Comment: County must balance needs for housing and habitat

By Jerry Hall / For The Herald

Last year, Snohomish County and most of its cities adopted comprehensive plans laying out a community vision for the next 20 years.

This deliberate planning process included more than a year of public engagement that will, among other things, help guide local efforts to address our housing shortage. Snohomish County is projected to grow by more than 300,000 people by 2044 which will require an additional 143,000-plus new homes for current residents, newcomers, and future generations.

If we are to successfully confront the housing shortage in accordance with the Growth Management Act and our regional values of environmental stewardship, we need to ensure local regulations are effective and not working against these important goals.

There are many examples across Snohomish County of our local leaders working to lower barriers to adding much needed housing.

Everett has worked hard to make it easier for backyard cottages to be a housing choice in the city. Known as accessory dwelling units, these are a great option for those looking for their first home, those who wish to age in place and everyone in between. Meanwhile, the city of Snohomish is considering new regulations governing tree preservation and replacement on private property that appear to strike a balanced approach so that homes and a healthy tree canopy may together be a part of a thriving community.

We also see examples of policy debates that could increase the cost of homes across Snohomish County or result in fewer housing choices. One of these concerns how to appropriately build a home near a critical area.

The Snohomish County Council is currently considering changes to its critical areas regulations. These rules are designed to preserve the natural environment, such as wetlands and wildlife habitat. As this body considers different options, we hope that their decision is informed by the best available science and ongoing work to address our region’s housing shortage.

Unfortunately, a proposed ordinance now before the County Council could upend existing tools that provide a careful balance between environmental protections and much needed housing.

The ordinance, as drafted, would roll back important, long-standing tools that allow effective buffers and ensure streams are protected by fencing. The proposed ordinance would also alter established practices for managing wetlands, removing another important tool for balancing effective land use in urban areas with a commitment to ecological health. These are the very places where the State Growth Management Act and local planning have established that more homes should go.

Fortunately, a policy solution has been introduced that would retain existing mitigation incentives and options, essential for fostering environmental protection while also addressing Snohomish County’s pressing need for more homes. Known as Amendment 1, this alternative approach strikes the necessary balance, enabling the county to address the housing shortage and safeguard our natural resources so important for our region’s quality of life.

To achieve the best balance possible, the county needs to consider the latest science based on local conditions as well as the success of existing regulations. It is noteworthy that no new science has been presented showing existing policies governing buffers around critical areas are not effective. These tools are working. Current policies demonstrate it is possible to protect and even improve water quality so important for a healthy environment, without further limiting where homes may be built, worsening our shortage of attainable housing.

Environmental preservation and more housing are not mutually exclusive. Rather, with thoughtful and wise planning, environmental preservation and more housing are symbiotic and mutually beneficial. That’s why it’s so important to incorporate best available science with critical areas planning and preservation.

Local leaders should ensure they meet housing obligations identified in their comprehensive plans while protecting our most environmentally sensitive areas. As a region, if we are to be successful in our shared work to address the housing shortage, we must keep a steady, collaborative focus on effective, predictable and science-based policies.

Jerry Hall is executive director of the Master Builders Association of King and Snohomish Counties.