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Shoreline Development


There are three different types of shoreline permits: a Substantial Development Permit, a Conditional Use Permit, and a Variance Permit. A given project may require more than one of these.

A Substantial Development Permit is typically required for all permitted activities not listed under WAC 173-27-040. A Substantial Development Permit is a Type III permit and requires a public hearing before the Hearing Examiner.  The county’s decision is then sent to the Washington State Department of Ecology.   

A Conditional Use Permit is a Type III permit and requires a public hearing before the Hearing Examiner.  A CUP is required if the specific activity you wish to undertake is listed as a conditional use or is not specifically listed as a use element in the CCSMP. This permit is issued by the County, if the application meets certain criteria, and must be approved by the Washington State Department of Ecology.

A Variance Permit is a Type III permit and requires a public hearing before the Hearing Examiner.  A Shoreline Variance is required if the activity does not meet the specific standards for this type of development as outlined in the Master Program.  For example, the CCSMP states that RVs in RV parks must be set back 100 feet from the Shoreline. If you wish to have these sites closer than 100 feet, a variance must be obtained. A Variance can not be applied to allow a prohibited activity.  This permit is issued by the County, if the application meets certain criteria, and must be approved by the Department of Ecology.

Different activities/developments  are subject to the Policies and Regulations of the Shoreline Master Program.  Usually the final section in Section 5 lists whether an activity is permitted, conditional or a prohibited activity within each shoreline designation.  Certain activities or development are exempt from a Substantial Development Permit (See WAC 173-27-040), however, the county still requires a Shoreline Exemption Permit and compliance with the Policies & Regulations found in Section 5 of the CCSMP. 

Please contact the Department (360-565-2616) to discuss your project and obtain the appropriate application(s).

What other permits may be required?

Before development of any project within or adjacent to the water, you should check with the following agencies for permit requirements. These permits may not be required, but checking with the agencies before development will mitigate problems later in the project.  If the activity is located over water or multiple agencies require permit, then a Joint Aquatic Resource Permit Application would be required.  This applicant allows one application to be filled out and sent to each agency with a permit to issue. http://www.epermitting.org/site/alias__resourcecenter/jarpa_jarpa_form/9984/jarpa_form.aspx

Dept. of Ecology - NPDES (discharge into the water column), contact Derek Rockett (360) 407-6697, droc461@ecy.wa.gov http://www.ecy.wa.gov/programs/wq/overview.html#activities

Dept. of Fish & Wildlife - Hydraulics permit, contact Theresa Powell (Freshwater questions), (360) 417-1434, Theresa.Powell@dfw.wa.gov or Chris Waldbillig, (360) 874-7258, waldbcmw@DFW.wa.gov http://apps.leg.wa.gov/WAC/default.aspx?cite=220-110

Dept. of Natural Resources - contact Jeff Schreck, (360) 732-7411, Jeff.Schreck@dnr.wa.gov http://www.dnr.wa.gov/BusinessPermits/Topics/ShellfishAquaticLeasing/Pages/aqr_aquatic_land_leasing.aspx

Army Corps of Engineers - Section 10 (could impact navigation) or 404 (could impact wetlands or waters of the US), contact Pamela Sanguinetti, (206) 764-6904, Pamela.Anguinetti@usace.army.mil http://www.nwk.usace.army.mil/regulatory/permitap.htm#plan

Dept. of Agriculture - Aquaculture projects

Useful Shoreline Related Links

1.         Info on landslide hazard (a)http://www.ecy.wa.gov/programs/sea/landslides/index.html (b)http://www.ecy.wa.gov/programs/sea/pubs/95-107/intro.html

2.         Info on vegetation management & erosion control (a)http://www.ecy.wa.gov/programs/sea/pubs/93-31/intro.html, (b)http://www.ecy.wa.gov/programs/sea/pubs/93-30/index.html

3.         Alternatives to Bank Protections (bulk heads) ---See A to E https://fortress.wa.gov/ecy/publications/publications/0006012a.pdf

4.         Information & source for native plants in Clallam County (a)http://clallam.scc.wa.gov/(b)http://www.greenbeltconsulting.com/ctp/toc.html

5.         Tides (a)http://tbone.biol.sc.edu/tide/tideshow.cgi?site=Dungeness%2C+Strait+of+Juan+de+Fuca%2C+Washington (b)http://tbone.biol.sc.edu/tide/tideshow.cgi?site=Ediz+Hook%2C+Port+Angeles%2C+Strait+of+Juan+de+Fuca%2C+Washington (c)http://tbone.biol.sc.edu/tide/tideshow.cgi?site=Crescent+Bay%2C+Washington+%283%29 (d)http://tbone.biol.sc.edu/tide/tideshow.cgi?site=Sekiu%2C+Clallam+Bay%2C+Strait+of+Juan+de+Fuca%2C+Washington (e)http://tidesandcurrents.noaa.gov/data_menu.shtml?stn=9444090%20Port%20Angeles,%20WA&type=Datums(f)http://www.nws.usace.army.mil/About/Offices/Engineering/HydraulicsandHydrology/HistoricalDatumRegions.aspx

6.         JARPA Applications available on-line http://www.epermitting.org/site/alias__resourcecenter/jarpa_jarpa_form/9984/jarpa_form.aspx

7.         WA State Dept. of Fish & Wildlife Hydraulic Project Approval (HPA) Criteria http://apps.leg.wa.gov/WAC/default.aspx?cite=220-110

8.         U.S. Army Corp of Engineers website http://www.nws.usace.army.mil/Missions/CivilWorks/Regulatory.aspx

9.         Coastal Zone Atlas with Aerial Photos (a)https://fortress.wa.gov/ecy/coastalatlas/ (b)https://fortress.wa.gov/ecy/coastalatlas/tools/Map.aspx