AG 1092: Areaways
This is a long term, annually renewable permit for existing areaways. An areaway is an underground space that stretches out from a building under the sidewalk to a street wall. The roof and vertical structure of the areaway hold up the sidewalk above it. Areaways are considered private structures, and as such, a Public Space Management Long Term Use permit is required for this use. Most areaways are located in the downtown area, and over 260 known areaways have been inventoried by our Areaways Program.
New areaways, including lightwells, are not allowed in public right-of-way. In most cases, our permits are for a change in use of an existing areaway or to transfer the permit to a new owner. To make changes to an existing areaway permit, you can request a permit revision through our Seattle Services Portal.
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Step 1: Determine the fee type for my areaway
Step 2: Collect the required documents
Step 4: Application review, fees and decision
Step 5: Permit issuance and initial inspection
Step 6: Maintaining your permit
Step 1: Determine the fee type for my areaway
We charge an occupancy fee for an areaway that is actively used, called an “Active” areaway as opposed to an un-used areaway called an “Inactive” areaway. Typical uses of active areaways are storage, parking, utilities, office rooms, restrooms, and lightwells. Junk storage is not permitted and must be removed from areaways. If the areaway is active, the occupation fee is charged annually based on square footage for the entire areaway space – not just the portion being used.
An inactive areaway is not in use and may or may not be accessed by the property owner or tenant. Certain minimal uses such as utilities, components of HVAC systems, fire suppression systems, and similar uses would not cause an areaway to be considered active. Inactive areaways are not assessed an additional annual square footage occupation fee. Each areaway is unique and is evaluated at the time of inspection and review.
An areaway that has been filled does not require a Long Term use permit. This is because there is no longer a void under the sidewalk. This typically happens when a parcel is redeveloped.
Step 2: Collect the required documents
After you’ve confirmed that this is the permit you need, it’s time to collect the documents required to support your application.
- Letter of Authorization is required if the Applicant or Financially Responsible Party (FRP) contact is different from the Owner contact
- Photos of the inside and outside of the areaway
- Site plan that shows the following:
- Adjacent address, property line, north arrow, and street names
- Dimensions of the entire areaway on public right-of-way; inclusive of the street wall. Include the height of the areaway.
- Existing infrastructure in areaway (such as shoring poles, utilities, coal chute, stairs, etc.), entrances and exits (tell us how you can access the areaway);
- Narrative of how the areaway is being used and if it is active or inactive
- Certificate of Approval from the DON Historic/Landmark preservation board may be required if located within a Landmark or a Historic district.
Step 3: Apply for the permit
When you are ready to apply, head to the Seattle Services Portal!
Note: if you've never used the Portal before, you'll need to register and set up an account first. See this helpful article or video on how to do this. Once you are logged in, follow the steps below:
To make changes to an existing record (because you are changing how the areaway is used), you can request a permit revision.
If you are a new owner of property with an associated areaway, you need to apply for a new permit. In the application, note “Transfer of Ownership” in the project description field.
Follow the steps below:
- Under "Create New" select "Permits-Street Use"
- Navigate to and select the "Long Term Use" and "Private Structures/Uses" record type.
- When prompted to input “Use Code Description,” choose “Active Areaways” or/and for inactive areaways, choose “Wall/Fence/Rockery/Other Access or Minor Structures”
Step 4: Application review, fees and decision
You can check the status of your permit online through the Seattle Service Portal. Read more about our Street Use Permit Process and Status here. You can also find current Street Use permitting timelines here.
An Indemnity Agreement document is required for areaways. If there is not one that meets current requirements already recorded, we will prepare the document with instructions for recording with King County. The agreement will be recorded on the title of the property associated with the structure.
We may require structural calculations stamped from a Washington State licensed engineer, including specifications and a brief analysis documenting the current condition of the areaway and its components. We will review the application and may contact you either to request additional information or to request corrections. For responding to corrections, read our help article (including a video on how to upload documents).
Issuance and occupation fees (if applicable) are due once an application has been approved and must be paid before a permit is issued. For detailed information, visit our How to Estimate and Pay Permit Fees page.
For areaways where construction activity is proposed:
When construction work is proposed, an additional Construction Use permit to review the technical plans and the impacts to mobility from the construction work will be required. For more information on other permits that may be required, see Street Use Permits.
Step 5: Permit issuance and initial inspection
Once your permit is issued, it will be uploaded to the Seattle Services Portal. You should review the permit and approved documents, paying close attention to the approved site plan and permit conditions. Need help finding and printing your permit? Check out this help article.
If applicable, we will perform an initial inspection to ensure modifications meet our approved permit and plan. Inspections are billed at an hourly rate and will be invoiced separately from other permit fees.
Step 6: Maintaining your permit
Long Term Use permits are renewed yearly. The yearly permit fee includes the renewal fee and occupation fee (if applicable), see our Street Use Fee Schedule PDF on this page for more information. If the use is in good standing, our permitting system will automatically renew the permit and invoice the permittee.
You are expected to maintain the areaways according to your approved plan and permit, including complying with all permit conditions. We will conduct periodic inspections to ensure the use remains as approved and that the areaway remains in good condition to support sidewalk and activities above. In the event your areaway requires repair, you are responsible for promptly notifying us via sdotpermits@seattle.gov, procuring the required permits, and repairing the areaway. If failure of the areaway results in sidewalk damage you are also responsible for repairing the sidewalk in a timely manner.
Need to make changes? You can request a permit revision through our Seattle Services Portal.
It’s important to understand that the Long Term permits we issue are wholly of a temporary nature, vest no permanent rights, and are revocable pursuant to SMC 15.04.070. If a permit is revoked or terminated, the right-of-way shall be returned to its original condition.