No permit.

i. Look at the City’s Permit Exemptions handout, which describes projects that are typically exempt from getting a permit. If it’s not on this list, then a permit is likely needed. Note – even if no permit is needed, there still may be rules and regulations the project needs to comply with.

ii. Generally, simple interior remodel work like replacing cabinets, painting, tiling and the like does not typically need a permit unless the work involves plumbing, electrical or gas line work. When you move walls, doors or window locations around, then a Building Permit is likely required. 

1. If your work involves replacement or repair of some fixtures, such as swapping water faucets or light fixtures, those typically don’t require permits. However, replacing a water heater or adding a new permanently wired light fixture does need a permit.

Permit.

If it isn’t listed as exempt on that handout listed above, then you’ll likely need a permit. We recommend reaching out to pcd@shorelinewa.gov with a description of your project. Our team is happy to assist you in sorting out exactly what you need to do.

Permits are how the City makes sure all construction and other work meets applicable rules and regulations. Things like building codes are in place to ensure all construction is safe for building occupants. In addition to the building code, there are other City, local, state and federal laws related to construction work. Please review our codes webpage for a list of codes applicable to construction work.

To search for a permit, you can use the City’s online permitting system to search for permits, or you can submit a public records request through the City Clerk’s office.

To find the status of a permit, you can use the City’s online permitting system to find the current status of a permit. You do not need an account to view permit status, but you will an account to view more specific items or download documents. If you are the applicant or property owner, you can also contact the City’s project manager asking for an update.

You generally need several documents to apply for a permit, but it depends on the permit type and what type of work is occurring. Our Permit Applications webpage has checklists for each permit type listing the documents required. If you aren’t sure what permit is needed, or whether certain optional items will be required, reach out to pcd@shorelinewa.gov with a description of your project and your property address.

Once you have all materials listed in the submittal checklist for your permit type, you’ll need to create an account in our online permitting system. Once logged in to the system you can apply for a permit. If your permit type isn’t listed, then please apply for a Pre-Intake Record/Pre-Intake Number (PIN). If applying for a PIN, a someone from our team will reach out to you with additional instructions.

Some permits can be issued same-day, such as “trades” type permits like plumbing or mechanical permits. Otherwise, permit review timelines can vary depending on the type of permit, complexity of the work, and the quality of documents you’re submitting for review. Please review our average turnaround times showing average Building Permit turnaround times over the last year.

If your project is more complex, we recommend reaching out to our department with a description of work to see what permits might be involved. You may wish to do a Preapplication Meeting to get feedback on your conceptual/draft design documents. 

If you have applied for a permit, then you can find all of your permits in your dashboard in the City’s online permitting system. If you haven’t applied for permits, for example, if a contractor applied for a permit on your behalf, you can search for permits in the City’s online permitting system.

Please note, applying for a Pre-Intake Record or Pre-Intake Number isn’t the same as applying for a permit, and a PIN is not a permit number. 

The City’s online permitting system, eTRAKiT, has two different portals, one for the public and another for people applying for permits (professionals). 

1. Public accounts: you can set up your own public account in our online permitting system. These accounts should be used for all Applicants who are not licensed through L&I.
2. Contractor accounts: these accounts are open to those who are licensed through L&I. Fill out the form on our Register for a Professional eTRAKiT Account webpage and someone will reach out to you within 5 business days.
   • We recommend checking in with others at your business or firm to verify your business doesn’t already have an account.

Inspections are typically set up via email or online form depending on the inspection type. Visit our Inspections and Extensions webpage for specific instructions.

Pre-Intake Records or Pre-Intake Numbers (PIN) are a temporary number used to hold your documents until staff can verify you have everything required to apply for your project. 

They are often used when applying for multiple permits at one time, or for permits that haven’t been set up for online applications just yet (what we call direct apply permits).

Please request a permit extension prior to your permit expiration date. If your project includes multiple permits, be sure to request an extension for each permit involved. Requests submitted after the expiration date will be denied because the permits are expired.

Failure to obtain a permit before construction begins is a violation of the City’s codes and regulations and could subject you to fines and penalties. You'll be required to obtain permits for the work and it must pass inspection, or you must return the structure or site to its original condition. Permit fees may be doubled as a penalty. A separate Investigation Inspection permit will also be required before submittal of the building permit to correct any construction started without permit. Construction codes were created for safety reasons. Work built without a permit can be unsafe, no matter how good it looks.

It is the responsibility of the property owner to make sure all proper permits are obtained. However, contractors licensed by the State of Washington or your agent can obtain the permits on your behalf. Property owners are also responsible for any work that previous owners may have done without permits.

Zoning dictates what you can do with your property, such as whether it can have a house on it (and how many houses), or whether it can have business on it, and what types of businesses.

Zoning sets rules about buildings such as where they can be on a lot, how tall they can be, and how much of the lot can be covered in buildings. Certain zones have additional design, landscaping, parking or other standards that shape what is on a property and what it looks like.

To find out your zoning, look at the City’s Interactive Web Maps and look at the Zoning Designation layer in the layers list, which looks like three sheets of paper stacked on top of one another: 

The City’s zoning code, Shoreline Municipal Code Chapter 20, describes allowed uses and development standards (setbacks, height, design, etc.) in the City’s various zones.

To file a zoning complaint about a property, contact the City’s Customer Response Team. Their team will investigate whether a zoning violation has occurred, such as cutting a tree down without permits, or remodeling without permits.

Zoning dictates what you can do with your property, such as whether it can have a house on it (and how many houses), or whether it can have business on it, and what types of businesses.

Zoning sets rules about buildings such as where they can be on a lot, how tall they can be, and how much of the lot can be covered in buildings. Certain zones have additional design, landscaping, parking or other standards that shape what is on a property and what it looks like.

To find out your zoning, look at the City’s Interactive Web Maps and look at the Zoning Designation layer in the layers list, which looks like three sheets of paper stacked on top of one another:  

The City’s zoning code, Shoreline Municipal Code Chapter 20, describes allowed uses and development standards (setbacks, height, design, etc.) in the City’s various zones.

Yes, the City’s zoning code allows for two Accessory Dwelling Units (ADUs) on each lot. Your zoning dictates how many houses, including ADUs, you can have on your property. ADUs can be either detached (like a standalone house) or attached (like in a basement or above a garage). Please see our Accessory Dwelling Units handout for more information.

It depends on the size of the tree, where the tree is located, the health of the tree, and how many trees there are on the property overall. Review the City’s Tree Regulations for Private Property handout. Contact the City (pcd@shorelinewa.gov or 206-801-2500) prior to removing any tree unless it is an absolute emergency (for example, leaning on a power line).

You can find approximate property lines by using the City's Interactive Web Maps and King County iMap. These maps are not survey accurate and can sometimes be off by several feet.

A survey of your property will show you where your property lines are, and where your house or other structures may be in relation to those property lines. You would need to hire a surveyor to draw up a survey of your property, or check your title report documents to see if it references any old surveys of the property.

Unfortunately, the City cannot recommend private contractors or companies, and that includes surveyors.

The deed to your property describes it, whether it is a lot within a subdivision, or a piece of what was once a larger piece of property. Sometimes these descriptions might reference pins, which you may find but not change or remove.

Setbacks are how far buildings need to be from property lines. The setbacks for your property depend on what zone district you are in. You can use the City’s Interactive Web Maps to find your zone district. Charts in SMC 20.50 will tell you the setbacks for each zone. There are sometimes exceptions for certain types of structures, contact a planner for help at pcd@shorelinewa.gov. 

Height of a building is measured from the average existing grade (AEG) to the highest point of the roof peak. SMC 20.50.050 has graphics showing how to calculate the AEG of a building, and how to measure the height.

The height limit for your property depends on what zone district you are in. You can use the City’s online map to find your zone district. Charts in SMC 20.50.020 will tell you the height limit for each zone. There are sometimes exceptions for certain types of structures, contact a planner for help at pcd@shorelinewa.gov.

Come to City Hall and talk to our staff. We’ll work with you to find out what happened, what should have happened, and what you need to do to keep working. Review the Investigation Inspections handout for more information.

We want to make sure the work you’re doing is safe for everyone and follows the rules created by your elected officials. We’re here for you if you have questions and to help you through your process.

Once you have permits issued, you can continue with your work.

Possibly. It depends on how large your driveway is, where your property is, and whether the work extends into the public right-of-way (the land owned by the City where the road is). Contact pcd@shorelinewa.gov with more specifics about your project. 

Call the City’s Customer Response Team, they’ll come out and see whether the tree belongs to you or to the City.

• Electricity: Seattle City Light serves all properties within the City of Shoreline.
• Water: Seattle Public Utilities and North City Water District are the two water purveyors. Look at the City’s Property Information map, and turn on the “King County Water Service Areas” layer to see which area you are in.
• Sewer: All properties are served by the City of Shoreline except for those within the Highlands neighborhood, which has its own sewer district. The city calls it wastewater instead of sewer in most cases.
• Garbage: Recology picks up garbage, recycling and compost within the City of Shoreline.
• Natural Gas: Puget Sound Energy provides natural gas service.

The public right-of-way is all public streets and property granted or reserved for, or dedicated to, public use for street purposes, utilities, walkways, sidewalks, bike routes, landscaping, and parking, whether improved or unimproved. 

Put more simply, it’s the land where the road is. The right-of-way is often wider than the road itself. This means your front property line, along the right-of-way, might be in a different place than you think.

A permit may be required depending on the size of container and how long the container will be in the street or sidewalk. Please send an email to PCD at pcd@shorelinewa.gov including the type of container, where you want it to be, and how long it will be there. They will put you in touch with folks in Public Works who will walk you through the next steps. 

A Stormwater Pollution Prevention Plan (SWPPP) is a document that explains the potential for stormwater pollution caused by construction activities, and the methods required to control those problems. All projects must manage the stormwater runoff from construction sites, demolition, clearing and grading projects, or other activity that exposes soils, regardless of the project’s size.

The City’s Surface Water Assets Online Interactive Map shows the City’s stormwater drainage pipes. 

It depends on the size of the tree, where the tree is located, the health of the tree, and how many trees there are on the property overall. Review the City’s Tree Regulations for Private Property handout. Contact the City (pcd@shorelinewa.gov or 206-801-2500) prior to removing any tree unless it is an absolute emergency (for example, leaning on a power line).

A permit is required to remove a tree unless it is exempt from the City’s tree code. Review the City’s Tree Regulations for Private Property handout. Contact the City (pcd@shorelinewa.gov or 206-801-2500) prior to removing any tree unless it is an absolute emergency (for example, leaning on a power line).

Contact the City’s Customer Response Team who will visit the property and help make a determination. You can also check the City’s Street Trees Map to see if it has been mapped as a street tree.

If the tree is an imminent hazard, that it is at risk of falling down right now then it can be removed under SMC 20.50.310.A.1.c. This applies to trees that are clearly cracked, leaning on power lines or similar. The City retains the right to dispute the emergency and may require a permit after the fact.

If the tree is not an imminent risk of failing, then please contact the City. There are exemptions for unhealthy, dead or dying trees as long as they are not in environmentally critical areas. 

Healthy trees that are only a moderate risk may still require a permit to be removed.

If you’re not sure if a tree is hazardous, it’s best to contact an ISA certified arborist to have them evaluate the tree. Healthy trees can grow sideways or with a lean, and some trees dropping limbs may just need maintenance pruning.

NOTE: There are penalties for removing a tree without a permit, sometimes $15,000 or more. It is always best to contact the City to see if a permit is required prior to removing a tree.

The City’s Managed Assets Online Interactive Map shows sewer lines. You may need to “turn on” the layer by checking the box next to “Wastewater” in the layers list, which looks like three sheets of paper stacked on top of one another:  .

The portion of the side sewer that is located in the public right-of-way from the property line to the sewer main is owned by the City. The portion of the side sewer located on private property is owned by the property owner.

The City’s Managed Assets Online Interactive Map shows sewer lines. You may need to “turn on” the layer by checking the box next to “Wastewater” in the layers list, which looks like three sheets of paper stacked on top of one another:   .

There are two wastewater treatment facilities that serve the City of Shoreline: Edmonds and King County.

To determine which facility serves your property, open the City’s Managed Assets Online Interactive Map. You will need to navigate to the layers panel, which looks like three sheets of paper stacked on top of one another:  . In the layers list, make sure the “ULID2” sublayer nested under the “Wastewater” layer is turned on (has a check mark next to it). If your property is within the ULID2 red-hashed area, then you are served by Edmonds’ facility. All other properties are served by King County’s facility.

Please contact the City’s wastewater maintenance and operations team.