A zoning variance allows a property owner to request relief from a specific zoning requirement - such as setbacks or height - when unusual property conditions make it difficult to meet the rule. The City reviews the request to ensure it won’t harm neighbors or the public. Please review Shoreline Municipal Code (SMC) 20.30.310 to learn more about the City’s zoning variance regulations. 

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 (PIN).

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. 

Prerequisites

• Neighborhood Meeting
  • The neighborhood meeting must be held before the application can be submitted to the City.

Required Documents

• Permit Application and Critical Areas Worksheet
• Submittal Fee
  • Please reference the City’s fee schedule for current application fees.
• Construction Drawings – scaled drawings showing the proposed work. For this permit type, you must include: 
  • Site Plan – shows project locations, property boundaries, setbacks, and key site features. Include information on building and hardscape coverage calculations.
  • Cross sections are required for retaining walls
• Cover Letter
  • Must explicitly address how the proposed use complies with the Zoning Variance Criteria (SMC 20.30.310(B)).
  • Must provide a detailed description of the proposed use(s) and or structure(s). This should include:
    • Details of any new construction (building size, height, floor area, hardscape coverage, etc.);
    • Principal and secondary activities. Where new construction is anticipated, provide a conceptual sketch, a project timeline, and identify any permits you will be applying for.
• Legal Description
  • Copy of current deed or most recent title report would list this information.
• Neighborhood Meeting Summary
  • Please see requirements in SMC 20.30.090(C).
  • Must include list of meeting attendees and their contact information (address or email address)
  • Must include a copy of the notice that was mailed, and the mailing list.
  • Summary of concerns, issues and problems expressed during the meeting, and the applicant’s response to each item.
  • A summary of proposed modifications or changes to address neighbor concerns, OR a summary of why the applicant is unwilling or unable to address the concern.
• Vicinity Map 
  • Please include the following on the vicinity map:
    • Graphic scale and north arrow. 
    • The exact boundaries of all properties within a 500’ radius of the perimeter of the subject property. 
    • Existing zoning and land use designations of all properties within a 500’ radius of the perimeter of the subject property.
    • The location, width, and name of all public and private roads in the vicinity of the subject property. 
    • The name and location of any public parks, libraries and similar facilities in the vicinity of the subject property. 

Additional Documents (Possibly Required)

• SEPA Environmental Checklist
  • Required if the project is not categorically exempt as described in SMC 20.30.560 or WAC 197-11-800.
  • Additional fee for SEPA Environmental Checklist review is required at the time of application, as specified in the City's fee schedule.
• Water Availability Certificate
  • Required for new commercial buildings and additions.
  • Obtain this form from your water provider: 
    • City of Seattle Public Utilities:  206-684-5800 
    • North City Water District:  206-362-8100