Land-use / zoning permit requirements across 17 Seattle-area cities
Side-by-side: which of Seattle, Bellevue, Kirkland, Redmond, Sammamish, Issaquah, Renton, Kent, Federal Way, Mercer Island, Shoreline, Tacoma, Lakewood, Puyallup, Everett, Lynnwood, Woodinville require a permit for land-use or zoning work, and what triggers one — each row quoted from the city's own code or permit page, with the source linked. Fees and review times appear where the city publishes them.
2 of 17 cities have authoritative rules on file · 17 always require a permit · 0 depend on the scope · 0 do not.
All 17 cities. A variance, conditional use, plat or design review is a land-use decision that precedes the building permit.
King County
| Jurisdiction | Threshold | Fee | Source |
|---|---|---|---|
Always | Triggered when a project does not conform to the strict letter of the zoning code. Variances require a hardship finding under most city codes. Design review thresholds vary (Seattle: most multifamily + non-residential >4,000 sqft; many cities: design review only in designated districts). | Fee: Bellevue's land use review fees (Ordinance 6879, Table 20) include a variance or critical areas permit at $304 an hour with a $2,432 deposit, a land use code interpretation at $304 an hour with a $608 deposit, predevelopment services at $304 an hour with a $608 deposit, a shoreline exemption at $547, a home occupation at $1,581, a current zoning status letter at $608, and land use review of a single-family addition at $1,216 ($237 on quick review) or a new house at $2,432. Apply via mybuildingpermit.com. | Cite verified 2026-04-26 |
Always | Triggered when a project does not conform to the strict letter of the zoning code. Variances require a hardship finding under most city codes. Design review thresholds vary (Seattle: most multifamily + non-residential >4,000 sqft; many cities: design review only in designated districts). | Fee: Federal Way's land use fees include a pre-application meeting at $713, a Process I minor site review at $939, an administrative variance (Process III) at $5,634 plus $453 Public Works review, and a hearing examiner variance (Process IV) at $5,041 plus $682 Public Works review; a zoning verification is $186. Process III to VI applications add $343 for notice postage, posting and materials, and every application the automation fee, the greater of $43 or 5% of the fee. When one project needs several land use fees, the highest is charged in full and each other at 25% (2026 Fee Schedule, Section Seven). | Cite verified 2026-05-17 |
Always | Triggered when a project does not conform to the strict letter of the zoning code. Variances require a hardship finding under most city codes. Design review thresholds vary (Seattle: most multifamily + non-residential >4,000 sqft; many cities: design review only in designated districts). | Fee: Issaquah's Land Use Fee Schedule (effective April 7, 2026) lists a pre-application conference at $3,026.38 (up to two meetings) or $311.29 for one meeting on an ADU or a new house, a deviation of standards at $4,236.93, a variance at $30,263.82 outside a critical area or $36,316.58 in one (plus hearing examiner costs), SEPA review at $6,052.23, a shoreline exemption at $1,210.56, a lot line adjustment at $5,084.33, a home business review at $635.59, and a zoning verification letter at $363.17. The City's technology surcharge is added unless the schedule footnotes a fee, and reviews beyond the third add 30% of the initial fee each. Apply via mybuildingpermit.com. | Cite verified 2026-05-16 |
Always | Triggered when a project does not conform to the strict letter of the zoning code. Variances require a hardship finding under most city codes. Design review thresholds vary (Seattle: most multifamily + non-residential >4,000 sqft; many cities: design review only in designated districts). | Fee: Kent's variance for a single-family house is $924.86 and an administrative variance $1,056.79; a conditional use permit is $6,613.09, or $1,056.80 for a minor one, and a lot line adjustment $2,927.83. A concept meeting is free and a pre-application conference $665.77. A shoreline exempt determination is $527.68. A technology fee of 3%, at least $10, is added to most of these, not to appeals or pre-application conferences. Apply through the City of Kent Permit Portal (sso.kentwa.gov). | Cite verified 2026-09-06 |
Always | Triggered when a project does not conform to the strict letter of the zoning code. Variances require a hardship finding under most city codes. Design review thresholds vary (Seattle: most multifamily + non-residential >4,000 sqft; many cities: design review only in designated districts). | Fee: Kirkland charges no presubmittal fee for an owner's single-family remodel, addition or rebuild; other presubmittal conferences are $1,258. A critical area determination is $1,704, a zoning verification letter $1,608, a lot line alteration $3,223, a shoreline substantial development exemption $3,575, and an appeal $669; other review is billed at $179 an hour. A 3.5% surcharge is added (Land Use Permit Fee Schedule 2026). Apply via mybuildingpermit.com. | Cite verified 2026-05-29 |
Always | Triggered when a project does not conform to the strict letter of the zoning code. Variances require a hardship finding under most city codes. Design review thresholds vary (Seattle: most multifamily + non-residential >4,000 sqft; many cities: design review only in designated districts). | Fee: Mercer Island's land use fees are minimums for a set number of staff hours, billed at $182 an hour beyond them: a variance is $11,830 (65 hours), a conditional use permit $19,110 plus hearing examiner costs, and a pre-application meeting $1,092 with up to 2 reviewers. An ADU's land use review is $728 (2026 Fee Schedule). | Cite verified 2026-05-02 |
Always | Triggered when a project does not conform to the strict letter of the zoning code. Variances require a hardship finding under most city codes. Design review thresholds vary (Seattle: most multifamily + non-residential >4,000 sqft; many cities: design review only in designated districts). | Fee: Redmond's variance is $19,347.23 for a single-family or non-corporate applicant and $20,240.60 otherwise; an administrative modification is $13,169.26. A pre-application meeting with Planning staff is $2,090.62, and a zoning verification letter $416.73. Where a project needs two land use permits and neither is marked 'in conjunction with another land use permit', only the higher fee applies. A 4% technology surcharge is added to every fee (Development Review Permit Fees, effective February 1, 2026). Apply through the Redmond ePermitting Service, REPS (cityofredmondwa-energovweb.tylerhost.net/apps/selfservice); plan-reviewed permits go through Plan Review Online, and the How to Apply page (redmond.gov/462/How-to-Apply) says which. | Cite verified 2026-05-29 |
Always | Triggered when a project does not conform to the strict letter of the zoning code. Variances require a hardship finding under most city codes. Design review thresholds vary (Seattle: most multifamily + non-residential >4,000 sqft; many cities: design review only in designated districts). | Fee: Renton's variance is $1,584 for each variance requested, decided administratively or by the Hearing Examiner; an administrative conditional use permit is $1,914 and a Hearing Examiner one $3,944, an administrative site plan $3,221, a waiver or modification of a code requirement $308 a request, and a zoning compliance letter $574. The City adds its 5% technology surcharge to these fees, but not to appeals (Fee Schedule 2025-2026). Apply via permitting.rentonwa.gov. | Cite verified 2026-05-17 |
Always | Triggered when a project does not conform to the strict letter of the zoning code. Variances require a hardship finding under most city codes. Design review thresholds vary (Seattle: most multifamily + non-residential >4,000 sqft; many cities: design review only in designated districts). | Fee: Sammamish's zoning variance is a $5,516 base fee covering up to 20 hours, a conditional use permit $4,431 for up to 16 hours, and further planning review $273 an hour. A pre-application conference is $1,034, a pre-development consultation $828, and a zoning verification letter $821. The City adds a 15% technology fee to each fee (2026 Fee Schedule). Apply via mybuildingpermit.com. | Cite verified 2026-05-29 |
Always | Triggered when a project does not conform to the strict letter of the zoning code. Variances require a hardship finding under most city codes. Design review thresholds vary (Seattle: most multifamily + non-residential >4,000 sqft; many cities: design review only in designated districts). | Fee: SDCI charges land use review at $551 an hour. A Master Use Permit decision, including a variance, a short subdivision, a shoreline substantial development permit or an environmental (SEPA) review, starts with a minimum fee covering the first 10 hours, $5,510, and further hours are billed at $551. A land use pre-application conference is 2 hours ($1,102), zoning coaching 1 hour ($551), a lot boundary adjustment 5 hours ($2,755), a shoreline exemption 1 hour ($551) and a legal building site letter 2 hours ($1,102). Each extra correction cycle can add twice the $292 base fee, and a 5% technology fee is added (SMC 22.900C.010). | Cite verified 2026-05-02 |
Always | Triggered when a project does not conform to the strict letter of the zoning code. Variances require a hardship finding under most city codes. Design review thresholds vary (Seattle: most multifamily + non-residential >4,000 sqft; many cities: design review only in designated districts). | Fee: Shoreline's zoning variance is $12,093 and a conditional use permit $9,960; an interpretation of the development code is $998, a lot line adjustment $2,136, and critical areas review is billed at the $267 hourly rate with a 2-hour minimum. Along the shoreline, an exemption is $668 and a substantial development permit $3,557 up to $10,000 of value. A pre-application meeting is $267. A 4% technology surcharge is added to the City's permit fees (SMC FEE.010). Apply electronically via eTRAKiT (shorelinewa.gov/government/departments/planning-community-development/permit-center-remote-services/register-for-a-professional-etrakit-account). | Cite verified 2026-05-17 |
Always | A variance, conditional use permit, subdivision, rezone, design review or site plan review is a Woodinville land use decision of Type 1, 2 or 3 (WMC 21.80.030), decided before the building permit for the same work (21.80.035). Woodinville sorts land use applications into three types (WMC 21.80.030). Type 1 is decided by the Director with no public notice or hearing: a boundary line adjustment, Type 1 design review or site plan review, a tree removal permit, a temporary use permit, a critical area determination. Type 2 is decided by the Director after public notice: an administrative conditional use permit, Type 2 design review, a preliminary short subdivision, a shoreline substantial development permit, a SEPA threshold determination. Type 3 is decided by the Hearing Examiner after a public hearing: a variance, a nonadministrative conditional use permit, a preliminary subdivision, a shoreline variance or conditional use, which Ecology then decides; a site-specific rezone goes to the City Council on the Examiner's recommendation (Table 21.80.050). Where an application could be either, the higher type applies (21.80.030(3)). | Fee: Woodinville's 2026 land use fees include a variance at $21,104, a Type 2 conditional use permit at $4,041, a boundary line adjustment at $5,387, a short subdivision of up to 9 lots at $16,018, and a SEPA threshold determination at $5,720, or $2,397 consolidated with another permit (2026 Fee Schedule). A Type 3 decision adds the Hearing Examiner's actual cost, and the first pre-application meeting is free. Apply through Woodinville's online Permit Portal (aca-prod.accela.com/woodinville/default.aspx); the Apply for a Permit Online page (woodinville.gov/347/Apply-for-a-Permit-Online) explains the account setup. | Cite verified 2026-11-07 |
Pierce County
| Jurisdiction | Threshold | Fee | Source |
|---|---|---|---|
Always | Triggered when a project does not conform to the strict letter of the zoning code. Variances require a hardship finding under most city codes. Design review thresholds vary (Seattle: most multifamily + non-residential >4,000 sqft; many cities: design review only in designated districts). | Fee: Lakewood's variance (critical area, engineering, shoreline or zoning) is $520 as a Type I decision, $780 as Type II and $1,565 as Type III; one that goes to the Hearing Examiner adds a $2,500 deposit against the hearing's actual cost. A pre-application conference is $480, $240 of it credited to a permit filed within a year, and a zoning certification $120. Every permit application carries the City's $90 administrative base fee, mechanical permits excepted, and a 4% technology fee (2026 Fee Schedule). Apply through Lakewood's Online Permit Center (app.oncamino.com/lakewood_wa), linked with the account steps from the city's Apply for a Permit page (cityoflakewood.us/permit-center). | Cite verified 2026-05-02 |
Always | Triggered when a project does not conform to the strict letter of the zoning code. Variances require a hardship finding under most city codes. Design review thresholds vary (Seattle: most multifamily + non-residential >4,000 sqft; many cities: design review only in designated districts). | Fee: Puyallup's variance, decided by the Hearing Examiner, is a $770 application fee; an administrative adjustment is $300, plus $60 for each further standard adjusted. A small project's conditional use permit is $880. A pre-application request is $300 for notes only and $500 for a meeting after the notes, credited in full to a permit filed within 6 months; a zoning verification letter is $130. Two land use applications for one project pay the higher fee in full and half the lower (2026 Municipal Fee Schedule). Apply through Puyallup's online permit system, CityView (permits.puyallupwa.gov/Portal); the Permit Services page (puyallupwa.gov/325/Permit-Services) walks through the steps and fees. | Cite verified 2026-05-02 |
Always | Triggered when a project does not conform to the strict letter of the zoning code. Variances require a hardship finding under most city codes. Design review thresholds vary (Seattle: most multifamily + non-residential >4,000 sqft; many cities: design review only in designated districts). | Fee: Tacoma's variance for a single-family residence is $3,990, and a height variance $3,990 for a main building or $2,660 for an accessory building; a conditional use permit is $6,650 and a zoning verification letter $340. A pre-application meeting is $1,670 for an electronic review and memo, or $3,330 with an in-person meeting, creditable toward the plan review fee within a year. An activity begun before approval pays double (Tables 3 and 4). The technology (5%) and reserve fund (2%) surcharges are added. | Cite verified 2026-05-02 |
Snohomish County
| Jurisdiction | Threshold | Fee | Source |
|---|---|---|---|
Always | Triggered when a project does not conform to the strict letter of the zoning code. Variances require a hardship finding under most city codes. Design review thresholds vary (Seattle: most multifamily + non-residential >4,000 sqft; many cities: design review only in designated districts). | Fee: Everett's 2026 Planning, Zoning and Land Use Fee Schedule lists a pre-application meeting at $730, Review Process I actions at $730, II at $1,092 and III at $2,370, a variance in a single-family zone at $1,092 (administrative variance $730), a boundary line adjustment at $1,458, a floodplain development permit at $1,587, a shoreline permit exemption letter at $730, SEPA review under one acre at $730, and a zoning verification letter at $145. Concurrent applications pay each fee, and a 2.3% service fee applies to card payments. | Cite verified 2026-04-26 |
Always | Triggered when a project does not conform to the strict letter of the zoning code. Variances require a hardship finding under most city codes. Design review thresholds vary (Seattle: most multifamily + non-residential >4,000 sqft; many cities: design review only in designated districts). | Fee: Lynnwood's variance is $735 for a single-family property and $4,410 otherwise; a conditional use permit is $7,325, and a critical areas permit $790 with no mitigation or $1,815 with a mitigation plan. A pre-application meeting is $250, credited toward the development review charges, and a zoning verification letter $400 (LMC 3.104.080). | Cite verified 2026-05-02 |
How this table is built
Each row reflects the most-recently-verified authoritative rule on file for that jurisdiction and project type. “Not verified” means we have the jurisdiction in our database but haven't yet personally checked the city page for land-use / zoning rules — those rows fall back to county or WA-state baselines until verified. Sources link directly to the city or county page we read on the verified-on date. See our data-quality leaderboard for how we keep these current.