- Shoreline Substantial Development (PDF)
- Shoreline Conditional Use
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- Shoreline Variance
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- Find your property information to determine what is allowed for your zone and your property by referencing the Redmond Zoning Code
- Use the Redmond Zoning Code to determine the development standards are for your zone
- Provide the location of critical areas on the submitted plans
Applications and Forms
Applications and permit intake checklists will need to be downloaded and filled out from our Applications and Forms page.
Click Land Use Application Tab.
To ensure you have all the documents needed, it is best to start by reviewing the checklist of the permit you would like to apply for.
What's it going to cost?
I still have questions?
Counter staff are available to answer questions about your project. Contact Information is located on this page.
Types of Environment Actions
A private property owner or public agency seeking relief from the strict application of the Critical Areas Ordinance must submit an application for a Reasonable Use Exception.
click the Land Use Applications tab
State Environmental Policy Act (SEPA) is legislation that allows local governments to identify and mitigate possible environmental impacts of certain projects.
SEPA review may be required if you project involves:
Change of use
Work within the Shoreline or other critical areas
When completing SEPA review we will make a determination of significance, determination of non-significance or determine the project is exempt from SEPA review based on the scope and proposed impacts of your project.
If a determination of significance is made, then SEPA review will be completed through an Environmental Impact Statement (EIS). The EIS review process requires a number of additional steps and review requirements. In most cases, a determination of non-significance means that your project may have impacts, but those impacts may be mitigated by conditions we placed on the project.
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. Types of Shoreline Applications are listed below.
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.
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 Conditional Use Permit
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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.
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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.
All applications are submitted on line. Visit the Plan Review Online (PRO) page to complete the request.
- Schedule an online intake appointment for Monday or Tuesday by emailing the Planner on Call or by calling the Planner on Call Desk at 425-556-2494.
- If this is to submit for a pre-application meeting please skip to Step 3.
- Once your intake date has been scheduled, you will receive a confirmation email with instructions regarding the application procedure.
- Submit the request form below.
- City staff will activate our Plan Case and notify you of your Plan Case number via email. Instructions are included in the email for where and how to upload.
- Upload all application documents.
- City staff will review application documents within 2 business days of the scheduled intake appointment. If all documents are deemed complete, you will receive an invoice. Plan review will not start until the invoice has been paid.
- If submittal is deemed incomplete, it will be denied for intake and applicant will receive additional instructions via email.
- Prior to submitting your materials, make sure that all items within the applicable submittal checklist is provided and all application forms are signed.
- Be ready to pay for the application once the invoice for the permit has been provided to start the review.
- Once the application has been deemed complete, the project will undergo plan review. If the project decides to go through the Pre-Review Entitlement Process (PREP) before formally submitting the application, the review times vary. The permit type will also determine which process that permit will go through.
- PREP general process (optional)
- Formal Processes by permit type
Type I Type II Type III Type I - V
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- SEPA Checklist gets reviewed and issued a determination
- Once the Notice of Decision has been received, your entitlement has been approved.
- It is important to read through and understand any approval conditions and expiration dates.
What do I do now?
- Work with the Civil Engineers on your next steps for the civil review.
- If the scope of work does not require civil review, please work with Permit Technician to submit the associated building permit.