Buffer zones debated in Bingen

While most of the revisions to the city’s Critical Areas Plan are minor, the sticking point continues to be the Department of Fish & Wildlife’s recommendation of a 100-foot riparian buffer around Dry Creek and 194-foot buffer around Jewett Creek. Current buffers are 50 feet above Lincoln Street and 15 feet between Lincoln Street and the railroad for Dry Creek, and 100 feet for Jewett Creek.

The city believes that the buffers would be unnecessarily onerous for property owners affected, discouraging and, in some cases, eliminating the possibility of development or improvement.

Consultant FacetNW’s findings concur with the Washington Department of Fish & Wildlife’s (WDFW)recommended buffers, but ultimately the city can decide how to handle this — they can accept the buffers as recommended, include language in the updated plan that allows current property owners to be protected from the buffer rules, add provisions that allow for “reasonable use” development on a current vacant lot, accept the buffers but require landowners to apply for a variance each time, and/or leave the current buffers in place.

Nickel pointed out that ignoring the recommendation comes with a risk that the WDFW will challenge the decision. Loney explained to the council that, in her analysis, the area would affect 29 owners of 31 properties, and 17 of those properties would become “completely unbuildable” with the recommended buffers if they wanted to rebuild or develop their land.

Council acknowledged the voices of numerous residents who objected to the larger riparian zones. Dry Creek is an aptly named seasonal creek with no fish; Jewett Creek has fish that were planted some years ago. Councilor Craig Trummel questioned if they even qualify as wetlands.

A public hearing on the Critical Areas Ordinance updates is set for the council’s Monday, Nov. 2 meeting.