Shoreline Permits

What is it?

Properties within 200 feet of the shoreline are regulated by the Redmond Shoreline Master Program (SMP) in addition to our zoning requirements. Therefore, you need to apply for a land use permit for any project within the shoreline jurisdiction.
 
Our shoreline areas include Lake Sammamish, Sammamish River, Bear Creek and Evans Creek and all land within 200 feet of these water bodies.
 
Types of Shoreline Applications
 
Shoreline Substantial Development Permit – Required when developments are proposed within the shoreline jurisdiction. In addition to specific use and development standards, we review the environmental impacts of the proposed development to shoreline waters, fish and wildlife.

Shoreline Exemption – Some developments within the shoreline jurisdiction do not require a shoreline permit if they are considered exempt. For more information on the types of projects that are typically exempt see the Shoreline Exemption Submittal Requirements Checklist and Application.

Shoreline Conditional Use – Each shoreline area has a designation that specifies how you can use it. Some uses may be allowed outright, while others are not allowed or are subject to additional criteria. Some uses may be allowed as a shoreline conditional use if your project qualifies.

Shoreline Variance – a variance allows us, in conjunction with the Washington State Department of Ecology, to grant relief from certain code requirements. Variances are required from development standards listed in the Shoreline Master Program.
 
Your project may require State Environmental Policy Act (SEPA) review if the project is within or near critical areas (i.e. streams, wetlands, steep slopes, critical aquifer recharge area) or exceeds the SEPA categorical exemptions specified in RZC 21.70.  

How Much Does it Cost?

Our review fee is a flat fee and is established within the Development Review Fee Schedule. An initial fee is required to be paid at the time of application submittal. Subsequent review fees may apply if additional review is required.  Furthermore, this application type is eligible to be process through the Pre-Entitlement Review Process (PREP).  An initial kick off fee is required to be paid at the time of application submittal and a final submittal fee is required to be paid following application acceptance.  All associated fees can be found in the fee schedule noted below.
 
Development Review Fee Schedule  

How Long Does It Take?

How long it takes us to complete our review of your proposal depends on several factors, including the:
  • Complexity of your proposal
  • Quality of your plans and project documentation
  • Timely response to correction letters and requests for further information
  • Public interest

Steps to Get Your Application Approved

 
1. Research
Find your property information. Research your site to help you plan your project. Use our Property Viewer Interactive Map to find zoning and environmentally critical areas information.
 
Determine restrictions to your project. Research the Redmond Zoning Code to determine standards that will apply to your proposal.

Zoning Information  
State Environmental Policy Act (RZC 21.70)
Critical Areas Ordinance (RZC 21.64)
Tree Protection Ordinance (RZC 21.72)
Shoreline Master Program (SMP)(RZC 21.68)
 
Attend a Pre-Application Conference. We offer pre-application conference to answer any project specific and process related questions. This one-hour meeting is held Thursdays. For more information see Pre-Application Conference handout.
 
2. Start the Application Process
Apply for an application. Get an application number by submitting your application to the Development Services Center.  You will need to provide all information noted in the applicable submittal checklist.
 
Shoreline Substantial Development Submittal Requirements Checklist  

Shoreline Substantial Development Submittal Requirements Checklist – In conjunction with another land use application
 
Shoreline Variance Submittal Requirements Checklist - This submittal requirements checklist is still under development. Please contact the Planner on Call 425-556-2494 or email planneroncall@redmond.gov to receive a submittal requirements checklist.
 
Shoreline Conditional Use Submittal Requirements Checklist - This submittal requirements checklist is still under development. Please contact the Planner on Call 425-556-2494 or email planneroncall@redmond.gov to receive a submittal requirements checklist.

PREP Shoreline Substantial Development Permit Submittal Requirements Checklist
 
PREP Shoreline Variance  Submittal Requirement Checklist - This submittal requirements checklist is still under development. Please contact the Planner on Call 425-556-2494 or email planneroncall@redmond.gov to receive a submittal requirements checklist.
 
PREP Shoreline Conditional use Submittal Requirements Checklist - This submittal requirements checklist is still under development. Please contact the Planner on Call 425-556-2494 or email planneroncall@redmond.gov to receive a submittal requirements checklist.

To learn more about PREP see the PREP User Guide
 
Request a Pre-Application Conference (optional). We recommend applying for a pre-application conference for this type of project. For more information see the Pre-Application Conference handout.
 
Apply for exemption. You may be eligible for an exemption from environmentally critical area and/or shoreline code requirements.

Shoreline Exemption Submittal Requirements Checklist & Application
 
Coordinate with other agencies. You may need permits or approvals from other agencies. These are the most comment agencies you may need to work with for your application type:
  • Washington State Department of Ecology
  • Washington State Department of Fish & Wildlife

Prepare your plans and technical documents. Plans and technical document must be electronic and in accordance with the requirements specified within the submittal checklist.
  
Joint Aquatic Resource Permit Application (JARPA)
Tip Sheet – Shoreline Regulations
Tip Sheet – SEPA
Tip Sheet - PREP User Guide
 
3. Submit Application
Schedule an intake appointment. Call 425-556-2494 to schedule an intake appointment at the Development Services Center. Application submittals are only accepted on Mondays and Tuesdays. 
  
Pay fee. Application fees are due at application submittal.
 
Wait for public notice. We will issue a public notice for your project as required by RZC 21.76.080. You are responsible for installing a yellow public notice board. If a public hearing is required you will be responsible for installing a large white public notice board as well.  The City will work with you to determine when and where the sign needs to be installed.  We’ll consider all public comments during the 30-day public comment period.
 
Yellow Public Notice Board Instructions
Large White Notice Board Instructions

Read our decision. We will publish our decision on your project on our Land Use Action Notice webpage. Additionally, the decision will be mailed to you and any parties of record.
 
Submit an appeal. If you or a member of the public disagrees with our decision, you may file an appeal with the Office of the City Clerk within 14 days from when we publish our decision.
 
For Shoreline Conditional Use and Shoreline Variance applications, a member of the public disagrees with our decision, you may file an appeal with State Shoreline Hearings Board, and shall be filed within 21 days of the receipt of the City’s decision by the Department of Ecology.