Shoreline Master Plan Update 2021

Background

The State Shoreline Management Act (SMA) ensures coordination and efficient management of activities along the State's shorelines. The Pierce County Shoreline Master Program (SMP) is the set of local policies and regulations that implement the SMA and applies to development activity along the County's fresh and marine shorelines.

The County completed a major update to its SMP in 2018.  Through experience and observations in applying the regulations, the County has identified a need revisit certain topics outlined on this page.

About the Updates

A series of amendments to the SMP are being considered that, if passed, would:

  1. Restrict new pier and dock construction along portions of residential and conservancy shoreline
  2. Clarify permitting requirements for non-commercial aquaculture intended to restore native fish and shellfish stocks
  3. Clarify fencing allowances within buffer and setback areas
  4. Update Title 18S - Shoreline Master Program to reflect a number of previously approved amendments to Title 18E - Development Regulations - Critical Areas.
  5. Make one revision to Pierce County Code (PCC) 18S 30.030 (Ecological Protection) related to compliance with the Federal Emergency Management Agency (FEMA) National Flood Insurance Program.

We Want to Hear From You

Throughout this process, Pierce County is committed to working with the community and interested parties to providing clear information and opportunities to comment. Your comments will help our team best understand how you might be affected by the proposed changes.

Public comment open on the proposed amendments and the SEPA Determination is open through November 2, 2021.

Opportunities to provide written feedback:

  • Submit a comment to through this website
  • By letter to Pierce County Planning and Public Works, co Dave Risvold, 2401 S 35th St, Suite 175, Tacoma, WA 98409-7490. Please be sure to include your name and email address.
  • Special Pierce County Planning Commission Meeting tentatively scheduled for November 4, 2021
  • Community Development Committee of the Pierce County Council, tentatively scheduled for December 6, 2021
Connect with us 



Pierce County Staff is available to discuss the proposed shoreline master program updates and what it could mean for you.

Ph. 253-798-7210, option 5

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A closer look at the proposed updates

Proposed Amendment 1: Restrict new pier and dock construction along portions of Residential and Conservancy marine shoreline

Piers and docks impact shoreline habitat, recreation opportunities and may conflict with Tribal fishing rights. Pierce County routinely hears pier and dock construction concerns related to these impacts, prompting a review of the current allowances. 

In 2020, consultants were retained to re-evaluate earlier studies and identify shoreline attributes applicable to piers and docks. The study concluded that additional restrictions should be implemented to maintain consistency with the Washington State Department of Ecology Public Trust Doctrine and the County's adopted SMP.

The proposal affects 39 miles of residential and conservancy marine (saltwater) shoreline with at least 1.5 miles in length without any overwater structures, and containing opportunities for public access (recreation) with at least two of the three following present:

  1. Unstable slope
  2. Moderate/nearshore current
  3. Shallow beach slope

You can find out if your property is affected by using the Interactive Map.



Marine Shoreline in Pierce County

Marine shoreline in Pierce County

Proposed Amendment 2: Clarify permitting requirements for non-commercial aquaculture intended to restore native fish and shellfish stocks

Commercial aquaculture operations (for-profit) and those focused on restoration or species recovery currently both have the same application requirements. The proposed amendment acknowledges the difference between these two types of aquaculture and reduces permitting requirements for restoration and enhancement aquaculture. The intended outcome is to remove hurdles for restoration or enhancement projects. The proposed amendment also updates definitions to include finfish and shellfish aquaculture for the enhancement or restoration of native stocks.

Proposed Amendment 3: Clarify fencing allowances within buffers and setback areas

There are currently no standards (height, location, disturbance allowances) for fences in a shoreline environment outlined in code. The proposed update provides the following standards would apply when proposing a fence in a shoreline buffer or Lake Tapps setback:

  • Fences four feet or less in height 
  • They are landward of ordinary high water or, (for Lake Tapps) 543 feet elevation
  • Cause no loss of trees
  • Meet the allowances of 18S30.030 E.4.c (disturbance allowances).
    •  Up to 500 square feet or 25 percent of the area encompassed within the first 50 feet measured from the ordinary high water mark (OHWM) may be disturbed to accommodate shoreline access, landscaping, or minor construction associated with a water dependent use upon review and approval of a Vegetation Planting Plan pursuant to subsection G.2. of this Section. Such disturbance shall not be concentrated nor span the extent of the shoreline at the water's edge.

Proposed Amendment 4: Incorporating previously approved amendments to Pierce County Code Title 18E – Development Regulations – Critical Areas

For amendments to the Critical Area regulations to be implemented within the Shoreline jurisdiction, these amendments are required to be noticed as SMP amendments and approved by the Department of Ecology.  This proposal implements amendments to the Critical Area regulations adopted by the County through Pierce County Ordinances 2018-68s, 2019-59, and 2020-49. These amendments:

  • Clarify wetland buffer width conditions for wetlands that score moderate or high for habitat
  • Specify that no unauthorized vehicles, construction materials, fuel, or other materials shall be allowed in the tree protection area related to Priority Oregon White Oak Woodlands
  • Clarify requirements for modifying buffer width requirements for lakes 
  • Clarify that regulated activities related to Forage Fish Spawning and Herring Holding Areas waterward of the ordinary high-water mark, in areas of confirmed spawning habitat, are not prohibited, but instead, temporarily suspended during spawning periods
  • Acknowledge that invasive and native eelgrass exist within the Pierce County marine waters, and clarifies that only native eelgrass is protected
  • Reduce the required undisturbed area widths for Shellfish Aquaculture to 16 feet

Proposed Amendment 5:  One revision to Pierce County Code (PCC) 18S 30.030 (Ecological Protection) related to compliance with the Federal Emergency Management Agency (FEMA) National Flood Insurance Program.

Pierce County recently passed an emergency ordinance (ordinance 2021-90) to address FEMA comments related to Pierce County's participation in the National Flood Insurance Program.   

In addition to the changes contained within that ordinance, FEMA requires one specific change to the existing language of PCC18S, underlined below.

Item 1.  PCC 18S.30.030 E4   Uses and Development Allowed within Standard Shoreline Buffer. 
a.   Water dependent uses and public shoreline access are allowed within the standard shoreline buffer subject to applicable regulations of the Master Program. 
b.   An unpaved access path from a residential dwelling to the shoreline is allowed if: 
     (1)   The path width is limited to 4 feet; 
     (2)   The length of the path is minimized by keeping the path at a right angle to the shoreline to the degree feasible; and  
     (3)   No trees are removed; and 
     (4)   No fill is placed in a floodplain.

This change is required in order to stay in compliance with the National Flood Insurance Program.

  Project Timeline
  • October 2021: Early public notification via postcards to affected residents, social media outreach
  • October 15, 2021: DNS issued determination issued
  • October 15 - November 2, 2021: Public comment period on proposed amendments and SEPA
  • October 26, 2021: Joint LUAC and Public Information Meeting RSVP here to receive Zoom link
  • November 4, 2021: Planning Commission (tentative)
  • December 6, 2021: Community Development Committee (tentative)
Some dates are tentative. Detailed information on hearing dates and times and comment period deadlines will be posted to the this webpage and will be sent to those on the interested parties list as they become available.
Provide Feedback

We Want to Hear from You!

Share your ideas about the proposed code changes and how they might affect you. You can help guide how those rules can be most fairly implemented. This information will help us us learn about what’s important to you as we continue to develop and refine changes to the shoreline master plan.