Shoreline Substantial Development Exemptions

What Is It?

A shoreline exemption is an authorization issued by SDCI that approves a project as being exempt from needing a Shoreline Substantial Development Permit (SSDP).

Many types of projects, such as construction within Seattle's shoreline district, require a Shoreline Substantial Development Permit. The shoreline district within the City of Seattle includes Puget Sound and Elliott Bay, the Duwamish River, the Ship Canal, Lake Union and Portage Bay, Lake Washington, Green Lake, associated wetlands, and all land within 200 feet of these water bodies.

• Director's Rule 17-99, Verification of Shoreline District Boundary Line

Certain projects are considered exempt from this permit requirement if the proposal meets specific criteria in the City’s Shoreline Master Program.

Some common types of projects that are typically considered exempt:

• Normal maintenance and repair of existing structures or developments, including damage by accident, fire, or natural elements
• Construction of a single-family residence (detached dwelling unit) and accessory structures by the owner for his/her own use (not including rentals), on dry land only
• Demolition of structures, not having a major impact on the shoreline character
• Installation of exterior utilities and mechanical units
• Development with a value of less than $8,504.00 that does not materially interfere with normal public use of the water

If your project qualifies for a shoreline exemption, you must obtain written approval from us before a construction permit can be issued or the project can be implemented.

All development within the shoreline district, even where an exemption from the requirement for a Shoreline Land Use Permit is granted, must be consistent with the policies and regulations of the State’s Shoreline Management Act and Seattle’s Shoreline Master Program.

Please note that if your property also includes a Steep Slope Environmental Critical Area (ECA) an ECA exemption will be required to determine if a SSDP Shoreline Variance is required in these steep slope areas. Compete a ECA exemption for determination.

• Tip 327A, Environmentally Critical Areas Exemptions, Relief from Prohibition on Steep Slope Development, and Modifications to Submittal Requirements.

How Much Does It Cost?

The fee for your application is based on how long it takes us to complete the review:

• We charge the Land Use hourly review fee
• You must pay for one hour of review when you submit your application
• You pay additional review fees prior to receiving our decision

• Fee Subtitle

How Long Does It Take?

Our initial review of the application usually takes 2 to 4 weeks.

Steps to Apply

You must receive a shoreline exemption approval decision from us before your intake appointment for a building permit or a master use permit. You must submit a preliminary application for your project and have a construction record number (7XXXXXX-CN) before you can apply for the Shoreline Exemption. You will apply for the exemption under the construction record.  

1. Get project coaching. We recommend that you get project coaching before you submit your exemption request. Submit your shoreline exemption, environmentally critical areas questions, or if you need assistance with the application, please submit these questions through our Submit a Question page.
2. Start your application. Complete the Building & Land Use Pre-Application online using the Seattle Service Portal. You will need to answer questions about your proposal and upload a site plan. You'll receive an email once we have added the pre-application site visit (PASV) fees to your project. (Most projects require a PASV.) After you have paid the fee, we will perform the site visit. Your preliminary application information will be reviewed by other departments for comment on how the project relates to their department. If your application is related to a code violation case, report the case number on your application.
   • Tip 103, Site Plan Guidelines and Requirements
3. Review your preliminary application report. You will receive a preliminary application report that will include critical information about whether you need Design Review, SEPA, or street improvements. Our report will include information from the utilities about your specific site and proposal.
4. Apply for the SSDP exemption. Submit your exemption requests using the Seattle Services Portal. You will need to upload a site plan, any documents you have to support your application, and the required fee.
   
   Examples of supporting documents include a geotechnical report, an arborist report, a topographic survey, historical street grade profiles, and photographs.
   
   Shoreline specific information:
   • Name of adjacent water body
   • Line of ordinary high water mark
   • Shoreline and residential setbacks
   • Pierhead, harbor, or construction limit line
   • Elevations for both ground and submerged areas
   • Adjacent piers and floats within 200 yards of a proposed pier
   • Any environmentally critical areas mapped on the property
5. Submit additional information. As we review your exemption application, we may ask for additional information.
6. Get exemption determination.
7. Apply for permits.