Planning a project near Willapa Bay or the Willapa River and wondering if you need a shoreline permit? You’re not alone. Working close to the water in South Bend comes with extra rules to protect shorelines, habitat, and your investment. In this guide, you’ll learn what counts as a shoreline, when permits apply, which approvals exist, and how the local process usually works. Let’s dive in.
What counts as a shoreline here
If your property sits within 200 feet of the ordinary high-water mark, waterward of that line, or in associated floodplains or wetlands, shoreline rules likely apply. Washington’s Shoreline Management Act sets the framework, and the City or County applies it locally. You can review general shoreline permit guidance from the state and then confirm site-specific details with local staff. For a quick start, check the Pacific County map portal and the County’s Shoreline Master Program update page to see who regulates your parcel and how to request a determination.
- Review state shoreline permit basics: Ecology’s shoreline permits page
- See your parcel and boundaries: Pacific County map portal
- Local program and contacts: Pacific County DCD SMP page
When you need a shoreline permit
Many projects in shoreline jurisdiction need approval. Common examples include new homes or additions in the 200-foot zone, docks and moorage, shoreline stabilization such as bulkheads or revetments, dredging or fill, and certain utility work or access structures near the water. Even small projects must follow the Shoreline Master Program standards, and some require a letter of exemption before you start.
The three shoreline approvals
Substantial Development Permit
An SDP is required for non-exempt development in shoreline jurisdiction that meets the state’s definition of “substantial.” The City or County issues SDPs, and they are filed with the Washington Department of Ecology.
Conditional Use Permit
A Shoreline Conditional Use Permit applies when the local program lists a use as conditional or does not classify the use. These permits often involve Ecology review.
Shoreline Variance
A Shoreline Variance is limited to relief from specific development standards, like setbacks, when strict application would cause hardship. Variances are closely reviewed for consistency with state policy and usually also go to Ecology.
Exemptions and the dollar threshold
Some projects are exempt from the SDP requirement, but that does not mean they are exempt from the rules. Most exemptions still need a written letter of exemption from the local government before work begins. The statewide cost threshold for what counts as “substantial development” is currently 8,504 dollars, effective July 1, 2022. If your total project cost or fair market value is below that amount, you may be eligible for an exemption, depending on the work type.
- Current threshold notice: Office of Financial Management
- How exemptions work: ORIA summary of shoreline exemptions
Other approvals you may need
WDFW Hydraulic Project Approval
In-water or near-water work that affects the bed or flow of state waters usually requires an HPA from the Washington Department of Fish and Wildlife. WDFW typically processes a complete HPA application within about 45 days. Early coordination helps avoid delays.
- Learn about HPAs: WDFW HPA overview
U.S. Army Corps permits
Projects that place dredged or fill material into waters or affect navigation may require federal authorization. This often applies to significant docks, bulkheads, or dredging.
- Federal overview: ORIA summary of Corps permits
SEPA and local reviews
Local shoreline review often happens alongside SEPA environmental review and critical areas or floodplain permits. Expect the City or County to advise you on required studies and how these pieces fit together.
How the local process works
Start with the right office
First confirm whether your property is inside the City of South Bend or in unincorporated Pacific County. Then contact the correct office to request a shoreline determination or pre-application meeting. County contacts and program materials are posted on the DCD SMP page.
What to submit
Most applications include a completed form, a scaled site plan that shows the ordinary high-water mark, setbacks, existing structures, wetlands and utilities, a clear project description, a cost estimate, and any required technical reports. The County’s application page outlines typical submittals and how review is routed to other departments.
- Submittals, routing, and forms: Pacific County application information
Timeline and validity
Review time varies by project type and completeness. Pacific County’s distribution review can take roughly two to eight weeks, and WDFW lists up to 45 days after a complete HPA application. Many shoreline permits are valid for several years once issued, with limited extensions available.
Fees and appeals
Local fee schedules apply for permits and letters of exemption. If you disagree with a shoreline decision, appeals may go to the state Shorelines Hearings Board. Ecology provides a helpful overview of that process.
- Appeals overview: Ecology on appealing shoreline permits
Buyer and seller checklist
Confirm if the parcel is in shoreline jurisdiction using the County map, then ask the City or County for a written determination.
Collect any past shoreline permits, HPAs, Corps permits, SEPA documents, and letters of exemption tied to the property.
If there is a dock, bulkhead, or recent grading, verify whether approvals were obtained. Unpermitted work can lead to required restoration or fines.
Review floodplain information and long-term coastal planning resources. Pacific County’s sea level rise materials are a good place to start.
Local planning resource: Pacific County sea level rise page
Local tip for smoother deals
If you’re planning shoreline work, schedule a pre-application call early with the County DCD or the City. For buyers, consider adding a simple contingency to confirm shoreline permit status when a property includes docks, armoring, or recent waterfront improvements. A little homework now can save time, money, and stress later.
Ready to navigate a South Bend shoreline purchase or sale with confidence? Connect with Jamay Hadley for local guidance, permit-savvy strategy, and hands-on, construction-aware advice.
FAQs
Do South Bend waterfront homes always need a shoreline permit?
- Not always. First confirm if the lot is in shoreline jurisdiction; if it is, many projects need approval, but some small or listed activities may qualify for an exemption that still requires a written letter of exemption.
How do I confirm my South Bend lot is in shoreline jurisdiction?
- Check whether it is within 200 feet of the ordinary high-water mark, waterward of that line, or within associated floodplains or wetlands, then ask the City or County for a site-specific determination.
How long do shoreline approvals take in Pacific County or South Bend?
- Simple letters of exemption can be relatively quick, while permits that need public notice or outside agency review can take weeks to months; WDFW typically processes HPAs within about 45 days of a complete application.
Do I need an HPA or Corps permit for a small dock or seawall?
- Often yes for an HPA if the work affects the bed or flow of state waters, and some projects also require federal authorization if they involve dredge or fill or affect navigation.
What if a previous owner built a dock without permits in South Bend?
- You may face corrective actions or fines, and retroactive permits are not guaranteed; plan to discuss options with local staff before closing or starting any work.
