Kitsap County, WA Building Setbacks & Zoning: Structure Height Limits (2026)
Key Facts
- Height measurement
- Reference datum to roof coping/deck line/gable average
- MVC zone residential cap
- 28 feet (KCC 17.420.060(A)(13))
- Manchester view overlay cap
- 28 feet, up to 35 feet with findings
- General zone caps
- Set in Density & Dimensions Table, KCC 17.420.052
- Jurisdiction
- Unincorporated Kitsap County only
- Max penalty
- $1,000 fine and/or 90 days jail, per day
Summary
In unincorporated Kitsap County, building height is measured from a reference datum to the roofline under KCC 17.420.020(C). Zone-specific caps for residential structures appear in the Density, Dimensions, and Design tables: homes in the Manchester Village Commercial zone are capped at 28 feet, and the Manchester view protection overlay limits new construction to 28 feet, extendable to 35 feet only with specific view findings.
C. Height. Except as provided for in Section 17.420.060(A)(14), height shall be measured from a reference datum to the highest point of the coping of a flat roof, to the deck line of a mansard roof, or to the average height of the highest gable of a pitched or hipped roof. The reference datum shall be selected by either of the following, whichever yields a greater height of building: 1. The elevation of the highest adjoining sidewalk or ground surface within a five-foot horizontal distance of the exterior wall of the building when such sidewalk or ground surface is not more than ten feet above lowest grade. 2. An elevation ten feet higher than the lowest grade when the sidewalk or ground surface described in subsection (C)(1) of this section is more than ten feet above lowest grade. 3. The height of a stepped or terraced building is the maximum height of any segment of the building.
Official source re-checked September 7, 2026: no newer edition of the code had been published (publisher’s edition: rev 4864424; v0 updated 2025-12-08; through 12-08-2025).
Full Breakdown
420 sets the countywide method for measuring building height and the zone-by-zone maximums for structures in unincorporated areas. 020(C), height runs from a reference datum, chosen to yield the greater result, to the highest point of a flat roof's coping, the deck line of a mansard roof, or the average height of the highest gable on a pitched or hipped roof. The datum is either the elevation of the highest adjoining sidewalk or ground within five feet of the exterior wall (if that surface is no more than ten feet above lowest grade), or an elevation ten feet above lowest grade when the ground drops off more than that.
A stepped or terraced building is measured by the tallest segment. 052, published as a separate attachment to Title 17 rather than in-line text. 060(A): footnote 13 caps residential structures in the Manchester Village Commercial (MVC) zone at 28 feet, and footnote 14 caps buildings (and new vegetation) in the Manchester view protection overlay at 28 feet, measured from the average elevation of the buildable area to the highest point, unless the owner shows no existing view of downtown Seattle, the Cascades, Mount Rainier, or Puget Sound, secures written approval from all adjacent owners, or shows no view blockage, in which case the cap rises to 35 feet.
These rules bind unincorporated Kitsap County only; Bremerton, Port Orchard, Poulsbo, and Bainbridge Island each administer their own height limits under their own municipal codes.
Violations & Fines
Section 17.100.030 makes it unlawful to construct, alter, or enlarge any structure except in conformity with the zone's prescribed conditions, including height standards. A violation is a misdemeanor under the county's general penalty, Section 1.12.010, punishable by a fine of up to $1,000, imprisonment of up to 90 days, or both, with each day a violation continues charged as a separate offense unless a more specific penalty applies.
Frequently Asked Questions
How does Kitsap County measure building height?
What is the height limit for a home in the Manchester Village Commercial zone?
Can I build taller than 28 feet in the Manchester view protection overlay?
What happens if I build over the height limit without approval?
Sources & Official References
Other rules in Kitsap County
Compare Kitsap County to another location·View the Washington building setbacks & zoning overview
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