Storm tides and winter waves can chip away at a Chuckanut shoreline fast. If you own waterfront here, you might be weighing a new bulkhead versus a softer, natural approach. The rules can feel dense, and permits take time. In this guide, you’ll learn how Whatcom County treats bulkheads and soft shore, what permits to expect, and a clear plan to move forward. Let’s dive in.

Whatcom rules in a nutshell

Whatcom County’s Shoreline Master Program is the controlling local code for Chuckanut waterfront. The county’s most recent update took effect on March 13, 2025 and centers on a no net loss of shoreline ecological function and a preference for the least impactful option available. You can review the update and maps on the county’s Shoreline Master Program page and the SMP policy framework in Title 23. See the SMP update page and the SMP policy standards.

A Shoreline Substantial Development Permit is often required unless an exemption applies. The county’s permit procedures also use a $500,000 project value threshold to screen certain shoreline reviews. Read the county’s definitions and exemption rules in Title 22 and Title 23 to understand how your project will be classified. Review the permit procedures and exemptions and key shoreline definitions.

Bulkheads vs. soft shore

Bulkheads: what they are and when allowed

A bulkhead is a wall-like structure built parallel to the shore to protect against erosion. In Whatcom County, replacements and repairs are tightly limited in placement and design to protect shoreline function. As a rule, replacements must sit at or near the Ordinary High Water Mark and not extend farther waterward than the existing structure except for limited footings. See state guidance reflected in local practice on placement limits here: replacement placement limits.

For single-family homes, a “normal protective bulkhead” can be exempt from a shoreline substantial development permit in narrow circumstances. The exemption does not allow creating new dry land and it limits backfill and waterward extension. Some bioengineered designs and beach nourishment may qualify when approved. Read the county’s exemption language in Whatcom County Title 22 and the SMP definitions in Title 23.

Soft shore: what it is and why it is favored

Soft-shore or bioengineered approaches use beach nourishment, planted slopes, anchored logs, and similar tools to absorb wave energy while maintaining natural sediment and habitat. Washington agencies emphasize these options because hard armor can squeeze beaches, disrupt sediment supply, and reduce habitat for forage fish and eelgrass. Learn more from Ecology’s overview of living shorelines and the Shore Friendly program: Ecology’s softer shore overview and Shore Friendly basics.

Soft shore is site specific. On steep, high-energy bluffs, you will likely need a geotechnical study to confirm feasibility and design.

Permits you may need

• Whatcom County shoreline permit. Exemption, Shoreline Substantial Development Permit, Conditional Use, or Variance depending on scope. Start with a pre-application and site plan. See Whatcom’s shoreline permit page.
• Washington Department of Fish and Wildlife Hydraulic Project Approval. Usually required for any work that uses, diverts, or affects state waters at or near the Ordinary High Water Mark. Read WDFW’s HPA authority.
• U.S. Army Corps of Engineers authorization. Required for work in navigable waters or fill below Mean Higher High Water. Projects often use a Nationwide or Individual Permit. See USACE permit program info.
• Washington Department of Ecology 401 Water Quality Certification and Coastal Zone Management consistency. Typically tied to a USACE permit.
• Other local reviews. Critical areas, SEPA, grading or building permits may apply.

A simple game plan for Chuckanut owners

1. Confirm your shoreline designation. Ask Whatcom County Planning and Development Services which environment designation applies. This drives setbacks and allowable work. Start on the SMP update page.
2. Book a pre-application meeting. Bring a scaled site plan and photos. Ask whether your idea is exempt, needs an SSDP, or requires a conditional use. Use the county’s shoreline permit portal.
3. Order site studies. A geotechnical memo, beach profile, and habitat checks are common. These determine if soft shore can protect your home.
4. Explore soft shore first. Shore Friendly and the Whatcom Conservation District offer education and, in some cases, technical assistance. See Whatcom Conservation District resources and learn Shore Friendly basics.
5. Prepare applications together. Many projects use one JARPA packet reviewed by the county, WDFW, Ecology, and USACE. Include a planting and mitigation plan.
6. Plan for timing. WDFW sets in-water work windows, and reviews can take weeks to months depending on complexity. HPA fees vary by project type.
7. Expect conditions. Agencies often require native plantings, monitoring, and careful construction methods to meet the no net loss standard.

Design constraints to expect

• Replacements are usually sited at or near the current OHWM and not built farther waterward than what exists, except limited footings. See state placement guidance used by local reviewers.
• The county prioritizes avoiding, then minimizing, then mitigating impacts. Designs that slope, use rock toe with planting, or nourish beaches are often favored. Review SMP policy direction.
• If your older wall has failed and waves now reach landward, the replacement must align with the actual OHWM, not the historic wall line.

How this affects your sale or purchase plan

If you plan to sell a Chuckanut waterfront home, understanding your shoreline path early can protect your timeline and pricing. Buyers often ask about erosion risk and whether bulkhead work is allowed, so having a pre-application summary and geotechnical notes ready can build confidence. If you are buying, budget time for permit reviews and studies before you commit to specific shoreline changes. A clear plan de-risks the deal and helps you negotiate credits or repairs with confidence.

Ready to talk through your shoreline questions alongside your move or sale? Reach out to Whatcom County Homes for local guidance and connections to trusted shoreline professionals.

FAQs

What is a “normal protective bulkhead” for a Whatcom single-family home?

• It is a limited exemption category for protecting an existing single-family residence, with restrictions on creating dry land, backfill volume, and waterward extension as defined in county procedures and SMP rules.

Can I rebuild a failing bulkhead farther waterward to gain beach area?

• Generally no; replacements are typically required at or near the current Ordinary High Water Mark and not extended farther waterward except for limited footings.

Do soft-shore projects still need permits in Whatcom County?

• Yes; soft-shore work can reduce impacts but usually still needs county shoreline review and an HPA from WDFW if work affects state waters.

Why do agencies prefer soft shore over hard walls?

• Hard armor can interrupt sediment, narrow beaches, and reduce habitat, while soft shore aims to protect homes and sustain nearshore processes with less ecological loss.

Who are the first contacts to start my shoreline project?

• Start with Whatcom County Planning and Development Services for a pre-application check, then coordinate with WDFW for an HPA and, if needed, the U.S. Army Corps of Engineers for federal authorization.