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Staff outlines comprehensive rewrite of Title 12 and engineering standards manual; adoption targeted Q1 2026
Summary
City staff presented an introductory briefing on a wide-ranging update to Title 12 (public works) and the Engineering Standards Manual to improve compliance with state/federal rules and usability; the draft code amendments will come back for study sessions late 2025 and council review in Q1 2026.
Angie Silva, project lead, told the Planning Commission the city has launched a comprehensive update to Title 12 and the Engineering Standards Manual (ESM) to modernize public‑works regulations for rights‑of‑way, stormwater and utilities, increase consistency with state and federal requirements and improve predictability for applicants and staff.
Silva reported the last full Title 12 update was in 2009 and the ESM received a limited update in 2021. Keller Associates is under contract to assist with drafting. The schedule presented includes a Planning Commission study session in early November on draft code amendments, a public hearing later in November and anticipated action in early December for the commission; staff then expects a Planning Commission recommendation to council and an ordinance adoption by council in February 2026. "Title 12 governs public works rights of way, stormwater and utilities," Silva said.
Key recommendations from the compliance review include updating street templates and sidewalk widths, clarifying multimodal and ADA standards, adding guidance for linear bioretention, aligning sewer-design requirements with Pierce County and addressing numerous cross‑title conflicts. Silva highlighted stormwater-specific work: Lakewood relies on more than 1,700 underground injection control systems registered with the Washington State Department of Ecology and must ensure the manual meets Ecology's Phase 2 stormwater permit; recommended edits include exemptions for roof-runoff infiltration for single-family and duplex housing and more design guidance for LID elements.
Staff also raised a question about low triggers for engineered site-development permits (the current code flags 25 cubic yards of earthwork as a trigger) and said peer-review comparisons are being used to re-evaluate thresholds. Commissioners asked for redlined, focused documents showing substantive edits and urged clear public communication. Silva said staff will return with draft amendments and a clearer packet of redline pages showing proposed changes.
