Sitka building department

The City and Borough of Sitka Building Department issues building, electrical, plumbing, demolition, grading, and foundation permits for the whole consolidated borough. It also holds delegated (“deferral”) authority from the Alaska State Fire Marshal, so commercial and public building plans are reviewed locally rather than in Anchorage, and the department performs fire and life-safety inspections of existing nonresidential buildings. The Building Official also serves as Fire Marshal. Office hours are Monday through Friday, 8:00 a.m. to 5:00 p.m., closed holidays, at City Hall, 100 Lincoln Street. Permits are applied for with the department’s fillable PDF forms.

Do you need a permit?

The department’s FAQ lists work that needs a permit and work that does not. Exempt work still has to meet zoning setbacks.

Project	Permit?
Detached one-story shed, playhouse, or similar under 120 sq ft	No
Accessory building larger than 120 sq ft	Yes
Deck or platform under 30 inches above grade	No
Replacing an existing deck; roof over a deck more than 12 inches high	Yes
Fence not over 8 feet high	No
Retaining wall not over 4 feet	No
Re-roofing with framing undisturbed; siding replacement	No
Window replacement with framing unaffected	No
5 ft x 5 ft entryway addition; major wall or roof repairs	Yes
Demolition; boiler or heater installation	Yes
Excavation or fill more than 2 feet deep	Yes

Starting work without a permit doubles the normal permit fee, and the department can order a structure removed or repositioned.

Forms

The Building Department publishes fillable PDFs (form set updated November 19, 2025):

• Building / Electrical / Plumbing Application
• Building / Demolition / Grading Permit
• Foundation Permit
• Sprinkler Waiver Application
• Utility Service Connection / Driveway Access Application and Permit Agreement

How a new house gets permitted

Sitka uses a staged process for new construction:

1. Plot plan and plans. Submit a plot plan showing proposed and existing structures relative to property lines, plus construction plans. Planning and Zoning reviews the plot plan for zoning; the Building Department reviews it for code.
2. Foundation-only permit. Issued at no charge so site work and the foundation can start while full plans are reviewed.
3. Plan review of the complete construction documents.
4. As-built survey after the foundation is complete.
5. Building permit issued before framing and the rest of construction begin.

Residential submittals are scaled to the job: a small project may need only a one-page hand-drawn diagram or a verbal description, while a new home typically needs a plot plan, floor plan, and elevations. The department asks applicants to talk through the project with a building inspector first.

Published review-time estimates: simple residential repairs 1–3 days, new homes about 1 week, small commercial about 2 weeks, large commercial about 3 weeks.

Permit fees are based on project valuation. The Policy Manual sets the valuation method (Policy 15-02), standard fees for certain projects (02-01), and plan review and permit fees for modular and manufactured homes (03-03).

Commercial projects and stamped plans

Stamped architectural or engineering plans are required for most commercial and public buildings. Unstamped plans may be accepted for uncomplicated projects under $50,000 with enough detail, or for owner-designed residential and farm buildings that fall under Alaska’s statutory exemptions.

Commercial sets should include a cover sheet naming the design professionals, a code summary (occupancy groups, construction type, fire protection systems), site drawings with utilities, parking, and drainage, foundation, floor, and structural framing plans, elevations and sections, mechanical, plumbing, and electrical plans, and specifications. The department notes that state law bars it from accepting incomplete plans and then supplying design services. Incomplete sets may get a corrections list, higher plan-check fees, or be returned unchecked.

Adopted codes and design criteria

Use	Codes in effect
Residential	2021 IRC (excluding plumbing and electrical chapters), 2021 Uniform Plumbing Code, 2020 NEC
Commercial	2021 IBC, IFC, IMC, and IEBC; 2021 Uniform Plumbing Code; 2020 NEC

Local structural design criteria (for the 2021 IBC or ASCE 7-16):

• Basic wind speed: 150 mph (3-second gust); Exposure B unless the site qualifies for another category
• Ground snow load: 50 psf
• Seismic: Ss = 0.97g, S1 = 0.60g
• Frost depth: at least 18 inches from finish grade to the bottom of the footing

The Policy Manual also covers cold-weather concreting, garage and carport slabs, storage vans, metal-framed buildings, mezzanine guards and stairs, and fire and life-safety rules for bed and breakfasts, hotels, and short-term rentals.

Grading and site work

Site development cannot start until a building, foundation, or grading permit is issued. The plot plan must show cutbanks over 2 feet high, fills over 1 foot deep, retaining structures, changes to natural drainage (ditches, culverts), and driveway and culvert locations. Cut slopes must be set back from property lines at least one-fifth of their height and fill slopes at least half their height (2 feet minimum either way). Fill slopes can be no steeper than 1 vertical to 2 horizontal (1V:1.5H for shot rock). Sitka also publishes floodplain regulations and stormwater design standards on the Building Department page.

Inspections

Call the Building Department to schedule inspections. Inspections normally need one working day’s notice. Direct lines: Building Inspector (907) 747-1837 and Plans Examiner (907) 747-1839.

Planning & Zoning

Planning & Zoning, also at 100 Lincoln Street, (907) 747-1814, handles zoning, variances, conditional use permits, subdivisions, and short-term rental approvals. Current fees:

Application	Fee
Variance	$75
Conditional use permit	$100
Short-term rental CUP	$100
Bed and breakfast CUP	$35 per guestroom
Minor or major subdivision	$50
Lot merger	$35
Boundary line adjustment	$50
Zoning map or text change	$100