By Kameko Marquez
The Thurston County Planning Commission is reviewing the Thurston 2045 code update, a proposal to adjust zoning regulations, housing policies, energy infrastructure and military compatibility standards across the county.
Senior Planer Maya Teeple of Thurston County Community Planning and Economic Development (CPED) detailed the proposed changes at the first Thurston County Planning Commission meeting for fiscal year 2025 on Feb. 5.
Teeple explained how CPED developed the proposed amendments in response to state requirements and sectoral concerns in the county.
She also provided an overview of rural growth targets, Grand Mound Urban Growth Area (UGA) density changes, renewable energy infrastructure regulations, military influence zoning and industrial development policies.
Rural growth reduction
One of the proposals in the Thurston 2045 code update is the revision of rural growth targets.
Under current policies, 14% of new housing development occurs in rural areas, but the planning commission previously voted to reduce the figure to 5%.
However, the code draft does not explicitly include this target. Instead, it stated a general goal of reducing rural growth without specifying a numerical limit.
During the public hearing, Teeple acknowledged commissioners’ concerns about the absence of a firm target and explained that achieving a strict 5% cap may not be feasible.
Some county officials have suggested that, even with regulatory changes, rural growth is likely to remain between 6% and 7% rather than reach the originally proposed 5% goal.
Teeple explained that the final version of the code update could still be revised based on ongoing discussions and public input.
Grand Mound UGA to allow higher residential densities
The Grand Mound UGA is set to undergo significant zoning changes under the proposed code update.
According to Teeple, the plan increases minimum density requirements to four to eight units per acre and sets maximum density limits at 16 to 24 units per acre.
The adjustments mentioned are intended to promote compact development in areas with urban services, established transportation access and potential for future annexation.
Teeple also elaborated that the proposed housing changes are aligned with state mandates for increasing housing supply. The amendment ensures that Grand Mound can still accommodate future population growth.
The update also includes provisions to:
- Allow two accessory dwelling units (ADUs) per lot.
- Eliminate owner-occupancy requirements for ADUs.
- Reduce parking requirements for multifamily developments to promote higher-density housing.
- Offer impact fee reductions to incentivize the development of affordable housing.
Although the proposed changes are designed to increase housing availability, Teeple noted that infrastructure capacity in Grand Mound remains a concern.
Teeple said higher housing densities will require expanded water, sewer and transportation systems, and the county will need to develop infrastructure plans to accommodate new growth.
Renewable energy and electric vehicle
The Thurston 2045 code update introduces new regulations for electric vehicle (EV) infrastructure, solar energy systems and battery energy storage systems (BESS) under Chapters 20.55A, 20.55B, and 20.55C.
According to Teeple, the updates were developed to support the county’s transition to renewable energy and to be in compliance with state climate goals.
The proposed policies permit EV charging stations in all commercial, industrial and mixed-use zones. This will also allow private charging stations in residential garages.
Public charging stations would also be subjected to clear signage, maintenance and accessibility requirements.
For battery energy storage systems (BESS), the draft introduces two regulatory tiers:
- Tier 1 systems (less than 600kWh) would be permitted in most zones.
- Tier 2 systems (more than 600kWh) would require additional zoning and safety compliance measures.
The proposal also includes updated solar energy regulations, allowing rooftop solar installations without special permits.
On the other hand, ground-mounted systems would be subjected to setback and height restrictions.
The updates align with the Thurston Climate Mitigation Plan. The plan sets goals for 45% emissions reduction by 2030, 70% by 2040 and net-zero emissions by 2050.
Military to restrict development near JBLM
A new Military Influence Area Overlay (MIAO) is being introduced to prevent conflicts between development and Joint Base Lewis-McChord (JBLM).
Teeple stated the overlay was designed to address potential conflicts between military operations and nearby land uses.
The move secures urban expansion and does not interfere with JBLM training activities.
The overlay includes new notification requirements for property buyers and developers, informing them of potential impacts from military noise, flight patterns and training operations.
Base officials will assess potential conflicts with military operations by reviewing any major zoning amendments and large-scale permit applications within 2 miles of JBLM over a 60-day period.
The proposed restrictions on building heights and light emissions are intended to prevent interference with military aviation.
According to Teeple, the overlay was developed in collaboration with the South Sound Military Community Partnership and follows recommendations from the 2019 Military Influence Area Overlay Report.
Industrial zoning and warehouse development
The updated zoning policies require rural industrial developments to be clustered rather than spread out across rural areas. This is intended to limit the environmental impact of industrial activity.
Teeple addressed concerns raised by residents about potential large-scale warehouse developments in rural zones.
Teeple stated that some community members believe the proposed language could allow Amazon-style distribution centers to be built in locations lacking the infrastructure to support them.
Teeple clarified that the draft does not explicitly authorize new warehouse construction, but acknowledged some revisions may be needed to clarify the county’s position.
Several commissioners have suggested tightening the language to prevent unintended industrial expansion into rural zones.
Public review timeline
The Thurston 2045 code update is still under review. Officials said potential revisions are expected before final adoption.
The following issues may still be adjusted:
- Further refinements to Grand Mound UGA housing density policies in response to community feedback.
- Finalization of rural growth reduction targets and whether to include a firm 5% cap.
- Clarifications on warehouse zoning regulations and industrial development restrictions.
A public hearing is scheduled for Wednesday, March 19, with additional work sessions in April and May. Officials encourage residents, developers and stakeholders to submit comments before making final decisions.
The full Thurston 2045 code update is available for public review on the official Thurston County page.