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Quality of Life

Welcome to the Community Development department. We promote community and environmental quality through land use planning and permitting.

Manhattan Village Subarea Plan Sketch

Long-Range Planning

The Community Development Department assists in developing, coordinating, and implementing long-range planning. This includes:

  • Updating the City’s Comprehensive Plan
  • Implementing specific project, strategic, or master plans as directed by the City Council
  • Drafting and implementing legislation and researching and analyzing areas of concern – assignments include grant writing, population projections and census projection enumerations; electronic and non-electronic mapping for the city, and other assigned tasks and related activities
  • Identifying issues, projects needs, and assisting in establishing policies to achieve declared goals
  • Drafting Municipal Code amendments and helping to implement the Growth Management Act (GMA), State Environmental Policy Act (SEPA), and the State Shoreline Management Act (SMA)
  • Managing and operating the City’s Geographic Information System (GIS)

Environment & Critical Areas

Shoreline Master Program (SMP) and Critical Areas Ordinance (CAO)

The City of Normandy Park is undertaking a periodic review of its Shoreline Master Program (SMP), as required by the Washington State Shoreline Management Act (SMA). The SMA requires that each SMP be reviewed and revised, if needed, on an eight-year schedule established by the State Legislature. This review ensures that the City’s SMP stays current with changes in state laws and rules, remains consistent with the City of Normandy Park’s Comprehensive Plan and regulations, and is responsive to changed circumstances, new information, and improved data.

The City adopted its current SMP in 2014. The focus of this periodic review is on consistency with changes to state law made since its adoption in 2014. The City is also undertaking an update of its Critical Areas Ordinance (CAO) which will be incorporated by reference into the revised SMP. These reviews will also address consistency with the City’s Comprehensive Plan and Development Regulations.

City Council Readings

  • September 5, 2019
    • 1st Reading of Ord. 997 Critical Areas Update
    • Reading of Res. 945 Shoreline Master Program Update
    • Meeting agenda
  • October 8, 2019
    • 2nd Reading and Adoption of Ord. 997 Critical Areas Update
    • 1st Reading of Ord. 998 Shoreline Master Program Update
    • Meeting agenda
  • January 14, 2020
    • 2nd Reading and Adoption of Ord. 998 Shoreline Master Program Update
    • Meeting agenda

Public Comment Period

  • Opens: Wednesday, May 29, 2019, at 8:30 am
  • Closes: Friday, June 28, 2019, at 4:30 pm

Notice of Comment Period, SEPA Threshold Determination, and Joint Public Hearing

Joint Public Hearing: City and the Department of Ecology

Thursday, June 20, 2019, at 7:00 pm

Normandy Park City Hall
Council Chambers
801 SW 174th St
Normandy Park, WA 98166

Notice of Comment Period, SEPA Threshold Determination, and Joint Public Hearing

Get Involved

Public notice for all open houses, public meetings, and public hearings will be posted on the city website, in City Hall, and on notice boards throughout the city, as well as published in Westside Seattle. Notices will also be mailed to property owners located within the shoreline jurisdiction in Normandy Park.

Informational Open House

On April 16, 2019, at 7:00 pm, the city and the Watershed Company held a joint open house in the Council Chambers at City Hall. The open house included a joint presentation, an overview of the recommended amendments, and a time for Q and A.
Watch the open house
Public Meetings

On May 16th at 7:00 pm in the Council Chambers at City Hall, the Planning Commission will review the proposed amendments. A public comment period will be held beginning May 29th at 8:30 am through June 28th at 4:30 pm. The public is invited to review the proposed amendments and provide comments to city staff during the comment period.

Agenda Packet for May 16, 2019, Planning Commission Meeting

Written comments may be mailed to:
City of Normandy Park
Community Development Department
801 SW 174th St
Normandy Park, WA 98166


Check out the City of Normandy Park’s current Zoning Map.

    Development Services

    The Development Services Division provides current planning, zoning, and land use permitting. The Development Services Division is the first stop for citizens, developers, real estate agents, architects, surveyors, engineers, attorneys, and private sector planners and environmental science professionals who wish to know more about how property can or cannot be used.

    The Development Services Division manages and land development and land use so the quality of life and general health safety and welfare for all Normandy Park citizens is protected.

    If you have questions relating to any of the above information, please contact the Permit Center at (206) 248-8260 or in person at City Hall, 801 SW 174th St between 8:30 AM – 12:00 PM and 1:00 pm – 4:30 pm, Monday through Friday.

    Development Services staff support the Normandy Park City Council, Planning Commission, and the Hearing Examiner. Additional duties of this division include carrying out the following functions:

    • Development Review
    • Code Enforcement
    • Lot Line Adjustments
    • Shoreline Permits
    • Variances
    • Rezones
    • Sign Permits
    • Short Plats
    • SEPA Review
    • Grading and Filling Permits
    • Design Review
    • Public Information
    • Zoning Administration
    • Subdivisions
    • Critical Areas Review
    • Landscape Review
    • Code Revisions


    Holly Keeton
    Community Development Director
    (206) 248-8253

    Ashleigh Williams
    Assistant Planner
    (206) 248-8260

    Brad Pihlstorm
    Building Inspector
    (206) 812-4729

    Dan Cruz
    Electrical Inspector
    (206) 439-3157

    Steven Blake
    Building Official
    (206) 248-5523

    Common Questions

    What is a Shoreline Master Program (SMP)

    A Shoreline Master Program (SMP) is a set of policies and regulations required by state law that has three basic principles:

    1. Encourages reasonable and appropriate development of shorelines with an emphasis on water dependent uses, which when developed are consistent with the control of pollution and prevention of damage to the natural environment, such as docks, marinas, and recreational facilities, or industries and commercial uses that require a shoreline location and support economic development; and,
    2. Protects the natural resources and character of the shorelines, the land, vegetation, wildlife, water, and aquatic life within shoreline environment; and,
    3. Promotes public access and provides opportunities to enjoy the aesthetic qualities of the natural shorelines and recreational activities in shoreline areas.


    Where does the Shoreline Master Program apply

    “Shorelines of the state” are special water bodies that meet certain size or flow criteria in the Washington State Shoreline Management Act (SMA). These shorelines of the state include rivers and streams with mean annual flow more than 20 cubic feet per second and lakes 20 acres or larger. The shoreline jurisdiction extends 200 feet landward of the water’s edge and additionally includes associated wetlands, floodways, and up to 200 feet of floodplain contiguous to the floodway.

    What is a periodic update of the SMP

    The City of Normandy Park completed a comprehensive update to its Shoreline Master Program in 2016. Washington state law requires jurisdictions to review and update their SMPs every eight years in accordance with the SMA and its current guidelines and legislative rules to attain state approval. This periodic update will focus on:

    • Reviewing relevant legislative updates since 2013 and incorporating any applicable amendments; and
    • Ensuring consistency with recently adopted regulations for critical areas and flood hazard areas. 

    This periodic update will NOT:

    • Re-evaluate the ecological baseline that was established as part of the 2013 comprehensive update;
    • Extensively assess no net loss criteria other than to ensure that proposed amendments do not result in degradation of the baseline condition; or
    • Change shoreline jurisdiction or environment designations.
    What activities do shoreline regulations apply to

    Shoreline regulations apply to any land use activity that occurs within the shoreline jurisdiction as defined in the SMP. Included in those structures and uses regulated in the SMP are:

    • New or expanded structures, such as houses, sheds, and decks;
    • New or expanded in-water and over-water structures, such as docks, buoys, and boat launches;
    • Land development and alteration, such as clearing, grading, dredging, or filling; and
    • Other activities along the shorelines, including restoration (e.g., riparian planting, bank stabilization), trail construction, and public access.


    What is a Shoreline Exemption

    Certain land uses and development activities are exempt from the requirement to obtain a Shoreline Substantial Development Permit, but are not exempt from compliance with the Shoreline Master Program. Exemptions must be narrowly construed and all activities that are exempt from the requirement to obtain a Shoreline Substantial Development permit are still required to comply with the SMP. Exemptions are issued in writing by the City after the submission of a complete application, including a site plan. Even though an activity is exempt from requiring a Substantial Development Permit, a conditional use or variance permit may be required. Exemptions under the SMP are different than exemptions under the State Environmental Policy Act (SEPA).


    Does the SMP affect existing uses and development

    SMP regulations are not retroactive. SMP regulations apply to new development and uses. Existing uses and developments legally established may be repaired, maintained and operated. The SMP applies to proposals for expansion or alteration of existing uses and structures.

    Structures and uses that were legally established in the past may become legally nonconforming due to new shoreline rules that are adopted over time. Current SMP regulations allow these previously built structures and established uses to continue as they are presently operating.

    Recent amendments to the SMA especially recognize existing residences that were built consistent with shoreline regulations in effect at the time of construction. Residential structures that were legally established and are used for a conforming use, but that do not meet current SMP standards (e.g. height, buffers, setbacks, etc.), may be considered a conforming structure. The City’s SMP may allow redevelopment, expansion, or replacement of the residential structure if it is consistent with the current SMP. As part of this periodic review and update the City will be looking at the existing SMP and opportunities consistent with state law to clarify how redevelopment, expansion, or replacement of legally established single-family homes within the shoreline jurisdiction may occur with mitigation and demonstrating there is no net loss of the shoreline ecological functions.

    What is public access to shorelines

    Public access is a preferred use per the SMA. Public access can be physical access (e.g. trail) and/or visual access (e.g. view corridors). Public access standards apply to new development, not existing development. Generally, new public access is only required for private uses of certain sizes (e.g. large subdivisions, resorts, etc.) and are required for public uses. Public access requirements do not allow for trespass on private property.


    What is No Net Loss for SMP

    The SMP Guidelines establish the standard of no net loss. No net loss means that over time, the aggregate existing condition of shoreline ecological functions should remain the same as when the SMP is implemented. Simply stated, the no net loss standard is designed to balance the introduction of new impacts to shoreline ecological functions resulting from new development through mitigation sequencing and restoration. The City must achieve this standard through both the SMP planning process and by appropriately regulating individual developments as they are proposed in the future. Any amendments to the SMP that may occur through the periodic update process would need to comply with the no net loss standard.