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Environmental Rules

Lakewood's Environmental Rules: The Rules That Matter

By CityRuleLookup Editorial Team

Every city handles environmental rules a little differently. In Lakewood, Washington, there are 5 distinct rules that residents and property owners should be aware of. Some are stricter than what neighboring cities enforce, and others are more relaxed. Here is what you need to know.

Flood Zones

Lakewood, Washington requires a floodplain development agreement before any construction, fill, or land alteration begins within the Regulatory Floodplain shown on FEMA's Flood Insurance Rate Maps for Pierce County. New homes and additions must elevate their lowest floor at least one foot above the base flood elevation, and the floodway itself is closed to nearly all new fill or building under LMC 18A.50.070.

Key details: Governing chapter: LMC 18A.50, Article I (FHO). Residential elevation: 1 ft above base flood elevation. Development agreement expires: 1 year if construction unstarted. Variance authorization: void after 6 months, one extension. Critical facilities: 3 ft above 100-year BFE.

LMC 18A.50.020(B) makes it a violation to develop, convert, alter, construct on, or locate anything on land within the Flood Hazard Overlay without full compliance with Article I, and violators are subject to the penalties set out elsewhere in Title 18A. The City withholds a certificate of occupancy or final inspection approval under LMC 18A.50.030(A) until the owner files a signed elevation or floodproofing certificate and completes any required mitigation plan.

Flood Elevation Requirements

In Lakewood's Flood Hazard Overlay, new construction and substantial improvement of any residential structure must elevate the lowest floor, including the basement, at least one foot above the base flood elevation. LMC 18A.50.070(B)(1) sets this FEMA-linked freeboard standard for lots along American Lake, Gravelly Lake, and other mapped floodplains.

Key details: Minimum freeboard: 1 foot above base flood elevation. Governing section: LMC 18A.50.070(B)(1). Critical facilities: 3 feet above base flood elevation. Manufactured homes: Piers 36 inches above grade or 1 ft freeboard. Variance limit: Void after 6 months unless started.

Building without complying with the Flood Hazard Overlay elevation standards violates LMC 18A.50.020(B) and is subject to the general penalties in LMC 1.44, including a civil penalty of up to $500.00 per day the violation continues. Noncompliant construction also risks denial of a certificate of occupancy and materially higher National Flood Insurance Program premiums once the structure is rated for coverage.

Stormwater Management

Lakewood requires every new development and redevelopment project to install an approved stormwater management system before construction proceeds. Chapter 12.11 LMC adopts the Washington Department of Ecology's Stormwater Management Manual for Western Washington as the design standard, and no site work, including clearing or grading, may start without a permit issued by the Planning and Public Works Department.

Key details: Governing chapter: LMC Chapter 12.11, Storm Water Management. Design manual: DOE Stormwater Mgmt Manual for W. Washington. Review trigger: 2,000 sq ft new impervious surface. Full engineered plan trigger: Over 5,000 sq ft impervious surface. Enforcing office: Planning and Public Works, City Engineer.

LMC 12.11.020(D) bars any site development activity, including land clearing, grading or other construction covered by this title, from commencing or continuing without a valid permit from the Department. Projects cannot receive plat recording, certificate of occupancy or final site development permit sign-off until the required drainage facilities are built and the project engineer's completeness letter is on file, per LMC 12.11.020(A) and 12.11.050.

Erosion Control

Every Lakewood project that clears, grades or otherwise disturbs a site must use erosion and sediment control best management practices to keep sediment from reaching downstream drainage, water resources and neighboring properties, under LMC 12.10.040. Larger projects must also prepare a construction stormwater pollution prevention plan and, above one acre with discharge potential, a state DOE permit.

Key details: Trigger: Any clearing, grading or site disturbance. SWPPP required for: Projects meeting Table 12.11-1 thresholds. State permit trigger: Over 1 acre with discharge potential. State permit issuer: Washington Dept. of Ecology. Governing sections: LMC 12.10.040, 12.11.040(B), 12.11.050.

LMC 12.11.020(D) bars any land-clearing, grading or other construction activity covered by Title 12 from starting or continuing without a valid permit from the Department, and a project's SWPPP must be implemented from initial soil disturbance until final stabilization under LMC 12.11.040(B). A site left without the required BMPs, or an unauthorized DOE stormwater general permit for a project over one acre, risks stop-work action and denial of final plat, occupancy or site-development sign-off until compliance is demonstrated.

Boat Dock Permits

Waterfront owners on American Lake, Gravelly Lake, Lake Louise and Lake Steilacoom can build or replace a private dock without a shoreline substantial development permit only while its fair market value stays under set dollar caps; anything larger, or any dock that misses the code's size and setback standards, needs City review.

Key details: Governing section: LMC 16.10.050(C)(5)(b)(i). Exempt if replacing dock: Up to $22,500 fair market value. Exempt if new/other dock: Up to $11,200 fair market value. Pier height above OHWM: At least 2 feet. Max waterward reach: 11-ft depth point, cap 80 ft.

Building or replacing a dock above the fair-market-value exemption caps, or one that doesn't fit the Table V dimensional standards, without first securing a shoreline substantial development permit or variance is unpermitted shoreline modification. The Shoreline Administrator can issue a Class 2 civil infraction under LMC 16.10.060(G)(2)(a)(A) carrying a mandatory $250.00 fine, with each day of continuing unpermitted construction or use treated as a separate violation, plus misdemeanor exposure of up to 90 days in jail and/or a $1,000 fine for violating a cease-and-desist order.

The Bottom Line

Lakewood's environmental rules rules are a mixed bag. Some areas are strict, others are relaxed, and the details matter. The best approach is to check the specific rule that applies to your situation rather than assuming Lakewood is broadly strict or permissive.

All of the above reflects Lakewood's municipal code as of our last review. If you need specifics on fines, exemptions, or filing requirements, the detailed ordinance pages linked above have the full breakdown.