Shoreline Permit Types & Triggers

a) Substantial Development Permit

• Triggered when a project within shoreline jurisdiction (within 200 ft landward of water bodies like Puget Sound, lakes over 20 acres, or streams >20 cfs) involves "development"—defined as construction, dredging, fill, bulkheads, piling installation, etc.—and either:
• Costs exceed the dollar threshold (currently $8,504, adjusted every 5 years—most recently in 2023)
• Interferes with normal public use of shorelines 

b) Shoreline Conditional Use Permit 

• Needed if a proposed use isn’t normally allowed under the shoreline’s designated land-use category. Both local government and Ecology must approve this permit. 

c) Shoreline Variance

• Used to deviate from bulk, dimensional, or performance standards (e.g., setback, height), only under strict variance criteria—must be approved by Ecology .

d) Shoreline Exemption

• Some activities are exempt from Substantial Development Permit but still must comply with local Shoreline Master Programs (SMPs) and must be reviewed/exempted by local jurisdiction 

The Permit Process (Step-by-Step)

Determine Jurisdiction & Permit Need

• Confirm your project lies within SMA shoreline jurisdiction (200 ft and related wetlands/floodplains) 
• If it meets the development or use thresholds, you’ll need an Substantial Development Permit, potentially alongside a SCUP or variance.

Early Engagement / Pre-application

• Most jurisdictions require a pre-application meeting to outline permit needs 

Prepare & Submit Application Materials

Typical materials include:

• Project narrative and site plan showing ordinary high water mark, topography, buffers 
• Environmental reports (e.g., critical areas, geotech) and a SEPA environmental checklist 
• Joint Aquatic Resources Permit Application (JARPA) for aquatic work.

SEPA Review

• Triggered by permit application. The lead agency evaluates the checklist, may issue DNS or require an EIS, and integrates environmental review into permit processing 

Local Review & Decision

• Substantial Development Permit: Local government issues decision, often within ~120 days
• Shoreline Conditional Use Permit  / Variance: Locals forward recommendations to Ecology, which makes the final decision to approve or deny 

Ecology Review

• Reviews Substantial Development Permit for compliance, can appeal or file actions if inconsistent.
• Approves Shoreline Conditional Use Permit and variance appeals 

Other Required Permits

Many waterfront projects also require permits such as:

• Hydraulic Project Approval (HPA) from WDFW for work below OHWM.
• Army Corps of Engineers section 404/10 if in navigable waters.
• Other local and state building, grading, water quality, or land-use permits 

Appeals & Enforcement

• Decisions can be appealed locally or to the Shorelines Hearings Board.
• Ecology enforces permit conditions and may appeal locally-approved Substantial Development Permit found to be inconsistent.

For Permit Applications, Click Here.

Every permit application starts with confirming shoreline jurisdiction, involves early engagement, a SEPA review tied to the permit, thorough local review, and often requires final Ecology approval for conditional or variance permits. Ecology ensures compliance and has enforcement and appeal authority. SEPA ensures thorough environmental analysis and public engagement throughout the process.