HomeMy WebLinkAboutExhibit 01 Staff Report to the HE_Updated August 7, 2025SUB2025-00012
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Staff report updated August 7, 2025
STAFF REPORT
TO
JEFFERSON COUNTY HEARING EXAMINER
RE: Unit Lot Subdivision ) PROPOSED FINDINGS
Application ) CONCLUSIONS, AND
) RECOMMENDATIONS
File No: SUB2025-00012 )
)
This staff report was prepared by the Development Review Division of the Jefferson County Department
of Community Development (DCD) on June 30, 2025, as amended on August 7, 2025, based on the
information available at the time of preparation.
FINDINGS AND ANALYSIS
A. PROJECT INFORMATION:
1. Date of Application: The application was received on March 7, 2025, and deemed
substantially complete on April 9, 2025.
2. Applicant: Habitat for Humanity of East Jefferson County
c/o Bob Collins or Julie Miles
Po Box 658
Port Townsend, WA 98368
3. Request: The Mason Street Neighborhood proposal includes a total of 138 housing units.
These comprise 136 affordable homes, offered as 24 duplexes and 22 fourplexes, for sale to
income-qualified buyers, along with two adult family homes with a total of 12 bedrooms. The
proposal includes the installation of utilities, roadways, shared parking areas and open space
improvements. The development will be served by the Port Hadlock urban growth area (PHUGA)
sewer system and the Quimper (PUD No.1 of Jefferson County) public water system. The
proposed subdivision will be developed in three phases, as outlined in the Preliminary Plat Site
Phasing Plan dated July 30, 2025. Housing units will be constructed in five phases, in accordance
with the Preliminary Plat Vertical Phasing Plan dated July 30, 2025, and will be subject to further
review and approval through the building permit process.
The proposal is located within the Irondale and Port Hadlock Urban Growth Area, where sewer
service is not yet available. The applicant has signed an acknowledgement of the conditions
required under Jefferson County Code (JCC) 18.19.150 (Exhibit 6), which would authorize the
review of application as urban development with a sewer connection.
4. Location: The subject parcel (Parcel number 901023007) is located in unincorporated
Jefferson County, Washington, within the community of Port Hadlock, approximately five miles
south of the city of Port Townsend. The property lies on the south side of Mason Street, between
Cedar Avenue to the east and Thomas Drive to the west. It is situated in Section 2, Township 29
North, Range 1 West, W.M., and is addressed as 231 Mason Street, Port Hadlock, WA 98339.
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5. Access: Access to the proposal will be available from Mason Street and Cedar Avenue,
both are county local access roads, using paved access points.
6. Surrounding Development: The property is surrounded by a mix of single-family
residential properties, a manufactured home park to the east, Chimacum Creek Primary School
and Jefferson County Library to the immediate south.
7. Property Characteristics: The subject property consists of a single rectangular tax
parcel encompassing approximately 17.12 acres, formerly developed as a private rural airstrip.
The topography generally slopes gently to the south-southwest, with elevations ranging from 120
to 105 feet above mean sea level. The site is predominantly covered by forest and grassland.
According to the Washington State Department of Natural Resources (DNR), the parcel has been
in non-forestry use since the early 2000s. Aside from the presence of a Critical Aquifer Recharge
Area, no other critical areas have been identified on the property.
8. Zoning/Comprehensive Plan Designation: The Jefferson County Comprehensive
Plan designates the subject parcel as Urban Growth Area Moderate Density Residential (UMDR),
permitting 7 to 12 dwelling units per acre within the Irondale and Port Hadlock Urban Growth
Area. Until urban wastewater services become available, however, the site remains subject to
Transitional Rural Residential zoning. Once these services are operational, the UGA designation
for Irondale and Port Hadlock will take effect.
Pursuant to JCC 18.19.150, the applicant has requested that the Department of Community
Development (DCD) accept and process a development application in advance of the initial startup
of the PHUGA sewer system. The proposal is currently under review as an urban development
with a sewer connection, in accordance with Chapter 18.18 JCC.
9. SEPA Threshold Determination: A SEPA Threshold Determination of a Mitigated
Determination of Non-Significance (MDNS) was issued for this proposal on June 17, 2025 by the
Jefferson County Responsible Official pursuant to WAC 197-11-340 (Exhibit 12). The fourteen-
day comment period on the MDNS ends July 1, 2025. To date, no appeals have been received.
10. NOTICE INFORMATION:
Notice of Application
o Mailed to agencies and parties of interest: April 23, 2025
o Posted: April 23, 2025
o Published in the Port Townsend Leader: April 23, 2025
Notice of Public Hearing and SEPA Threshold Determination
o Mailed or emailed to agencies and parties of interest: June 17, 2025 and June
20, 2025
o Posted on site: June 17, 2025
o Published in the Port Townsend Leader: June 18, 2025 and June 25, 2025.
B. ANALYSIS:
Context of Staff Analysis and Recommendation: The Development Review Division of DCD
is charged with the duties of upholding and administering the land use ordinances of Jefferson
County and the State of Washington. With the adoption of the Jefferson County Comprehensive
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Plan in 1998, as amended, the Board of Jefferson County Commissioners set forth goals and
policies designed to provide guidance for orderly development to occur in Jefferson County
consistent with the Growth Management Act and the desires of area residents. JCC Title 18 Unified
Development Code (UDC) is one tool developed for the implementation of these policies. JCC
18.05.010 provides the intended purpose of the UDC: “This code is a principal tool for
implementing the goals and policies of the Jefferson County Comprehensive Plan, pursuant to the
mandated provisions of the State of Washington’s Growth Management Act (Chapter 36.70A RCW
(Revised Code of Washington)), Shoreline Management Act (Chapter 90.58 RCW), Subdivisions
Code (Chapter 58.17 RCW), State Environmental Policy Act (Chapter 43.21C RCW), and other
applicable state and local laws.”
The following analysis takes into consideration the standards and requirements in the Jefferson
County Code in relation to the subject application. This analysis also takes into account the goals
and policies of the Comprehensive Plan as a means of providing additional direction and
clarification for the development of a fair and consistent decision. This analysis is recommended
by staff based on an evaluation of the facts of the proposal available at this time. The public
hearing process is also required, thereby allowing additional testimony and interpretation of the
applicable ordinances, which may have a significant bearing on the record and subsequent
decision. There are many Comprehensive Plan and development code elements that may be
applicable. The following are considered by staff to be particularly applicable to the subject
proposal.
C. DECISION CRITERIA
The proposal is subject to review to determine consistency with the Jefferson County
Comprehensive Plan and the Jefferson County Code, Title 18 Unified Development Code, including
any incorporated standards.
1. Conformance with the Comprehensive Plan: The following text excerpts from the
Comprehensive Plan are applicable to the proposed subdivision:
Land Use:
Policy LU-P-1.6 Ensure appropriate services are provided as needed and that the
duplication of services is avoided by promoting the coordination of local
governmental agencies, non-profits, cooperatives, educational institutions,
programs, and planning.
Policy LU-P-4.1 Encourage duplexes, triplexes, senior housing, farmworker
housing, and assisted living facilities—limited in size and scale—to be permitted in
rural commercial/mixed-use areas within the capacity of local infrastructure and
site constraints.
Policy LU-P-4.4 Evaluate and support land use that supports and promotes a range
of affordable housing types and supplies workforce housing, including farmworker
housing, to gain and maintain an adequate workforce and improves the local
economy.
Policy LU-P-6.1 Encourage development and land use proposals that utilize existing
transportation systems and provide interconnected, multi-modal, pedestrian-
friendly, non-motorized transportation opportunities that address environment and
economic development goals.
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Policy LU-P-7.1 Ensure that land use decisions consider climate change, and are
based on land use ordinances which are in compliance with the Critical Areas
Ordinance and all applicable state environmental laws.
Policy LU-P-10.1 Work cooperatively with water supply purveyors, public utility
districts, and other experts at federal, state, local, tribal governments, including
private non-profit organizations to preserve and protect existing water supplies
while addressing future water supply needs. Such measures may utilize alternative
water sources that are compatible with environmental protection.
Staff Comments:
The parcel is a legally conforming lot encompassing 17.12 acres and is zoned Urban Growth
Area Moderate Density Residential (UMDR), which permits 7 to 12 dwelling units per acre.
Surrounding parcels vary in size from 0.28 to 10.76 acres, with the majority developed for
residential use. Notable adjacent facilities include Chimacum Creek Primary School and the
Jefferson County Library, both located directly south of the parcel. Access to neighboring
parcels is provided via private roads, Mason Street, and Cedar Avenue. The lots will be served
by the PHUGA sewer system and the Quimper water system. The proposal is consistent with
the Comprehensive Plan Policies LU-P-1.6, LU-P-4.1, LU-P-4.4, LU-P-6.1, LU-P-7.1 and LU P-
10.1.
Transportation:
Policy TR-P-1.5 Require that streets are designed and constructed to County
standards to efficiently and effectively meet the needs of the community and
promote overall transportation safety for all road users, including bicyclists and
pedestrians.
Policy TR-P-2.5 Coordinate with Jefferson Transit Authority in the planning and
permit review process, to identify and invest in road and pedestrian improvements
that support transit use, reliability, safety, retail shopping facilities, offices, and
industrial and residential development.
Policy TR-P-4.2 Encourage innovative land development proposals that are
consistent with the County Comprehensive Plan Land Use Element and Rural
Element which minimize the need for expanding the road system, and utilize the
capacity of the existing transportation system, including the capacity of transit and
non-motorized modes.
Policy TR-P-4.9 Ensure that the Level of Service for County roads are met for
existing and proposed development concurrent with proposed development prior
to issuing development approvals, by requiring traffic impact analyses where
appropriate.
Staff Comments:
The Jefferson Transit Tri-Area Loop serves the Port Hadlock area, with designated stops at
the Four Corners Park and Ride, HJ Carroll Park, the Jefferson County Library, and various
local businesses along the route. Students residing within the Chimacum School District will
be transported directly to the school campus. The applicant has submitted a traffic impact
analysis, last updated July 16, 2025, along with a technical memorandum addressing
proposed frontage improvements along Mason Street. The proposal aligns with
Comprehensive Plan Policies TR-P-1.5, TR-P-2.5, TR-P-4.2, and TR-P-4.9.
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Environment:
Policy EN-P-1.1 Work cooperatively with water supply purveyors, public utility
districts, and other experts at federal, state, local, tribal governments, including
private non-profit organizations to preserve and protect existing water supplies
while addressing future water supply needs. Such measures may utilize alternative
water sources that are compatible with environmental protection.
Policy EN-P-2.2 Preserve the environmental functions of surface and ground water
resources by retaining native vegetation and open spaces where feasible and by
requiring mitigation measures for land use activities that may adversely impact
surface and ground water.
Staff Comments:
The proposed unit lot subdivision does not encompass any significant critical areas, with the
exception of a designated Critical Aquifer Recharge Area. There are no surface water features
located on or adjacent to the subject property. The nearest such feature, Chimacum Creek,
lies approximately 500 feet southwest of the site and flows northward in the surrounding
area. Each lot will be served by the PHUGA sewer system and the Quimper water system.
Stormwater management will comply with Minimum Requirements #1 through #9 as outlined
in the Department of Ecology Stormwater Management Manual for Western Washington. An
engineered stormwater plan will be required prior to any land disturbing activities. The
proposal is consistent with Comprehensive Plan Policies EN-P-1.1 and EN-P-2.2.
2. Conformance with the Jefferson County Code, Title 18 Unified Development
Code: The following analyzes the applicable development standards as they relate to the
subject application.
Chapter 18.18.060 Development requirements and performance standards.
“Development within the Irondale and Port Hadlock UGA shall be governed by the
following level of service standards:
(1) Street Standards. As a condition of any development approval within the Irondale and
Port Hadlock UGA, the property owner shall construct streets which the county determines
are consistent with the adopted urban street standards in JCC 18.30.080.
Staff Comments:
The proposed unit lot subdivision will be accessed via Mason Street and Cedar Avenue, both
classified as county local access roads. Internal roads will be designed to comply with fire
access requirements.
(2) Water Service. As a condition of any development approval within the Irondale and
Port Hadlock UGA, the property owner shall obtain a certificate of water availability for
the proposed use from Jefferson PUD No. 1 and connect to the PUD No. 1 water system.
Fire flow requirements shall be as specified by the Jefferson County fire marshal.
Staff Comments:
The development will be served by the Quimper public water system.
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(3) Storm Drainage. As a condition of any development approval, the property owner shall
construct surface and stormwater management improvements as determined by the
county to be consistent with the surface water management standards adopted in the
Jefferson County stormwater management plan (adopted November 27, 2006, Resolution
No. 74-06).
Staff Comments:
A preliminary drainage report prepared by Parametrix, dated February 2025 (Exhibit 5), was
submitted with the application. Prior to any ground disturbing activities, the applicant must
submit and finalize an engineered stormwater plan for review by the Jefferson County
Department of Public Works. Following construction of the stormwater facilities, the proponent
shall provide a stamped letter from the engineer certifying that the facilities were built in
accordance with the approved plan.
(4) Sanitary Sewer Service.
(a) Sewer Service Area. The sewer service area is the same as the 20-year planning
boundary of the UGA. No development approval shall be given, and no building permit
issued, unless the proposed development complies with the provisions of this chapter. For
development under this chapter, as a condition of any new development approval or major
modification to an existing commercial, industrial, or multifamily residential use located
within a sanitary sewer service area, as identified in the adopted general sewer plan for
the Irondale and Port Hadlock urban growth area, as amended, the property owner must
obtain confirmation of sewer availability from PHUGA sewer operator prior to
development approval. Sewers will be considered to be available for the purposes of
turning off the transitional rural zoning in chapter 18.19 for the Irondale and Port Hadlock
urban growth area as described in title 13 JCC.
(b) Areas with Sewer Not Yet Available – Interim On-Site Septic Systems. If the proposed
use or major modification is located within the Irondale and Port Hadlock urban growth
area but outside of area where sewer is available, then transitional rural development
standards in chapter 18.19 JCC apply.
Staff Comments:
The development is located within 200 feet of a sewer collection line of the PHUGA sewer
system and will be connected to public sewer infrastructure. Pursuant to JCC 18.19.150, the
applicant has requested that the Department of Community Development (DCD) accept and
process a development application prior to the initial startup of the PHUGA sewer system.
Chapter 18.18.070(3)(b) JCC Landscaping
“New multifamily dwellings over four dwelling units in residential zones shall provide a
five-foot visual buffer along all street frontages.”
Staff Comments:
A preliminary landscape site plan was included with the preliminary plat (Exhibit 3). Existing
natural vegetation will be preserved to the greatest extent feasible. A final landscaping plan
will be reviewed prior to final plat approval. Alternative landscape designs that are
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substantially equivalent to the standards outlined in JCC 18.18.070 may be permitted at the
discretion of the administrator.
Chapter 18.18.080 JCC Parking and Pedestrian Circulation
“Unless as approved by the administrator, parking for all new development shall comply
with JCC 18.30.100, Parking, and JCC 18.30.110, Off-street loading space requirements.
Pedestrian facilities shall be provided in accordance with JCC 18.30.090, Pedestrian
circulation.”
Staff Comments:
Pursuant to JCC 18.30.100, Table 6-2, the minimum parking requirements are 1.5 spaces per
dwelling unit for multi-family residential uses and 1.5 spaces per tenant for group homes.
Parking for individuals with physical disabilities shall be provided in accordance with state
standards, at a rate of no less than two percent of the total number of spaces. Single-family
residences, including duplexes, are exempt from these requirements.
The proposed unit lot subdivision would require a minimum of 209 parking spaces, including
minimum two accessible spaces. Under the current proposal, each unit will be assigned one
parking space within the shared parking areas. Additional unassigned spaces within the shared
areas and available on-street public parking may be used on a first-come, first-served basis.
The administrator may authorize modifications to the parking space requirements. The
administrator has determined that, given the site's close proximity to a transit stop, a
minimum of one assigned parking space per dwelling unit is adequate for this proposal. All
parking spaces will be constructed with an all-weather surface and equipped with wheel stops,
striping, or other comparable measures. Parking lot design and construction will be consistent
with this section.
Chapter 18.18.090 Lighting
“Lighting shall comply with the standards set forth in JCC 18.30.140, Lighting; shall not
permit direct illumination of the sky (skyglow); and shall not provide more illumination
into an adjoining property than is received from the adjoining property measured at a
vertical plane at the property boundary (light trespass)”
Staff Comments:
Subject to conditions, the proposal will meet or exceed these requirements.
Chapter 18.18.100 Signs
Staff Comments:
No new signs have been proposed.
Chapter 18.35.800 JCC [Unit Lot Subdivisions] Purpose and Applicability.
“The primary purpose of these provisions is to establish a process which allows greater
flexibility in the development of single-family detached and attached housing on lots which
do not strictly conform to the development standards of chapters 18.18 and this title.”
Staff Comments:
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The Mason Street Neighborhood proposal includes the construction of 24 duplexes (48 units),
22 fourplexes (88 units), and two group home buildings. Together, the duplexes and
fourplexes will provide 136 affordable dwelling units available for purchase by income-
qualified buyers. The two group homes will offer shared living spaces and caregiving services,
comprising a total of 12 bedrooms.
Site development standards apply to the parent site in its entirety rather than to individual
lots. Each unit within the duplexes and fourplexes, created through the unit lot subdivision
process, will constitute a sellable lot.
The project site is located within the Irondale and Port Hadlock Urban Growth Area.
Multifamily residential units and group homes are permitted uses pursuant to Table 3A-1 of
JCC 18.18,040. A unit lot subdivision involving five or more lots shall be processed as a Type
III long subdivision pursuant to Chapter 18.35, Article IV.
A complete set of preliminary plat drawings, including the Clearing, Grubbing & Demolition
Plan; Utility Plan; Storm Drainage and Grading Plan; Site Work Phasing Plan; and Landscaping
Plan, has been submitted for review (Exhibit 3).
Chapter 18.35.820 JCC Unit lot subdivision standards
“Development on individual unit lots within the unit lot subdivision need not conform to
the minimum lot area or dimensional standards of chapter 18.18, provided that overall
development of the parent site meets the development and design standards of the
underlying zoning and the requirements of this section.”
Staff Comments:
The overall development of the parent site shall comply with the development and design
standards of the applicable land use district. In addition, a preliminary Declaration of
Covenants, Conditions, Restrictions, Easements, and Reservations, defining the rights and
responsibilities of property owners and/or the homeowners’ association, was submitted as
part of the proposal.
Prior to final plat approval, the applicant shall submit the finalized Declaration to the county
for review. Once approved, the Declaration shall be recorded concurrently with the final plat
with the Jefferson County Auditor. The corresponding auditor’s filing number will be
referenced on the final plat.
Chapter 18.35.840 JCC Building Setbacks.
“Building setbacks shall be as required for the zone as applied to the underlying parent
site as a whole. There shall be no setback required from unit lot lines which are interior
to the perimeter of the parent site; provided, however, that any structure located upon a
unit lot created hereunder shall comply with the setbacks applicable to the approved site
development plan.”
Staff Comments:
All structures within an approved unit lot subdivision shall be subject to applicable building
code requirements. No building permits, except for those related to a temporary contractor’s
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office or temporary storage building, will be issued until the applicant has satisfied all
conditions of the final plat approval.
It is understood that the internal lot lines for lots containing duplexes and fourplexes will be
configured as zero lot lines, allowing shared walls to be constructed along the common
boundaries between units.
Chapter 18.35.310 JCC Approval Criteria
“(1) Long subdivisions shall be given preliminary approval, including preliminary approval
subject to conditions, upon finding by the county that all of the following have been
satisfied:
(a) The proposed subdivision conforms to all applicable county, state and federal
zoning, land use, environmental and health regulations and plans, including, but not
limited to, the following:
(i) The Jefferson County Comprehensive Plan; and
(ii) The provisions of this code, including any incorporated standards;
(b) Utilities and other public services necessary to serve the needs of the proposed
subdivision shall be made available, including open spaces, drainage ways, roads,
streets, other public ways, potable water, transit facilities, sewage disposal, parks,
playgrounds, schools, sidewalks and other improvements that assure safe walking
conditions for students who walk to and from school;
(c) The probable significant adverse environmental impacts of the proposed
subdivision, together with any practical means of mitigating adverse impacts, have
been considered such that the proposal will not have an unacceptable adverse effect
upon the quality of the environment, in accordance with the State Environmental
Policy Act (SEPA) implementing provisions contained within Chapter 18.40 JCC and
Chapter 43.21C RCW;
(d) Approving the proposed subdivision will serve the public use and interest and
adequate provision has been made for the public health, safety, and general welfare.
(2) Notwithstanding the approval criteria set forth in this section, in accordance with RCW
58.17.120, as now adopted and hereafter amended, a proposed subdivision may be
denied because of flood, inundation or swamp conditions. Where any portion of the
proposed short subdivision lies within both a flood control zone, as specified by Chapter
86.16 RCW, and either the 100-year floodplain or the regulatory floodway, the county
shall not approve the preliminary plat.”
Staff Comments:
In accordance with Chapter 18.18.060 JCC concerning development requirements and
performance standards, all lots within the proposed unit lot subdivision will be served by the
Quimper water system (Exhibit 7) and the PHUGA sewer system (Exhibit 8).
The Jefferson County Fire Marshal has determined that the preliminary water availability via
8-inch mains, is sufficient to serve all proposed hydrant locations. Hydrant flow data will be
verified prior to the issuance of building permits. The majority of the proposed structures are
four-unit residential townhomes, each under three stories and with a cumulative area of less
than 5,000 square feet, and falls under the threshold for residential automatic sprinklers.
Requirements for fire protection and life safety systems for the proposed congregate buildings
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will be addressed during the building permit application process and are deferred until formal
submission and review (Exhibit 22).
The site includes four access points and an internal roadway that extends from the northwest
to the southeast corner of the property. This internal road is designated for emergency
services, waste collection, residential move-in activities, and major deliveries, but is not
intended for daily traffic use. Access to individual lots will be via the public road network.
Maintenance of common areas, including the internal roadway, will be governed by the
Declaration of Covenants, Conditions, Restrictions, Easements, and Reservations (Exhibit 4),
which will be recorded concurrently with the final plat.
As a condition of any development approval within the Irondale and Port Hadlock Urban
Growth Area, the applicant is required to construct streets consistent with the adopted urban
street standards outlined in JCC 18.30.080. In line with Chapters 18.30.080 (Roads) and
18.30.090 (Pedestrian Circulation), improvements to the Mason Street frontage along the
northern property line are required as part of the development. The Mason Street Frontage
Improvement Technical Memorandum, dated June 13, 2025 (Exhibit 10), has been reviewed
and accepted by Public Works and will guide preparation of the construction documents.
The proposal included an Updated Traffic Impact Analysis prepared by Parametrix dated June
20, 2025 as updated July 16, 2025 (Exhibit 9). The following is an excerpt from this report
(Pages 7 and 8).
Traffic operations are often measured by an approach called “intersection level of service
(LOS).” LOS is a scale ranging from A to F, with LOS A representing the best conditions with
minimal amount of delay and LOS F representing the worst conditions with severe congestion
and delay. Table 1 the intersection LOS delay thresholds for signalized intersections and
unsignalized intersections. At two-way or one-way stop-controlled intersections, LOS is
calculated and reported based on the worst movement at the intersection.
The LOS standards for HSS facilities are set by WSDOT, with the LOS standard for HSS
facilities in urban areas being LOS D or better. HSS facilities are exempt from County
concurrency requirements. For the remaining roadways within the study area, the Jefferson
County LOS standard is LOS D for better on all roadway facilities within the Port Hadlock-
Irondale UGA, per Jefferson County Comprehensive Plan Policy LU-P-33.6 (December 2018).
The Jefferson County Comprehensive Plan, Public Review Draft (April 2025) maintains this
proposed LOS standard of D.
Table 1. Highway Capacity Manual LOS Ratings
LOS
Average Delay (seconds/vehicle)
Signalized Intersections
Average Delay (seconds/vehicle)
Unsignalized Intersections
A ≤ 10 ≤ 10
B > 10 and ≤ 20 > 10 and ≤ 15
C > 20 and ≤ 35 > 15 and ≤ 25
D > 35 and ≤ 55 > 25 and ≤ 35
E > 55 and ≤ 80 > 35 and ≤ 50
F > 80 > 50
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Source: Highway Capacity Manual (6th Edition), Transportation Research Board, 2016.
LOS = level of service
Intersection volume-to-capacity (v/c) ratio is another measure of effectiveness and assesses
performance by comparing the volume for each movement against the available lane capacity.
Neither WSDOT nor Jefferson County has v/c ratio standards for two-way stop-controlled
intersections.
The study intersections were evaluated for the Existing Conditions PM peak hour traffic
operations using Synchro 11. Synchro 11 is a macroscopic analysis and optimization software
application that supports the methodology of the Transportation Research Board’s Highway
Capacity Manual (6th Edition). The intersection traffic operations results, including LOS, delay,
and v/c ratio, are summarized in Table 2 and shown in Figure 4. The Synchro reports are
available in Attachment B.
All study intersections except for the intersection of SR 19 and SR 116 (intersection #5)
operate within LOS standards. The intersection of SR 19 and SR 116 (intersection #5)
operates at LOS F with 78 seconds of delay for the westbound left-turn movement.
Table 2. Existing Conditions Intersection Traffic Operations Results – PM Peak Hour
ID
Intersection
Jurisdiction
Control
Type
Delay (s)
LOS
v/c Ratio
1 SR 19/Irondale Road WSDOT TWSC 25 D 0.08
2 Patison Street/Irondale Road County TWSC 11 B 0.04
3 Cedar Avenue/Mason Street County TWSC 9 A 0.03
4 Cedar Avenue/SR 116 WSDOT TWSC 13 B 0.18
5 SR 19/SR 116 WSDOT TWSC 78 F 0.64
6 Site Access #1/Mason Street1 - - - - -
7 Site Access #2 (Meg’s Way)/Mason Street County TWSC 9 A 0.01
8 Site Access #3 (Sycamore Street)/Mason Street County TWSC 9 A 0.01
9 Cedar Avenue/Site Access #4 County TWSC 9 A 0.01
LOS = level of service; TWSC = two-way stop-controlled; v/c = volume-to-capacity
1 This intersection will be built with the project
Staff Comments:
With the exception of the intersection of SR 19 and SR 116, the remaining county roadways
within the study area meet the county’s LOS requirement.
SR 19 is a Highway of Statewide Significance (HSS). SR 116 is a two lane rural major collector.
The LOS standards for HSS facilities are set by WSDOT, with LOS standards for HSS facilities
in urban areas being LOS D or better. HSS facilities are exempt from County concurrency
requirements. The PM peak LOS for westbound traffic at the intersection of SR 19 and 116 is
LOS F with 78 seconds of delay. Per Table 9 of the TIA, with the proposal it is anticipated
that this delay will be increased from 78 to 107 seconds by year 2031. WSDOT previously
provided a comment about the 29 seconds delay is significant. The updated TIA dated July
16, 2025 includes proposed mitigation at intersection SR19 and SR 116. An all-way stop
control (AWSC) was evaluated using guidance from the Manual on Uniform Traffic Control
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Devices (MUTCD) 11th edition. The results show that AWSC effectively mitigates project-
related delay and brings the intersection to LOS C (24 seconds of delay). WSDOT reviewed
the updated TIA, and has indicated that WSDOT is willing to approve changing the intersection
control from the current side street stop control to an all way stop control.
The applicant has proposed several meaningful active transportation enhancements aimed at
promoting non-driving travel modes and reducing dependency on single-occupancy vehicles,
including: installation of new sidewalks along Mason Street, filling gaps in the local pedestrian
network; construction of new transit stops near the site, expanding access to Jefferson Transit
services; and a site design that emphasizes internal connectivity and walkability, encouraging
active transportation within the neighborhood.
Based on these findings, the proposal is consistent with the Comprehensive Plan and meets
the requirements of Title 18 of the Jefferson County Code. Provisions for open space, drainage
ways, roads, streets, public utilities, potable water, transit, sewage disposal, parks,
playgrounds, schools, sidewalks, and other public improvements have previously been
addressed. The site is located near Jefferson Transit bus routes. Approval of this unit lot
subdivision will serve the public interest by facilitating development of additional affordable
housing in Jefferson County, in alignment with Comprehensive Plan policies. The proposal
does not compromise public health, safety, or general welfare. Each lot will be fully developed
with an approved dwelling unit, utilizing the PHUGA sewer system and the Quimper water
system. Access will be provided via Mason Street and Cedar Avenue, satisfying the applicable
criteria.
The proposed subdivision is not located within a floodplain, floodway, wetland, or associated
critical area buffer. The proposal meets this requirement.
Chapter 18.35.570 JCC Requirements for improvements.
“All improvements shall be designed and constructed in conformance with the
development standards contained in this article, as well as Chapter 18.30 JCC and any
standards incorporated therein. Prior to construction of any improvements, as approved
upon the preliminary plat or binding site plan, the subdivider shall furnish construction
plans. These plans must be prepared, signed, dated and stamped by a Washington State
licensed civil engineer and shall be in accordance with the standards contained in
Chapter 18.30 JCC. The construction plans must be reviewed and approved by the county
prior to construction.”
Staff Comments:
The Notice of Application and related materials were routed to the agencies of expertise for
review and comment on April 23, 2025 (Exhibit 15). The Notice of Public Hearing and SEPA
Threshold Determination, plus any applicable special reports were also sent to these agencies
for comments on June 17, 2025 (Exhibit 11). All comments received are incorporated in the
proposed conditions of approval. Prior to final plat approval, the applicant will be required to
satisfy all conditions.
The following agencies provided written comments:
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i. Jefferson County Public Works Department provided comments dated May 7, 2025,
June 16, 2025 and August 4, 2025 (Exhibit 21) and are hereby incorporated by
reference.
ii. Jefferson County Offices of the Fire Marshal provided comments dated June 24, 2025
and August 6, 2025 (Exhibit 22) and are hereby incorporated by reference.
iii. Washington State Department of Natural Resources provided comments, last email
received June 4, 2025 (Exhibit 18) and are hereby incorporated by reference.
iv. Washington State Department of Archaeology and Historic Preservation provided
comments, last comments received on June 23, 2025 (Exhibit 20) and are hereby
incorporated by reference.
v. Washington State Department of Transportation provided comments dated June 24,
202, June 30, 2025 and August 6, 2025 (Exhibit 19) and are hereby incorporated by
reference.
vi. Olympic Region Clean Air Agency provided comments on June 30, 2025 (Exhibit 26).
D. RECOMMENDATIONS BASED ON ANALYSIS:
Based on the preceding findings and conclusions, staff recommends the Hearings Examiner
APPROVE the subject unit lot subdivision (SUB2025-00012) as described in this report, subject to
the following conditions:
CONDITIONS OF APPROVAL
Assessor’s Office
1. Prior to final plat approval, the applicant shall coordinate with the Assessor’s Office to
ensure that lot labeling facilitates a clear and efficient system for parcel number
assignment and tax assessment. Particular attention shall be given to lots designated for
duplex construction, as proper numerical sequencing is essential for accurate record
keeping. For example, if a duplex is proposed on non-sequential Lots 1 and 5, those lots
should instead be relabeled as Lots 1 and 2. This issue appears to primarily affect duplex
lots, whereas lots designated for fourplexes have been numbered sequentially and require
no adjustment.
Environmental Public Health Department
2. Approval of this proposal is contingent upon all residential units and associated
appurtenances being connected to the PHUGA sewer system and receiving water service
from the Quimper water system. Any future development that does not meet both of
these requirements shall not be eligible for approval by the Jefferson County
Environmental Public Health Department.
Department of Public Works
3. The applicant shall continue to coordinate with the Department of Public Works regarding
the Mason Street frontage improvements along the northern property boundary. All design
and construction shall substantially conform to the Technical Memorandum dated June
13, 2025.
4. The applicant shall obtain a road approach permit for the construction of four proposed
road approaches (three along Mason Street and one along Cedar Avenue). These
approaches must comply with current standards for major approaches.
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5. Any utility installation or other work within the public right-of-way shall require the
appropriate utility or general permit from the Department of Public Works.
6. The Applicant shall coordinate with Jefferson County Public Works and the Washington
State Department of Transportation (WSDOT) and adhere to their recommendations to
ensure adequate provisions for mobility and safe access related to the proposal.
7. The applicant proposes to create or add 5.97 acres of impervious surface and 14.56 acres
of land disturbing activities. Pursuant to JCC 18.30.060 and 18.30.070, a stormwater
management plan meeting Minimum Requirements #1 through #9 of the Department of
Ecology Stormwater Management Manual for Western Washington shall be submitted.
The plan must address temporary measures for erosion, sediment and stormwater control
during construction, as well as permanent stabilization and operational features post-
construction.
8. The proponent shall implement the approved stormwater management Plan throughout
the duration of the development.
9. Prior to the commencement of construction, the applicant shall submit engineering plans
for roads, bridges, stormwater facilities, and other regulated land-disturbing activities to
the Department of Public Works for review and approval.
10. Stormwater management facilities shall be constructed under the supervision of a licensed
professional engineer. Prior to final project approval, the proponent shall submit a
certification letter from the project engineer verifying that all stormwater facilities were
constructed in accordance with the approved plans.
11. In accordance with JCC 18.30.080(1)(f), the Department of Public Works shall inspect all
clearing, grading, and construction activities involving roads, bridges, utilities, and
stormwater facilities. To facilitate timely inspections, the applicant shall coordinate
scheduling with the department at (360) 385-9160. Typical inspections may include:
a. Installation of temporary erosion and sediment control measures;
b. Clearing (and Grading) and road subgrade preparation;
c. Placing roadway gravel base;
d. Placing roadway crushed surfacing top course;
e. Placing improved roadway surface (chip seal or asphalt concrete);
f. Construction of stormwater management facilities;
g. Final plat review;
h. Additional inspections may be deemed necessary as project progresses.
12. Easements for private roads providing access or internal circulation within the subdivision
shall be 60 feet wide. A reduction in width may be considered upon recommendation by
the Department of Public Works, provided that public health, safety, and welfare are not
compromised, and the proposed width remains adequate for the construction and
maintenance of roads and utilities. Where reduced easements are approved, parallel utility
easements may be required.
13. Access to the unit lot subdivision from the public road system shall be depicted on the
final plat.
14. As authorized by JCC 18.30.080(1)(u), the Department of Public Works is entitled to
assess fees consistent with the most currently adopted Public Works fee schedule. These
fees apply to all development review activities including application review, plan review,
inspection services, public meetings or hearings, and final approval. Prior to receiving
project approval from the Department of Community Development, the applicant shall
remit payment for all fees related to these services, including costs associated with
preparation of the Stormwater Management Facility Maintenance Agreement. Payment of
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these fees is required even in the event the proposal is denied or not pursued to
completion.
Department of Community Development
15. A minimum of 209 parking spaces, including at least two accessible spaces is required.
Parking space requirements may be modified upon approval by the administrator. All
parking spaces must be clearly depicted on the face of final plat.
16. The Applicant shall obtain approval for all proposed road names within the subdivision in
accordance with Chapter 12.20 JCC (911 Emergency Locator System). Approved road
names must be shown on the final plat.
17. The Applicant shall maintain ongoing coordination with the Jefferson County Offices of the
Fire Marshal to address all relevant fire safety requirements. The Fire Marshal has
determined that the preliminary water availability via 8-inch mains, is sufficient to serve
all proposed hydrant locations. Hydrant flow data will be verified prior to the issuance of
building permits. Requirements related to fire protection and life safety systems for all
proposed structures will be addressed during the formal submission of building permit
applications.
18. All new and existing buildings must be provided with approved address identification that
is clearly legible and visible from the street or road fronting the property. Address permits
may be deferred to the applicable building permit for each building or structure requiring
an address. Any addresses issued prior to final plat approval shall be shown on the final
plat.
19. All exterior lighting shall be energy-efficient and designed to minimize light pollution.
Fixtures must be shielded or recessed to ensure that direct glare and reflections are
contained within the boundaries of the parent lot.
20. New multifamily dwellings consisting of more than four dwelling units in residential zones
shall provide a five-foot visual buffer along all street frontages. All plantings shall meet
the standards outlined in JCC 18.18.070. A final landscaping plan must be submitted for
approval, and the approved landscaping shall be installed prior to final plat. All landscaping
and related support systems shall be maintained throughout the life of the project.
21. Prior to final plat approval, the applicant shall submit the final Declaration of Covenants,
Conditions, Restrictions, Easements, and Reservations to Jefferson County for review.
Upon approval, the Declaration shall be recorded concurrently with the final plat. The
corresponding Auditor’s File Number (AFN) shall be referenced on the face of the final
plat.
22. The preliminary Inadvertent Discovery Plan (IDP) shall be updated and submitted to DCD
for review. A copy of the finalized IDP shall be maintained on site prior to the
commencement of any ground disturbing activities.
23. As required by Chapters 18.35.330 and 18.35.660 JCC, phased final plat approval of the
subdivision shall be conditioned upon completion of the proposed phases in the order as
shown on the Sitework Phasing Plan dated July 30, 2025.
24. In accordance with Chapter 18.35.390 JCC (Final Long Plat), the final mylar shall be
prepared in compliance with the standards set forth in JCC 18.35.300 and 18.35.370.
25. The final blueline shall clearly display the name of the unit lot subdivision, “Mason Street
Neighborhood,” along with the county-assigned subdivision number, SUB2025-00012, on
all sheets of the mylar.
26. An updated plat certificate or supplement, current within 30 days, shall be submitted with
the final blueline.
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27. Lot closure information shall be submitted alongside the final blueline and the updated
plat certificate.
28. Prior to final plat approval, the applicant shall coordinate the installation of underground
utility lines (including water, sewer, electricity, and telecommunications) to serve all lots.
All recorded easements shall be accurately depicted on the final plat and shall reference
the corresponding Auditor’s File Numbers (AFNs) on the face of the plat.
29. All graphical elements on the final plat shall conform to recording standards for legibility.
30. In compliance with RCW 84.56.345, all current-year property taxes and any outstanding
or delinquent property taxes, including compensating tax from an open space program if
applicable, must be paid in full prior to the County Treasurer signing the mylar and
associated paper copies of the plat.
31. The applicant shall submit a reproducible 11” x 17” copy of the proposed final plat to the
Department of Community Development. The plat shall include all elements required
under JCC 18.35.300 and the certifications and other requirements outlined in JCC
18.35.370 and 18.35.380.
32. All required signatures and professional seals on the mylar shall be in black ink.
33. Pursuant to JCC 18.35.360, no permits shall be issued for construction of improvements
within an approved unit lot subdivision until the following have been received and
approved by the appropriate departments: the improvement method report, all
construction drawings, proposed performance guarantees, and any additional submittals
required under applicable provisions of the Jefferson County Code and incorporated
standards. All construction activities shall be subject to inspection and approval in
accordance with county development standards and any incorporated specifications.
34. The following shall be placed under “Notice to Potential Purchasers”:
“Approval of the design and layout of the Mason Street Neighborhood unit lots subdivision
was granted based on detailed review of that specified project, as a whole, on the parent
lot.”
“Subsequent subdivision actions, additions, or modifications to the structures within the
development may not create or increase any nonconformity of the parent lot as a whole,
and shall conform to the approved unit lot subdivision or to the land use and development
standards in effect at the time of the proposed actions, additions, or modifications.”
“If a structure or portion of a structure within the unit lot subdivision has been damaged
or destroyed, any repair, reconstruction, or replacement of any structure shall conform to
the land use and development standards in effect at the time the proposed repair,
reconstruction, or replacement project's permit application becomes vested.”
“Additional development or redevelopment of the individual unit lots may be limited as a
result of the application of development standards to the parent lot.”
“The lots within this plat are legally created pursuant to JCC 18.35 and RCW 58.17, the
lots are considered as legal lots of record pursuant to JCC 18.12, and are eligible for
development under JCC 18.40. The lots are not subject to additional Site Development
Review (SDR)/ Legal Lot of Record Determination (LLOR).“
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“Approval of this unit lot subdivision does not constitute approval of building permits on
each lot. Permit approval will be subject to building lot plans, type of use, contours, and
soils on individual lots. Permits will be reviewed in accordance with site conditions and
regulations existing on the date of the permit applications.”
“The lots, parcels, or tracts contained within this unit lot subdivision were approved based
on the condition that all residential units and appurtenances are connected to the PHUGA
sewer system, and the Quimper water system.”
35. Type III Hearing Examiner decisions shall become final subject to the following: pursuant
to RCW 36.70C, the applicant or any aggrieved party may appeal the final decision to the
Jefferson County Superior Court within twenty-one (21) calendar days of the date of
issuance of the final land use decision. For more information related to judicial appeals,
see JCC 18.40.340.
36. The sale of lots prior to final plat approval is unlawful.
37. A final plat which meets all of the requirements of Title 18 JCC and this decision shall be
submitted to DCD for processing and approval within five (5) years of the date of this
preliminary unit lot subdivision approval. The final plat may be presented to the County
at any time during the period of preliminary approval. The preliminary approval shall be
null and void unless a final plat is approved and recorded within the original five-year
approval period.
Attachment: Exhibit Log with Exhibits