City of Shoreline, WA

Common application types

• Residential new build
• Tenant Improvement
• Site Development Permit
• Subdivision - Preliminary Short Plat
• Subdivision - Preliminary Formal Plat
• Lot line adjustment
• Special Use Permit
• Variance
• Rezone of Property
• Pre-Intake Record

New homes and additions

New residential submittals include a site plan with coverage calculations, civil plans for grading, utilities and drainage, structural calculations, WA State Energy Code compliance forms and a heating system sizing form. A geotechnical report is required for 500 cubic yards or more of fill or excavation or sites containing or bordering slopes of 15% or steeper, and critical areas reports are required in or near critical areas. A Surface Water Report is required for 2,000 sq ft or more of new and replaced hard surfaces, and a tree worksheet is required, with an ISA-certified arborist evaluation for work in the critical root zone of retained trees.

ADUs and middle housing

Shoreline City Council adopted middle housing into the Development Code with Ordinance 1027 on January 13, 2025, as part of new Neighborhood Residential zoning rules that allow more housing types citywide. The City publishes NR 1, NR 2 and NR 3 summaries and a Neighborhood Residential Handbook, which does not replace the standards in SMC Chapter 20.

Decks, retaining walls and accessory structures

The City publishes a Permit Exemptions handout listing work typically exempt from permits. Structural calculations are required for retaining walls over 4 ft tall, measured from bottom of footing to top of wall.

Commercial tenant improvements and change of use

Tenant improvement submittals include a permit application, critical area worksheet, construction drawings with floor and reflected ceiling plans, 2021 Shoreline Commercial Energy Code compliance, a sewer use form and a water availability certificate. A change of use that requires a new certificate of occupancy is one case that calls for a TI permit, and zoning questions go to a planner under SMC 20.50. A Pre-Intake Record submitted through eTRAKiT starts the intake process.

Land use review

Land use applications include administrative design review, subdivisions and short plats, lot line adjustments or lot mergers, conditional or special use permits, rezones, variances and shoreline permits. A pre-application meeting is optional and intended for more complex projects, with written feedback from each review discipline. Requests are submitted through eTRAKiT using the pre-application submittal checklist.

Corrections and review

Turnaround depends on permit type, project complexity and document quality, and the City publishes average building permit turnaround times over the last year.

Tips from SASHKOV

• A Waste Diversion Plan and Salvage Assessment applies to construction over 1,000 sq ft of gross floor area or any demolition.
• A Declaration of Covenant for stormwater facilities is required when on-site stormwater facilities are proposed.
• SWPPP type depends on the project's Surface Water Project Classification under EDM Section 21.

Where to apply

Permitting authority: Planning & Community Development. Online submittals: eTRAKiT.