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Skagit County Shoreline regulations. Planning Commission Workshop April 3, 2012. What is a shoreline area?. Shoreline Jurisdiction. Lakes and reservoirs greater than 20 acres. Rivers and streams with mean annual flow over 20 cfs.

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Skagit county shoreline regulations

Skagit County Shoreline regulations

Planning Commission Workshop April 3, 2012


What is a shoreline area

What is a shoreline area?

Shoreline Jurisdiction




Lands extending 200 feet from the OHWM, floodways, floodways and floodplain areas 200 feet landward of the floodway





What types of work may require a permit? Residential Construction addition to an existing home accessory development

When is a permit necessary for residential activity?


Types of shoreline review e xemption s ubstantial development c onditional u se v ariance

Types of shoreline review Exemption substantial Development conditional use variance

Shoreline Review Processes


Shoreline exemptions

Many residential activities are exempt from the substantial development permit requirementsSkagit Countydoes have an application and review process for shoreline exemptions to ensure compliance with the local and state shoreline rules

Shoreline exemptions


Some examples of exempt Residential type activities include development permit requirementsSingle family residence Private dock Protective shoreline armoring

Shoreline exemptions for residential development


What may require a permit

What may trigger the need for a permit? development permit requirementsWork is substantial development Work does not meet the requirements Work is listed as conditional use

What may require a permit


Definition of development

Development - development permit requirementsA use consisting of 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 the Shoreline Management Act at any state or water level.

Definition of development


Definition of substantial development

Substantial development – development permit requirementsAny development of which the total cost or fair market value exceeds $5,718,* or any development which materially interferes with the normal public use of the water or shorelines of the state.This figure adjusted for inflation every five years by the OFM (July 1, 2012)

Definition of substantial development


Permit process flow chart

Permit process flow chart development permit requirements

Shoreline Substantial Development Permit Process


Shoreline variances

Shoreline variance permits development permit requirementsMost common for residential development Usually for a reduction in the shoreline setback Also for height or site coverage

Shoreline variances


Skagit county shoreline area designation map

Skagit County Shoreline Area Designation Map development permit requirements


Tabular regulations for residential development

Tabular regulations for residential development development permit requirements

Shore setback, height limit, site coverage


Shoreline setback determination

Shoreline setback determination development permit requirements

Determining shoreline setback using averages


Permit process flow chart1

permit process flow chart development permit requirements

Shoreline Variance or Conditional Use Permit


Shoreline and critical areas

Shoreline and critical areas development permit requirements

Critical areas within shoreline areas


Shoreline areas are also critical areas development permit requirementsCritical area review is required Critical area regulations apply

Critical area review in shoreline areas


Critical areas review process

Standard review process development permit requirementsApplication Staff completes map review Staff conducts site visit Site assessment prepared by a qualified professional Protected Critical Area site plan

Critical areas review process


Standard review application

Standard review application development permit requirements

Critical areas review application


Map review and site visit

Map review and site visit development permit requirements

County staff critical areas review form


In house map review w etlands hydric soils dnr streams

In-house development permit requirementsmap reviewWetlands/hydric soils DNR streams

Wetlands/hydric soils and DNR stream types maps


In house map review geologic hazards aquifer recharge

In-house map review development permit requirementsGeologic Hazards Aquifer recharge

Geologic hazards and Aquifer recharge maps


Lake and marine shoreline buffers

Lake and Marine shoreline buffers development permit requirements

Shoreline Area Designations and CAO Buffers


Streams that are shorelines 200 foot riparian buffer

Streams that are shorelines development permit requirements200 foot riparian buffer

Shoreline Streams and Existing CAO Buffers


Shoreline and critical areas protected critical area pca plan

Shoreline and critical areas development permit requirementsProtected Critical Area (PCA) Plan

Example Protected Critical Area Site Plan


Shoreline master program update development permit requirements Going on now Regulations may be changing Information is available atwww.skagitcounty.net/SMP

Skagit County Shoreline Master Program Update


Element of the comprehensive plan development regulations environment designation maps

Element of the comprehensive plan development permit requirementsdevelopment regulationsenvironment designation maps

Content of the Master Program


Comprehensive plan element
Comprehensive Plan Element development permit requirements

  • Shoreline Uses and Modifications

  • Economic Development

  • Public Access

  • Recreation

  • Circulation

  • Conservation

  • Historic/Cultural/

    Scientific/Educational

  • Flood Hazard Management

  • Restoration

  • Shoreline Process and

  • Administration


Development regulations
Development Regulations development permit requirements

  • Authority and Purpose

  • Shoreline Environment Designations

  • General Regulations

  • Administrative Provisions

  • Shoreline Use and Modifications

  • Critical Areas

  • Legal Pre-existing Uses and Structures


Public participation

PUBLIC PARTICIPATION development permit requirements

SMP Update Process


Smp update process

Ongoing Public Participation development permit requirements

Ecology Review and Adoption

SMP Update Process


Upcoming schedule

Advisory Committee meetings development permit requirements June 14 and july 12planning commissionjoint meeting with SAC may 22work sessions June 5, 19 and july10, 24

Upcoming Schedule


Upcoming schedule1

Preliminary draft to ecology development permit requirementsjuly 31planning commissionwork sessions to review comments and make revisions – Sept, oct, novhold public hearings – dec, jan *publicopen houses in october* Dependent upon Ecology’s review schedule

Upcoming Schedule


Upcoming schedule2

submit draft development permit requirementssmp, cumulative impacts analysis and restoration plan to ecologyNovember 31planning commission and/or board of county commissioners consider ecology comments, revisions and local adoptionfebruary – june 2013

Upcoming Schedule


Thank you development permit requirementsFor additional information, please contact Betsy [email protected](360) 336-9410 ext 5879

Contact information


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