Comprehensive Plan

What is the Comprehensive Plan?
The City of Covington Comprehensive Plan is the City's official long-range guide for growth, development and change over the next two decades. It provides specific information about the community and its residents, sets levels of service standards and provides policy guidance.  Public input was strongly encouraged during the preparation of the Plan and extensive discussion took place in meetings and work sessions before the Planning Commission and City Council, leading to Council adoption of the city's first Comprehensive Plan in September 2001. In January 2016, the Council adopted the current 2015-2035 Covington Comprehensive Plan.

What does the Plan consist of?
The Comprehensive Plan includes text, a Future Land Use Plan map and the 20-year Capital Facilities Plan.

The text of the plan includes a Plan Foundation introduction chapter that describes the purpose of the plan as well as Covington's vision, mission and framework goals that guide the plan. This chapter also highlights the various planning enabling legislation that is the basis for planning in Washington cities and counties. It is followed by eight elements: Land Use, Housing,  Transportation, Economic Development, Natural Environment, Capital Facilities & Utilities, Parks, Recreation & Open Space and Shoreline. These eight elements provide the goals, policies and strategies that direct future growth consistent with the City of Covington's Vision.

How and why is the Plan amended?
Since the Plan looks twenty years into the future, it needs to be revised and updated periodically to keep it current and to incorporate changes in trends and community interests. According to the City of Covington Municipal Code (CMC 14.25.020), amendments may be proposed no more frequently than once a year (with certain exceptions for emergencies, etc.) so that all proposed amendments may be considered during the same time period.

Updating the Comprehensive Plan
Since the initial adoption of the City’s Comprehensive Plan, on September 1, 2001, it has been periodically reviewed and amended by the City Council to meet the changing needs of our city. In 2005, the City Council amended the Comprehensive Plan and adopted the Downtown Plan Element. The Economic Development Element was adopted in 2009. The City of Covington’s Shoreline Master Program was adopted as the Shoreline Element in 2011.  

In 2016, the City Council approved the 2015-2035 Comprehensive Plan as part of our periodic update required by state law.
Whenever the plan is amended it is important to verify that it is "internally consistent" and that development regulations are consistent with and implement the comprehensive plan.

The 2015-2035 Comprehensive Plan and related background documents can be viewed on line. Additional information on the City's periodic update and the development, review and process for approval of the 2015-2035 Comprehensive Plan can be viewed on the Update 2015 web page.

Any citizen or organization wishing to suggest other amendments to the Plan must submit a proposal as part of the annual "docketing" process. See timeline and application for amending the comprehensive plan at the bottom of this page. Through this process, the City will determine which, if any, of the proposed amendments will be "docketed" or placed on the Planning Commission's work schedule for the year.

How can I submit or comment on a privately initiated comprehensive plan amendment?
Review the proposed amendment application(s), submit written comments and/or attend a public meeting or hearing and provided public testimony. The city will begin accepting applications for the 2019 Amendment Cycle on October 31, 2018  for 60 days.  Privately initiated amendments to the Comprehensive Plan must be submitted by 12:00 PM (noon) on December 31, 2018. 

2018 Annual Comprehensive Plan Amendment Process
The city began accepting privately initiated comprehensive plan amendment applications for 2018 on November 20, 2017. To be eligible for consideration, applications for privately initiated amendments had to be submitted by 5 p.m. on January 22, 2018. The GMA limits Comprehensive Plan amendments to no more than once per calendar year, except for certain exemptions and emergency actions. Anyone can suggest an amendment, including residents, business owners, council members and city staff.
The City then puts together a docket of suggested changes to ensure they will be considered within a citywide context and will be available for review by the public. The City Council considers the proposals and chooses the amendments to be analyzed. The Planning Commission will hold public hearings and develop recommendations on the proposed amendments. The Council then reviews the recommendations as a package and votes to accept or deny them.

The city received the following comprehensive plan amendment applications for consideration on the 2018 Comprehensive Plan Amendment Docket. Additional City-initiated proposals may be added to this list before the City Council  holds a public hearing on the 2018 docket. (You can search for the application submitted for each proposal using the Permit # listed below. A scan of the information submitted can be found under "associated files.") 

Proposed 2018 Docket for City Council consideration

 Permit #



Associated Applications


 (submitted 1/10/2018)

Soos Creek Sewer &Water District

Site-specific amendment to:
APN: 2622059016
27110 160th Ave SE

SEPA2018-01 &
Soos Creek Zoning Map Amendment

Amend the Comprehensive Plan’s Future Land Use Map (FLUM)for a parcel   from Urban Separator (US/R-1) to General Commercial(GC).  This would include expansion of the city’s   Downtown District.  In conjunction with   this proposed Comprehensive Plan Amendment the applicants have submitted   Zoning Code amendments to amend the city’s zoning map to be consistent with   their requested FLUM amendment as well as a SEPA checklist. 

(submitted 1/22/2018)


Site-specific   amendment to Lakepointe Urban Village

APNs: 1922069041,   3022069001, 2022069152, 2922069162, 2022069012, & 3022069090

18808 SE 256th   St.

None submitted at this time

Amend   various sections of the Comprehensive Plan to increase the housing and   commercial square footage thresholds allowed within the Lakepointe Urban   Village Subarea (e.g. allow 1,750 housing units 1.32 million square feet of   commercial development with in the Lakepointe Urban Village Subarea).

(submitted 1/22/2018)

City- initiated

City-wide amendment

None submitted at this time

Technical Amendments and minor updates to the comprehensive plan.

Instructions on how to propose an amendment and a formal application form are available on the City website at The current fees for a comprehensive plan amendment can be found in the city's current fee schedule. Information is also available at City Hall at 16720 SE 271st St., Suite 100, or by contacting Ann Mueller, Senior Planner at 253-480-2444 or


How do I find out the zoning for my property?
The City of Covington Zoning Map is available online in PDF format.

How may I find out more about my property?
You may access parcel and zoning information from the King County website.