Description/Purpose

To regulate developments and uses of shoreline water bodies and associated upland areas to protect human health and the natural environment. Each local government has development regulations in its shoreline master program (SMP). Each SMP regulates developments and uses defined by state law as "substantial development." These developments need an approved substantial development permit (SDP) before they may be built or undertaken. Local governments send SDPs, whether denied or approved, to the Department of Ecology (Ecology) for "filing."

For more information about the Shoreline Management Act, go to the links below.

Triggers and activities which would require this permit

An SDP is required for all non-exempt developments and uses exceeding $8,504 fair market value. RCW 90.58.030(3)(a) defines "development" as “a use consisting of the construction or exterior alteration of:

• Structures;
• Dredging; drilling; dumping; filling;
• Removal of any sand, gravel, or minerals;
• Bulkheading;
• Driving of piling;
• Placing of obstructions; or
• Any project of a permanent or temporary nature which interferes with the normal public use of the surface of the waters overlying lands subject to this chapter at any state of water level.”

Under WAC 173-27-150, SDPs shall be granted only when the proposed development is consistent with policies and procedures of the Shoreline Management Act (SMA), Ecology rules, and the local SMP.

Local government may condition the approval of permits, if needed, to ensure consistency of the project with the SMA and the SMP. Local governments must review and approve or deny applications for SDPs and then send the permit material to Ecology for filing.

Legal authority

• Chapter 173-27 WAC
• Chapter 90.58 RCW

Schematic

schematic

Notes / Comments

Contact your local government for an application. Substantial Development Permits are reviewed against the criteria in the local Shoreline Master Program and state criteria in WAC 173-27-150.

Related Entries

• Shoreline Conditional Use Permit
• Shoreline Variance Permit
• Shoreline Exemption
• Floodplain Development Permit
• Hydraulic Project Approval
• Building Permit
• Discharge of Dredge or Fill Material Into Water
• Section 401 Water Quality Certification
• Construction Stormwater General Permit - NPDES
• Work in Navigable Waters
• Aquatic Use Authorization

Contacts

Triggering Questions

• Is the project or activity within 200 feet landward of the ordinary high water mark?
• Will you be doing any development within the 100-year floodplain?
• Is the project or activity in a water body within city or county boundaries?
• Will you be building a new permanent structure or adding on to an existing one?
• Will you be repairing or modifying a bulkhead?
• Will you be moving a bulkhead above the ordinary high water mark?
• Will you be creating a new beach cove?
• Will you be creating a new, full beach?
• Will the lift be in a water body within a city or county boundary?
• Will you be doing any development within the 100 year floodplain?
• Will you be building a new permanent structure or adding on to an existing one?
• Will the dock be in a water body within a city or county boundary?
• Will you be doing any development within the 100 year floodplain?
• Do you intend to recontour or grade the shoreline above the ordinary high water mark?
• Do you intend to modify or perform maintenance on a dock?
• Will you be doing any development within the 100 year floodplain?
• Will the project or activity be in a water body within a city or county boundary?
• Will the mooring buoy be in a water body within a city or county boundary?
• Will you be using bioengineering techniques to stabilize your shoreline?
• Will you be removing a bulkhead?
• Will you be adding any shoreline plantings?
• Will the project include beach nourishment?