Coastal Development: Redmond vs Seattle

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.

What shorelines are regulated in Seattle?

Seattle's Shoreline Master Program covers Puget Sound (Elliott Bay), Lake Washington, Lake Union, the Ship Canal, the Duwamish River, Green Lake, and other designated water bodies. Development within 200 feet of the ordinary high water mark of these shorelines requires additional review and permits.

Can I build a dock or pier on my lakefront property?

New overwater structures are heavily restricted. Residential docks may be permitted in some shoreline environments but require a Shoreline Substantial Development Permit or exemption, and must comply with size limits, materials standards, and environmental mitigation requirements. Public access provisions may also apply.