Coastal Development: Federal Way vs Redmond
How do coastal development rules compare between Federal Way, WA and Redmond, WA?
Federal Way and Redmond have similar restriction levels.
Federal Way, WA
King County
Unincorporated King County's marine shoreline along Puget Sound and Vashon-Maury Island is regulated under the Shoreline Management Act (RCW 90.58), the King County Shoreline Master Program (K.C.C. Title 21A), and the Critical Areas Ordinance at K.C.C. Chapter 21A.24. Shoreline jurisdiction extends 200 feet inland from the ordinary high water mark. Critical-area buffers along marine shorelines are typically 115 to 165 feet.
View full Federal Way rules →Redmond, WA
King County
Unincorporated King County's marine shoreline along Puget Sound and Vashon-Maury Island is regulated under the Shoreline Management Act (RCW 90.58), the King County Shoreline Master Program (K.C.C. Title 21A), and the Critical Areas Ordinance at K.C.C. Chapter 21A.24. Shoreline jurisdiction extends 200 feet inland from the ordinary high water mark. Critical-area buffers along marine shorelines are typically 115 to 165 feet.
View full Redmond rules →Key Facts Comparison
| Fact | Federal Way | Redmond |
|---|---|---|
| State Authority | Shoreline Management Act - RCW 90.58 | Shoreline Management Act - RCW 90.58 |
| State Rules | WAC 173-26 (SMP guidelines), WAC 173-27 (permits) | WAC 173-26 (SMP guidelines), WAC 173-27 (permits) |
| County Authority | K.C.C. Title 21A (SMP) + K.C.C. 21A.24 (Critical Areas) | K.C.C. Title 21A (SMP) + K.C.C. 21A.24 (Critical Areas) |
| Shoreline Jurisdiction | 200 ft from ordinary high water mark | 200 ft from ordinary high water mark |
| Marine Shoreline Buffer | ≈115-165 ft from OHWM | ≈115-165 ft from OHWM |
| Building Setback from Buffer | 15 ft (K.C.C. 21A.24) | 15 ft (K.C.C. 21A.24) |
| Permits | Shoreline Substantial Development / CUP / Variance | Shoreline Substantial Development / CUP / Variance |
| Max Penalty | Up to $1,000/day (RCW 90.58.210) | Up to $1,000/day (RCW 90.58.210) |
| Confirm With | King County DLS - Permitting (206) 296-6600 | King County DLS - Permitting (206) 296-6600 |
Highlighted rows indicate differences between cities.
Federal Way FAQ
Does the King County Shoreline Master Program apply to my property?
It applies if your unincorporated King County parcel is within 200 feet of the ordinary high water mark of Puget Sound marine waters, a river with mean annual flow over 20 cubic feet per second, a lake larger than 20 acres, or associated wetlands and floodplains. Vashon-Maury Island and the Puget Sound shoreline along unincorporated King County are within marine shoreline jurisdiction. Cities such as Seattle, Bellevue, Kirkland, Burien, Federal Way, Des Moines, and Normandy Park enforce their own SMPs inside city limits. Confirm with King County DLS - Permitting at 206-296-6600.
What permits do I need to build near a Puget Sound shoreline?
Most new structures, bulkheads, docks, piers, dredging, and fill within 200 feet of the ordinary high water mark require a Shoreline Substantial Development Permit, a Shoreline Conditional Use Permit, or a Shoreline Variance under RCW 90.58 and WAC 173-27, plus a King County review under K.C.C. Title 21A and Chapter 21A.24 (Critical Areas). The Department of Ecology must review the permit before it is final. Single-family residences below a state cost threshold can be exempt from the substantial development permit but still must meet SMP and critical-area standards.
What is the marine shoreline buffer in unincorporated King County?
King County's Critical Areas Ordinance at K.C.C. Chapter 21A.24 establishes marine-shoreline buffers of roughly 115 to 165 feet from the ordinary high water mark, depending on the SMP environment designation (Natural, Conservancy, Rural, Residential, High Intensity, Aquatic). Buildings and structures generally must also be set back at least 15 feet from the edge of the buffer. Specific buffer widths and reductions depend on existing development, restoration commitments, and habitat conditions. Confirm with King County DLS - Permitting at 206-296-6600.
Redmond FAQ
Does the King County Shoreline Master Program apply to my property?
It applies if your unincorporated King County parcel is within 200 feet of the ordinary high water mark of Puget Sound marine waters, a river with mean annual flow over 20 cubic feet per second, a lake larger than 20 acres, or associated wetlands and floodplains. Vashon-Maury Island and the Puget Sound shoreline along unincorporated King County are within marine shoreline jurisdiction. Cities such as Seattle, Bellevue, Kirkland, Burien, Federal Way, Des Moines, and Normandy Park enforce their own SMPs inside city limits. Confirm with King County DLS - Permitting at 206-296-6600.
What permits do I need to build near a Puget Sound shoreline?
Most new structures, bulkheads, docks, piers, dredging, and fill within 200 feet of the ordinary high water mark require a Shoreline Substantial Development Permit, a Shoreline Conditional Use Permit, or a Shoreline Variance under RCW 90.58 and WAC 173-27, plus a King County review under K.C.C. Title 21A and Chapter 21A.24 (Critical Areas). The Department of Ecology must review the permit before it is final. Single-family residences below a state cost threshold can be exempt from the substantial development permit but still must meet SMP and critical-area standards.
What is the marine shoreline buffer in unincorporated King County?
King County's Critical Areas Ordinance at K.C.C. Chapter 21A.24 establishes marine-shoreline buffers of roughly 115 to 165 feet from the ordinary high water mark, depending on the SMP environment designation (Natural, Conservancy, Rural, Residential, High Intensity, Aquatic). Buildings and structures generally must also be set back at least 15 feet from the edge of the buffer. Specific buffer widths and reductions depend on existing development, restoration commitments, and habitat conditions. Confirm with King County DLS - Permitting at 206-296-6600.
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