-prone areas, where there are steep slopes or wetlands and areas of critical wildlife habitat.
The new ordinance will govern all public and private property in the rural areas of the county from north to south, east to west. And because it places restriction on the use of private property, the critical areas ordinance is a lightning rod for controversy — both here and in other counties where new regulations have been adopted.
The CAO adoption process in Thurston County has drawn strong opposition from a well-organized grass-roots effort known as STOP Thurston County who have erected thousands of “STOP” signs across Thurston County and bused dozens of residents to public meetings.
The Freedom Foundation, a conservative organization whose mission focuses on the advancement of individual liberty, free enterprise, and a limited, accountable government, is fronting the effort and Glen Morgan, unsuccessful candidate for county assessor, is one of its leaders.
STOP’s vocal opposition has prompted the formation of a counter group. GO Thurston is a pro-environment organization that seeks to “protect our precious natural heritage, water resources, and agricultural lands through science-based ordinances, accurate information, and respectful dialogue.”
Caught in the middle are the planning commission and three County Commissioners — Sandra Romero, Cathy Wolfe and Karen Valenzuela. It’s their job to sift through the best available science and strike a realistic balance between environmental protection and the ability of owners to develop their property as they wish.
It’s not a job we envy the county or the three commissioners. It’s fraught with emotion, passionately held views and possible political peril. But it is an extremely important duty. The county’s goal must be a well-researched, well-reasoned, defensible and balanced approach to development and land use in the critical areas of Thurston County.
So why are commissioners engaged in this CAO adoption process in the first place?
This state’s Growth Management Act, which was adopted by the Legislature in 1990 and 1991, establishes numerous requirements for local governments to follow for long-range planning.
The Growth Management Act spells out 14 goals that are to be met through land use and zoning regulations. They range from reducing urban sprawl and providing efficient transportation systems, to encouraging affordable housing, from protecting property rights to retaining open spaces. All jurisdictions are required by the Growth Management Act to protect natural resource lands and critical areas.
Thurston County adopted its critical areas ordinance in 1994. It’s now the oldest such document in the state, according to Romero, and state regulators are pressing county officials to update the ordinance by taking into account the new science and population changes that have occurred here over the last 17 years.
Commissioners have no option. They must adopt an updated critical areas ordinance. And county planners and the planning commission have been at the task for at least two years.
But decision time is at hand. The Thurston County Planning Commission likely will hold its first hearing on the 900-page, 20-chapter draft plan on the evening of Nov. 16 at the courthouse. Depending on public comments, planning commissioners could order a second draft and/or additional public hearing(s).
Once the planning commissioners are satisfied with their recommendation — it does not have to be unanimous — they will send the draft to the three commissioners who will hold one or more public hearings before final adoption — perhaps as early as year’s end.
We encourage county residents to get involved. This issue is too important to let the agenda and outcome be driven by the extremes — on either side. Residents can educate themselves on the ordinance and what land use regulations are being changed by going to the county’s website: www.co.thurston.wa.us/planning/critical_areas/criticalareas_home.htm.
To view the polar opposite views, go to STOP Thurston County’s website:– www.myfreedomfoundation.com/index.php/stop_thurston_county – and the GO Thurston website – www.gothurston.org.
Environmentalists and property rights advocates have staked out their respective positions. It’s important that the upcoming debate be based on facts, not innuendo or emotion. This is about protecting and enhancing the quality of life we enjoy in Thurston County — from clean air and water to business development and job growth.
We’ve said it before, but it bears repeating: The key for commissioners is to find that delicate balance between property/development rights and the weighty obligation to preserve natural resources. Adoption of the critical areas ordinance is a hugely complex and extremely challenging duty. Commissioners — and the rest of us — owe it to future generations to get this right, because it’s their world we’re crafting with the adoption of an updated critical areas ordinance.
