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​LARGE DEVELOPMENT

What is the Preliminary Plat (P-Plat)?

A preliminary plat, often called a P-Plat, is the first step in dividing a piece of land into 10 or more lots. 
It follows the rules in Kitsap County Code (KCC) Title 16 for how land can be divided and Title 21 for how the County reviews and approves the application.

The P-Plat process involves:

    • P-Plat applications must go through a public hearing.
    • If the application is approved, it becomes the "parent approval". That means that later permits - like clearing, grading, or building - don't require separate public notice, since future development is expected once the plat is approved.
    • The project must show it's at least 60% feasible, including roads, utilities, and other infrastructure.

Environmental Review:
All P-Plats go through SEPA (State Environmental Policy Act) review to check for environmental impacts (see KCC 18.04)

There are usually two outcomes:

·        DNS (Determination of Non-Significance): The applicant has already included steps to avoid significant environmental harm.

·        MDNS (Mitigated Determination of Non-Significance): The County adds extra requirements to reduce environmental impact.

Who gets notified?
Nearby property owners get notified:

    • Notices go to those living within 800 feet of the project boundary.
    • Sometimes notices go further, depending on the project.

What is the Site Development Activity Permit (SDAP) process?

The Site Development Activity Permit (SDAP) process is how Kitsap County reviews and approves the work needed to prepare land for development, like grading the site, installing roads, utilities, and managing stormwater.

Here's how it works:

  1. Application Submitted
    The applicant submits detailed plans showing how they'll shape the land, build roads and utilities, and control stormwater runoff. These plans must match the conditions set during the Preliminary Plat (P-Plat) approval.
  2. 60% Concept Review
    The County checks that the 60% feasibility plan approved during the P-Plat is still valid and achievable. This step confirms that the infrastructure—like stormwater systems and roads—can be built as planned.
  3. Stormwater Review
    A big part of the SDAP process is reviewing how the project will manage stormwater. This includes temporary systems during construction and permanent stormwater facilities for the finished development.
  4. Consistency Check with Hearing Examiner Decision
    Staff review the application to make sure it follows the Hearing Examiner's conditions from the P-Plat approval. This ensures the proposed development stays on track with what was already approved in the public process.
  5. Approval and Construction
    Once the SDAP is approved, the developer can start work on grading the site, installing roads and utilities, and building stormwater facilities.
  6. Dedication of Facilities
    After construction, final stormwater systems are turned over to the County to maintain.
  7. Next Step – Final Plat
    Once SDAP work is complete and accepted, the project can move forward to the Final Plat (F-Plat). Once recorded, tax lot numbers are assigned, and the site becomes eligible for building permits and home construction.

Tree Removal During Development

Trees are often removed to prepare the land for building. This is called clearing and grading, and it's a normal part of creating new lots for homes. Kitsap County rules (KCC Title 12 and 17.500) treat trees as part of the natural vegetation that may need to be removed for stormwater control and construction.

There are a few common reasons for tree removal:

    • Site preparation: Trees may need to be cleared to make space for homes, roads, and utilities.
    • Disease or safety: Some trees—especially those near wetlands or buffers—may be removed if they are diseased or dying, like from laminar root rot. Removing the stump may be required to stop the spread.
    • Habitat: When possible, trees are turned into snags—they're cut and left in place to provide wildlife habitat.
    • Over-clearing: Sometimes a logger or contractor removes more trees than allowed, going outside the approved clearing limits. This is called "poaching" and is not permitted.
    • Screening and visibility: If removing trees opens up views into or out of a site, the County may require replanting to restore natural screening and reduce visual impacts.

How does the County monitor tree removal?

Kitsap County's Development Engineering Inspectors visit construction sites frequently—often daily—to make sure tree clearing stays within approved limits.

How are traffic impacts reviewed for new development?

Kitsap County adopts Road Standards, developed by Public Works, to guide what's required for roads and other transportation features in new developments.

As part of the permitting process:

    • A Traffic Impact Analysis (TIA) is prepared by a private consultant hired by the applicant.
    • The TIA looks at how the project will affect nearby roads and traffic flow.
    • Kitsap County reviews the TIA to decide what traffic improvements might be needed—like turn lanes, roundabouts, or traffic signals.

If the TIA shows that the project affects a state highway, then the Washington State Department of Transportation (WSDOT) takes the lead. They review and approve the TIA and decide what improvements are required.

Any required traffic improvements—whether County or State—must be built as part of the project's Site Development Activity Permit (SDAP).

How can critical area buffers be changed?

In Kitsap County, buffers help protect sensitive areas like wetlands and streams. A buffer is the space between a protected natural area—like a wetland or stream—and where people can build. There are strict rules about how much space must be left undeveloped around these areas.

But in some situations, buffer widths can be changed. Here are the three main ways:

1. Buffer Averaging

This allows you to make one part of the buffer narrower—as long as you make another part wider by the same amount (or more).

To qualify, you must show:

    • The change is the minimum needed, such as for site access.
    • A study proves there will be no harm to the wetland or stream.
    • You follow limits on how much reduction is allowed (typically no more than 25–50% depending on the area's importance).

2. Administrative Buffer Reduction

If buffer averaging isn't possible, an applicant may request a direct buffer reduction.

To qualify, the project must:

    • Show the reduction is minimal and still allows the site to function.
    • Provide equal or better environmental value—often by improving a degraded buffer area or preserving natural areas elsewhere on the site.
    • Meet review criteria and enhancement requirements in the County code.

3. Buffer Variance

If the first two options don't work, the applicant can apply for a variance under KCC 19.100.135.

To qualify, you must meet strict criteria, including:

    • The standard buffer rules would deny reasonable use of the property.
    • There are unique circumstances, like lot shape or steep slopes.
    • The change won't cause harm to the critical area.
    • The proposal is the most minor change necessary.
    • A mitigation plan is submitted to protect the environment.

Are existing landscaped vegetative buffers required to remain?

In most cases, yes, vegetated buffers are required to stay, especially in new housing developments.

Here's what you need to know:

    • Native plants are preferred. If there are non-native plants (plants that aren't naturally found in this area), they can often be removed and replaced with native plants (KCC 17.500).
    • For residential subdivisions, the rules require a buffer of 25 to 50 feet that has thick, sight-blocking plants to screen the homes (KCC 17.500.027.B.2).
    • If the existing trees have high branches that people can see through, the County may require extra evergreen trees to be planted every 10 feet to block the view.
    • Sometimes, even a wide area of trees still allows people to see through the forest. In those cases, the County Director will decide if more screening is needed to meet the code.
    • Safety matters too. If a buffer poses a safety issue, like a risk of trees falling over in strong winds (wind-throw), the Director of Community Development has the authority to change the buffer requirement.
    • A site assessment of the existing plants must be done following the Kitsap County Stormwater Design Manual to make sure the buffer meets the rules.

When do you have to replace vegetation, and how does that work?

If a tree is removed from a buffer area, whether by construction or natural causes such as wind damage, it must be replaced at a 3-to-1 ratio. That means for every tree removed, three new ones must be planted.

But planting doesn't happen right away.

Just like building a home, landscaping is one of the last steps. If you plant too early, construction crews could damage or destroy the new plants just by walking or working in the area.

Here's how it works:

    • Trees and other buffer elements (like ground cover or fencing) are planted after each lot is developed.
    • The County won't issue a Certificate of Occupancy (permission to move in) until an inspector confirms:
    • The trees and ground cover are planted,
    • The buffer meets the rules for blocking views (sight obscuration), and
    • Everything is in good shape.

What is the Final Plat (F-Plat) process?

The Final Plat, or F-Plat, is the last step in dividing land into lots for projects such as new housing developments. It's the official map that gets recorded with the County once all the work is done.

Here's what happens in the F-Plat process:

    • The developer submits the final map, showing exact lot lines, roads, and utility easements.
    • The County checks the F-Plat against the Site Development Activity Permit (SDAP) to make sure all the required work and conditions have been followed.
    • All the required signatures from County departments and other agencies are collected to confirm completion.

If everything checks out, the County can approve the F-Plat in less than 30 days.

Once approved, the F-Plat is officially recorded, and the lots are ready for building permits and development.

F-Plats are governed by KCC 16.40.050.

What is the construction process after a development is approved?

Once the Final Plat (F-Plat) is recorded and tax ID numbers are assigned to the new lots, the builder can start applying for building permits.

Here's how it works:

    • Building permits are reviewed by the County, but there's no public notice required. These are called "ministerial" permits (or Type 1), meaning they follow set rules and don't require a public hearing.
    • Once a permit is approved, construction can begin.
    • As the home or building is being built, there are several required inspections along the way—such as for foundation, framing, plumbing, and final safety checks.
    • After everything passes inspection, the County issues a Certificate of Occupancy, which means the building is safe and ready to be lived in or used.

All construction must follow the rules in Kitsap County Code Title 14, which includes the International Residential Code (IRC) and International Building Code (IBC), along with local updates. These codes tell builders exactly how things must be built to meet safety and quality standards.


CURRENT AND ENVIRONMENTAL PLANNING

Why can't the Department use common sense and approve my permit?

The Department must review the information provided by an applicant against Kitsap County Code (KCC).  The Board adopts KCC through a public process; therefore, Kitsap County Code is a reflection of the public and their document.  We review things like allowed Uses, setbacks, buffers, and other development regulations because these are identified by the public as a priority via the Comprehensive Plan.

Why should I get a permit?


Can I build [insert project type] on my parcel?

KCC Sections 17.410.042, 17.410.044, and 17.410.046 to determine whether a land use is allowed.  If allowed, code may require a land use permit to address impacts to adjacent properties or communities.  Furthermore, all projects shall meet other code requirements such as:

- zoning setbacks.
- landscaping.
- parking.
- signage.
- critical area vegetative buffers and building setbacks (e.g. shoreline, wetland, stream, and/or geological).

What is the difference between an Accessory Dwelling Unit, Guest House, and Accessory Structure (office or art studio)?

Please see the Director's Interpretation.

Why does Kitsap County have so many regulations that restrict the development of my property?

The Board adopts many of its regulations as directive from state law.  The Revised Code of Washington (RCW) and Washington Administrative Code (WAC) either require, or sometimes strongly suggest, that local jurisdictions adopt codes to regulate development and minimize impacts to adjacent parcels, communities, or the state.  The Kitsap County Comprehensive Plan webpage provides a more detailed explanation.

​BUILDING

What classifies as a remodel/replacement of a burned-down home? Does this mean the old foundation has to be used, or can we remove the old foundation and build a new home on the site?

If the exterior walls remain, we will call it a remodel. If the exterior walls are being replaced, then it would be counted as replacement new square footage.

Where do I go to apply for a WABO permit for a building to convert from Residential to an Adult family home?

There is a permit you need to apply for through the state office, DSHS, as well as a permit from Kitsap County within our online portal.

I would like to change the energy credit on my approved construction plans. What do I do?

If you would like to change your energy credit options, you would need to submit a revision and supply the updated forms to reflect the change. (C3 Calculator/Prescriptive SF Worksheet)

Can I use a previously poured existing foundation for my new SFR?

If there is an existing foundation you are proposing to use it would need to be addressed by a structural engineer. They would confirm that the foundation is still in suitable condition and address the attachment of the proposed structure.

Does the garage separation wall require continuous insulation?

Yes, the wall is separating conditioned from unconditioned space and a part of the thermal envelope.

What do I need to get my final?

All safety items completed, L&I final if required, Blower door test if required, and anything that is on the stamped approved plan be installed and completed.

Why can't I self-certify my insulation or drywall?

The inspection is required by the State.

Can I pour my concrete foundation and send pictures?

No, the inspection shall be performed in person with the county-stamped approved plans.

​PERMIT

What are permit timeframes? How long will my permit take to be approved?

Once we receive your permit submission, our permit technician team will process it. This usually takes about 7 days or less. After your permit has been assigned a number and the fees are paid, permits will either follow a 2x6 process or be added to the List of All Permits in Review.

To check your place in line, sort the list by project category (residential, commercial, etc.). You can also see how long the oldest permit in each category has been waiting to get a sense of current timelines. Be sure to check back regularly to track your project as it moves up the line!

Does my project require a permit? Why should I get a permit?

To find out if your project needs a permit under Kitsap County codes, check out the publication "Do I Need a Building Permit?" It lists common projects that do and don't require one. If you have a unique project that is not on the list, contact the department to discuss.

Permits allow DCD to determine whether a project:
- is safe for existing and future landowners. 
- identifies project impacts to immediate parcels or the public at large and provides solutions to reduce those impacts.

Believe it or not, obtaining a permit saves you money in the long run.  Eventually, unpermitted development catches up to the parcel owner.  Each of the following is impacted by unpermitted development:
- code compliance violation report that requires an after-the-fact permit;
- permitting future development;
- insuring a property/structure; or
- buying/selling a property. 

If I need to apply for a permit, what plans or drawings will I need to turn in?

If a permit is needed, the required plans and drawings will depend on the type of project. Most projects that involve building something new or adding on, like a deck or porch, will need a site plan.

For a general idea of what documents you'll need, check out the permit intake checklists. For more customized information based on your specific property and project, you can start a draft application in the Permit Application Portal. There's no obligation to complete the submission, and you can close it at any time. But starting one will give you a detailed list of required documents and helpful guidance tailored to your project.

How do I pay the permit fees if I am the owner and someone else applied for the permit on my behalf?


First, take two minutes to create an account in the Online Permit Center by clicking "Sign Up" in the top right corner and following the prompts. Next, contact the department to have your account attached to the permit record. Once that is complete you will be able to easily log in and pay the fees with a credit card or check. In addition to paying fees that will automatically be applied to the permit, you will be able to follow the permit's activity, receive automatic status updates, view documents and communications from staff, and have immediate access to approved plans, inspection notes, reports, etc.

If my project needs to be put on hold, or is going to take longer than expected, what should I do?


First, be sure to regularly check on and monitor your permit expiration date, listed at the top of the permit record in the Online Permit Center. Next review the Extensions and Reactivation policy to understand more about when permit extension and reactivation requests may be approved as the requirements vary by project type. There also may be fees assessed in some cases. When in doubt, reach out to the department at any time to request an extension or reactivation or have a conversation about the situation.  

​NATURAL RESOURCES

What should I do if a beaver dam is flooding my property?

If a beaver dam is flooding your property, first identify your risks. Beaver ponds are very beneficial to the environment, especially their contribution to groundwater aquifer recharge and providing stream flows during drought. If the beaver dam is threatening important structures, utilities, or working lands, it may be necessary to modify the beaver dam.  Permits are required for removal or modification of beaver dams, and a trapping license is required for removal of beavers.  Work requirements, timing windows, and mitigation may be required to minimize or offset environmental impacts from removing beaver dams. Contact the Washington Department of Fish and Wildlife to obtain a Hydraulic Project Approval (HPA) permit and for beaver trapping requirements. Contact Kitsap County DCD to discuss SEPA and critical areas review for beaver dam removal or modification.  For emergency situations (immediate threat to life or property), you can first contact WDFW to obtain an emergency HPA and then contact DCD when the emergency is stabilized.

WDFW Region 6 office: 360-249-4628
WDFW Emergency HPA Hotline: 360-902-2537
Benefits of Beavers Flyer

How do I get involved in salmon recovery in my watershed?


Salmon are central to the health of our environment, economy, and culture here in Kitsap County and the surrounding watersheds that drain into Puget Sound and Hood Canal. Everyone can play a role in recovery efforts.

Here are some ways to get involved:

Volunteer for Local Habitat Projects
Help remove invasive plants, restore streams, or plant native vegetation. Many organizations lead hands-on events:
• Great Peninsula Conservancy
• Kitsap Conservation District
• Mid Sound Fisheries Enhancement Group
• Hood Canal Salmon Enhancement Group
• Kitsap County Parks

Take Action at Home
• Keep pollutants out of storm drains—everything flows downhill to the Sound.
• Maintain your septic system and fix leaks quickly.
• Use eco-friendly yard practices—limit fertilizer and prevent erosion.
• Manage stormwater with rain gardens, native plants, or rain barrels.

Be a Responsible Recreationist
• Clean and inspect boats to prevent the spread of invasive species.
• Respect stream closures during salmon spawning season.
• Use pump-out stations and services for boat sewage—like the mobile pump-out boat now serving West Sound.

Join a Stewardship Group or Watershed Council
Get involved in planning and advocacy for your watershed:
• West Sound Partners for Ecosystem Recovery
• Hood Canal Coordinating Council

Speak Up for Salmon
• Support funding for salmon recovery in state and local budgets
• Share your support at public meetings or with elected officials
• Encourage climate-smart policies that protect habitat and clean water

What is the Kitsap Natural Resource Asset Management Program (KNRAMP)?


The KNRAMP is a program to treat natural resources as community assets to be stewarded by the local government and its citizens and to be strategically managed, prioritized, and invested in similar to built infrastructure assets. The KNRAMP program inventories natural assets (at this time the program includes streams, shorelines, and forests), tracks their condition, and sets goals and identifies strategies for maintaining or improving condition. Additional information is available here.

I have a failing bulkhead, what options and resources are available for me?


Shore Friendly Kitsap assists homeowners who are interested in voluntarily removing all or part of their old bulkhead. We provide technical support and resources to guide you throughout your restoration project. A few things we can provide include:

• Free site visits from Shore Friendly staff
• Free site assessments from a licensed coastal geologist to assess erosion risk on your shoreline property. Click here to sign up for future opportunities.
• Mini-grants for shoreline restoration work – including bulkhead removal or soft shore alternative projects
• Educational and outreach events

We want waterfront landowners that are a part of our program to make informed, cost-effective, and environmentally friendly decisions about shoreline management. We are here to help!

Kitsap County has diverse shorelines, including areas with low erosion risk. Bulkheads in these areas may be unnecessary and costly to maintain. Alternatively, bulkhead removal and soft shore stabilization:
• Enhances the natural beauty of your property
• Protects your investment in a sustainable way
• Increase safe access to your beach
• Creates a healthier ecosystem

Whether you are thinking about restoring your shoreline or are actively pursuing a project, we are here to help. To learn more about who we are and how we can help visit the Shore Friendly Kitsap site. 

​MISCELLANEOUS

How can I get an extension or reactivation?

  • Extension and reactivation requests must be submitted in writing by emailing Kitsap1 at help@kitsap1.com or by calling Kitsap1 at 360-337-5777. DCD Staff will review the request and determine if the permit is eligible for extension or reactivation, and if any fees will apply.
  • If the extension or reactivation request is approved without a fee, customers can expect to see an immediate update in their permit after staff review the request.
  • If an extension or reactivation request is approved pending fee payment, customers can expect to see an update the same day or next day after the fee is paid.
  • If an extension or reactivation request is denied, the request will be put into a DENY status, and the permit status updated accordingly.
  • The Extension and Reactivation Policy can be found here.
  • Information about extension and reactivation fees can be found in the 2025 Fee Schedule.

How long after I pay my fees do I get my permit?

Permit approval timeline after payment of fees depends on the type of permit you have and which fees you've paid. Some permits have staggered fees that don't require the entire payment at the beginning of the permitting process; other permit types require complete payment prior to beginning review of the permit. For most permits, once base fees are paid the permit goes under review and is reviewed by DCD Staff. Review times vary depending on permit type, but you can use helpful tools like Where Is My Permit in Line? to see how far along your permit is in line for review. For most building permits, once review is complete, administrative staff will process all approved permit documents and make them available to you. The primary contact on your permit will receive an email stating the permit is ready to issue online. Once outstanding fees are paid, you can issue the permit via the Online Permit Center. For land use and development permits, once the review is complete and a decision is rendered by either the Department or the Hearing Examiner, you will be notified that the permit is approved pending verification of any required conditions. If you have questions regarding the status of your permit or what a particular status means you may contact Kitsap1 at 360-337-5777 or help@kitsap1.com, talk with staff via LiveChat, or visit our permitting lobby in-person during open hours.

How can I meet with the DCD Director?

The Director is not taking meeting requests at this time. If you would like to reach out to him directly for consideration, you can send an email with details of your question or concern and include a permit number, parcel number, project name, or description (if applicable) to help@kitsap1.com.

How can I move up my inspection sooner?

If you want to try and get your inspection moved to a sooner date, please enter a note in the scheduling comment for your inspection: "Please move to the next available date if something opens up" or "Please move to one of the next available dates if something opens up XX/XX/XX and XX/XX/XX".

If you would like to talk to someone about the possibility of moving your inspection up, please call Kitsap1, at 360-337-5777, and they will create a case request for you. The inspection coordinator will contact you about your request.

Why can't I schedule with a specific planner?

Planners available during lobby hours rotate depending on staff capacity and schedules. All planners can help answer the questions you bring to the lobby. If you have a specific planner assigned to your permit review that you'd like to speak with, you may email the planner questions you have regarding your permit.

DEVELOPMENT ENGINEERING

Do I need a permit for my driveway or road access?

If you're creating new access to your parcel from a County road, you will likely need a road approach permit.  You may also need a Site Development Activity Permit (SDAP) if you are creating or modifying a driveway.

Can I clear or grade my land without a permit?

Clearing and grading activities can trigger a Tree Removal permit or Site Development Activity Permit (SDAP). Grading activities, including the removal of stumps, that include earthwork of 150 cubic yards or more require and SDAP. Even smaller clearing may need permit review if it affect steep slopes, wetlands, or alters the flow of drainage. Unauthorized clearing and grading can lead to a code compliance violation with potential fines.

Can I get a waiver for engineering?

If your completed Stormwater Worksheet indicated that your project triggers civil engineering, it may be possible to receive an engineered drainage waiver. For small projects that can demonstrate minimal impacts to critical areas, a waiver may be granted. For projects that require a fully engineered Site Development Activity Permit (SDAP) in addition to a building permit, engineering cannot be waived. To submit a request for a waiver, click here.

What is an SDAP?

A Site Development Activity Permit (SDAP) <link to SDAP brochure> is a separate permit application for review and inspection of clearing, grading, drainage, and infrastructure. An SDAP may be required for your project depending on the scope of work of your project. To find out if you need an SDAP, complete the Stormwater Worksheet or make an appointment with a DE Reviewer.

I am experiencing drainage problems around my property. Who is responsible for fixing a culvert or ditch?

If the culvert or ditch is within a right-of-way that is publicly maintained, you can submit a maintenance request through SeeClickFix. If the stormwater facility is on private property or part of a private drainage system, the responsibility for maintenance usually falls to the property owner or HOA. Reach out to a DE Reviewer for help confirming if the stormwater facility is privately or publicly maintained.