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. 

For more information, please see our FAQs below, or contact Holly Keeton, MPA, Community Development Director, at (206) 248-8253.


City Council Readings

Public Comment Period

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

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 7:00pm

Normandy Park City Hall

Council Chambers 

801 SW 174th St 

Normandy Park, WA 98166 

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 7:00pm, 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, overview of the recommended amendments, and a time for Q and A. 

Powerpoint presentation 

Proposed amendments 

Open house overview

Watch the open house


Public Meetings

On May 16th at 7:00pm 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 8:30am through June 28th at 4:30pm. 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


Related Documents

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

Shoreline Master Program (SMP) drafted language, May 2019.

Shoreline Master Program (SMP) Periodic Review Checklist.

Critical Areas Ordinance (CAO) drafted language, May 2019. 

Critical Areas Ordinance (CAO) Gap Analysis, May 2019.

Critical Areas Definitions to be added to NPMC 18.018, May 2019.

SEPA Threshold Determination

SEPA Checklist

Critical Areas Map 1: Wetlands

Critical Areas Map 2: Critical Aquifer Recharge Areas (CARA)

Critical Areas Map 3: Geologic Hazardous Areas

Critical Areas Map 4: WDFW Habitat Conservation Areas (FWHCA)

Critical Areas Map 5: Surface Water Resources and Flooding

Frequently Asked 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 this apply?

“Shorelines of the state” are special waterbodies 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 type of activities and uses 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 and what is required to obtain approval?

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).

How 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? When is it required?

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?

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.