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Tenant Improvement

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This checklist covers submittal requirements for tenant improvements to existing spaces and shell modification permits. It does not include commercial building additions. Examples include:

  • A change-of-use is proposed requiring a new certificate-of-occupancy. 
  • A new ice cream shop is locating in an existing ground floor retail space of an apartment building. 
  • An attorney’s office is moving to a new location and for the new office the business needs to add walls, doors, and windows within an existing space.
  • A fast-food restaurant is renovating and remodeling their existing location to refresh their business.  

This permit can also include:

  • Partial demolition work, if required
  • Mechanical 
  • Plumbing 

Plumbing and mechanical can be included in the building permit or separate permits may be provided. Electrical permits are through Washington State Labor & Industries (L&I), not through the City of Shoreline. 

Tenant improvements can involve several City workgroups, so your questions may need different staff expertise. Here’s where to start:

  • For building, structural, or ADA questions: Review the City’s Construction Permit FAQs or the currently adopted building codes. You can also speak with a plans examiner if you need help understanding structural or accessibility requirements.
  • For zoning questions: Look at SMC 20.50 or contact a planner to learn about rules that may apply to your project, such as allowed uses, dimensional standards, and design standards.
  • For engineering questions: If you’re unsure about the City’s code requirements or what needs to be included in your application, submit an Engineering Development Question Form. A development review engineer will follow up and walk you through the requirements.

How to Apply

Apply for this permit online at the City of Shoreline's eTRAKiT permitting portal. Once you are logged into your account, select Apply/New Permit from the left-hand sidebar and select the following permit type from the drop-down menu: Pre-Intake Record.

Once PIN requests are submitted, the rest of the intake process is facilitated by a permit technician. A permit technician will send further instructions by email to complete the process. 

Required Documents 

  • Permit Application and Critical Area Worksheet
  • Mechanical/Plumbing Application and Fixture Worksheet - required if choosing to combine mechanical and/or plumbing work with the tenant improvement.
  • Submittal Fee
    • Please reference the City’s fee schedule for current application fees.
    • Some tenant improvement project may be assessed Transportation, Fire, and Park impact fees, depending on the scope of work. These fees are based on the adopted fee schedules in the Shoreline Municipal Code. Visit our permit fees webpage for more information.
  • Construction Drawings – scaled drawings showing the proposed work (site, architectural, structural, and other applicable plans). For this permit type, you must include:
    • Floor Plan – describe demolition and new construction.   
    • Reflected Ceiling Plan – describe ceiling modifications and lighting changes.   
    • Structural details for partition walls and suspended ceilings. 
    • Information on new or replacement heating and cooling equipment, new or relocated plumbing fixtures (new sinks, tubs, etc.) and gas piping outlets.
    • Exterior elevations are only required for projects adding or changing external or rooftop equipment, for projects with any exterior components, or projects that will result in changes to the exterior façade of the existing building.
  • Energy Code Compliance Forms
    • Demonstrate compliance with 2021 Shoreline Commercial Energy Code. For practical purposes use the 2021 City of Seattle Energy Code.
    • Webtool forms can be found at WA State Energy Code, choose the 2021 SEC (Seattle Energy Code) as the compliance path. 
    • Provide energy code summary and forms on the drawings.
  • Sewer Use Form
  • Water Availability Certificate

Additional Documents (Possibly Required)

  • Approval letter and/or approved plans from applicable Health Agency
    • Required for food handling establishments including schools, churches, restaurants, groceries, mini-markets, hospitals, taverns and nursing homes.
  • Parking Table
    • Required for tenant improvements where parking is shared with other businesses or tenants, typically in a shopping center or with other parking agreements.
    • Must list all tenants in the shopping center, their use, their parking rate, their square footage, and demonstrate there is adequate parking for all uses in the entire shopping center.
  • Transportation Impact Analysis
    • Required for each development or project proposal that would generate 20 or more new vehicle trips during the P.M. peak hour consistent most with current edition of the Trip Generation Manual, published by the Institute of Traffic Engineers (ITE), or if the City Traffic Engineer assesses that the project will have significant impacts to the transportation system, even if the 20-trip threshold is not met. 
    • The report must follow the guidelines in Appendix E of the City’s Engineering Development Manual. 
  • Waste Diversion Plan and Salvage Assessment
    • Required for construction or alterations that exceed 2,500 square feet of gross floor area, or when demolition work is proposed. The applicant must also provide a Waste Diversion Report prior to their final building inspection.
    • May be deferred to later rounds of review but must be submitted prior to permit approval. 

Additional Permits (Possibly Required)

These are additional permits that may be required to accompany your building permit application depending on your scope of work.