HomeMy WebLinkAboutExhibit 56-1 - Overview of the Application ProcessPage 1 of 5
OVERVIEW OF THE APPLICATION PROCESS FOR THE MASON STREET NEIGHBORHOOD (MSN)
A Unit Lot Subdivision in the Irondale and Port Hadlock Urban Growth Area (PHUGA)
Introduction
The Mason Street Neighborhood (MSN) is a Unit Lot Subdivision 1 consisting of 138 unit lots 2
and associated common areas. Of these housing units, 136 are affordable homes available for
purchase by income-qualified buyers. The remaining two units are adult family homes to be
owned and operated by Olympic Neighbors.
What is a Unit Lot Subdivision?
Jefferson County regulates land division under chapter 18.35 of the Jefferson County Code
(JCC), authorized by chapter 58.17 RCW. These regulations aim to promote the public health,
safety, and general welfare in accordance with state and local standards.
In 2024, Jefferson County amended chapter 18.35 JCC, Article IX to permit Unit Lot
Subdivisions. This form of subdivision allows a parent parcel to be divided into individual “unit
lots” as part of a residential development. While the parent parcel must meet zoning
dimensional standards, individual unit lots are exempt from those requirements and may be
sold separately.
The Washington State Department of Commerce has published a Unit Lot Subdivisions Fact
Sheet (2025)3 outlining the new requirements.
Key Differences: Unit Lot vs. Traditional Long Subdivision?
Unit Lot Subdivisions offer greater flexibility by applying development standards to the parent
site as a whole, rather than to each individual lots. This approach supports middle housing 4 and
infill development.
Feature Unit Lot Subdivision Traditional Land Subdivision
Zoning Standards Applies only to the parent lot Applies to each individual lot
Typical Housing
Types
Supports middle housing and infill
development, including duplexes,
fourplexes, townhouses, and cottage
homes. Enables creative and
efficient site design through flexible
lot sizes and configurations.
Primarily used for single-family
detached homes. Offers clear,
individual ownership with a dedicated
parcel for each home. Often preferred
by buyers seeking a traditional home
on a private lot.
1 RCW 58.17.020(19)
2 RCW 58.17.020(18)
3 See Attachment A, attached.
4 RCW 36.70A.030(28)
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Ownership Each unit lot is individually owned
under a fee-simple structure.
Common areas not subdivided or
dedicated to public use are typically
owned collectively by a homeowners’
association.
Owners have full fee-simple ownership
of both the lot and the home.
Flexibility Promotes flexibility for infill and
middle housing development.
Adheres to more rigid dimensional and
zoning standards.
Applicability Limited to areas within the PHUGA Applicable county-wide
Note: This table is illustrative and not exhaustive.
Review and Approval Process
All land divisions must comply with chapter 58.17 RCW and applicable Jefferson County
ordinances, including those governing zoning, road standards, shorelines, utilities, drainage and
stormwater.
Per JCC 18.35.800(4), Unit Lot Subdivisions with five or more lots are processed as long
subdivisions. Accordingly, the MSN proposal is being reviewed as a Type III application under
chapter 18.40 JCC.
Unit Lot Subdivisions are permitted only within the Irondale and Port Hadlock Urban Growth
Area (PHUGA), where public water and sewer services are available. Applicants must submit a
site development plan demonstrating compliance with chapters 18.18 and 18.35 JCC.
Coordination with other Agencies
While optional, a preapplication conference 5 is encouraged to help applicants understand
applicable codes and identify potential issues early in the process. As an example, the MSN
preliminary plat includes coordination with the Offices of the Fire Marshal and East Jefferson
Fire and Rescue. The preliminary plat map features ingress/egress routes from Mason Street
and Cedar Avenue, emergency access from all entrances, fire apparatus turning movements,
hose length evaluations, and a water composite map showing proposed fire hydrant locations
and coverage radii.
Fire Marshal’s Role
In 2022, Jefferson County adopted Ordinance 04-0411-22, formally designating the Fire Marshal
as the lead authority responsible for fire protection, investigation, and enforcement activities.
These responsibilities are carried out in close cooperation and coordination with local fire
districts and law enforcement agencies.
5 JCC 18.40.090
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Per JCC 2.40.020, the Fire Marshal’s duties include conducting fire and life safety inspections,
reviewing development plans for compliance with applicable fire and life safety codes, and
performing other related tasks as outlined in JCC 15.05.020. The Fire Marshal also provides
formal leadership in areas such as permitting, life safety evaluations, and regulatory
enforcement, serving as a key figure in safeguarding the community through proactive
oversight and coordination.
East Jefferson Fire Rescue has been actively involved in this project from its inception. Ongoing
collaboration has included discussions around addressing protocols, with JEFFCOM 911 dispatch
participating to ensure clear communication and consistent implementation across all agencies.
Platting Process Overview
Subdivision approvals follow a two-step 6 process under chapter 58.17 RCW:
Step 1: Preliminary plat approval including Site Plan Review, if applicable, and
Step 2: Final plat approval.
Preliminary Plat Approval
For subdivision creating five or more lots is a quasi-judicial 7 process that involves an initial
review and public hearing 8. The preliminary plat serves as a conceptual plan showing proposed
development and amenities.
A Jefferson County Hearing Examiner 9 conducts the hearing to determine:
(i) Whether the proposal complies with applicable regulations, including the Jefferson
County Comprehensive Plan and Jefferson County Code, including any incorporated standards;
(ii) Whether provisions have been made for public health, safety, general welfare, and
infrastructure (e.g., open spaces, drainage ways, roads, streets, water, sewage, parks, schools,
sidewalks); and
(iii) Whether the public interest will be served.
Preliminary plat approval does not authorize building permits. Per JCC 18.35.850, building
permits and occupancy approvals are subject to timing restrictions. Building codes are
administered under chapter 15.05 JCC.
Site Plan Requirements
As required by JCC 18.35.800, Unit Lot Subdivision applications must include a site plan per JCC
18.40.100(1)(i) and (2). The site plan must depict: ingress/egress points, infrastructure and
utilities, open spaces and housing layout, and any other elements affecting development. The
site plan ensures the subdivision will be built in accordance with approved specifications.
6 RCW 58.17.140
7 RCW 42.36.010
8 RCW 58.17.070, 080 and 090
9 RCW 58.17.330
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Public Hearing
Under chapter 36.70B RCW, only one public hearing may be held. All decisions must be made
on the record, with opportunities for public comment. The Hearing Examiner must issue written
findings supporting approval or denial 10, including confirmation that the proposal complies with
applicable zoning and land use regulations.
Phasing and Time Limits
If development is proposed in phases 11, preliminary plat approval must cover the entire
subdivision. The plat map must clearly delineate each phase, and final plat approval is granted
incrementally. Changes after preliminary approval require additional review and approval 12.
Once a preliminary plat is granted, applicants have five years to file the final plat 13. Failure to do
so renders the preliminary approval null and void 14. Phased development does not extend this
deadline, and no extensions are permitted.
Final Plat Approval Process
Under RCW 58.17.140 and JCC 18.35.400, applicants have five years from the date of
preliminary plat approval to submit a preliminary plat for final plat approval.
What is a Final Plat?
A final plat is an “as-built” representation of the subdivision, reflecting the actual construction
and layout. It must conform to the approved preliminary plat and include: lot boundaries, street
alignments, easements and all other elements required as conditions of preliminary approval.
Verification that the final plat meets all conditions and statutory requirements is mandatory
prior to approval.
Statutory Requirements for Final Plat Approval
To obtain final plat approval, the following must be completed:
• Recommendation for approval from the local health department or the agency that
would be furnishing sewer and water;
• Approval by the county engineer;
• A complete survey meeting the requirements of JCC 18.35.370; and
• Certification of payment for all property taxes and delinquent assessments.
Infrastructure and Construction Standards
All subdivision improvements must be designed and constructed in conformance with
10 RCW 58.17.100 & 330
11 JCC 18.35.330 and 660
12 JCC 18.35.320
13 RCW 58.17.140
14 JCC 18.35.400
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chapter 18.30 JCC, which governs: transportation infrastructure 15, drainage systems, potable
water supply, wastewater disposal, fire protection and other development standards adopted by
Jefferson County. Before any construction begins, engineered construction plans must be
submitted and approved by the county.
Final Approval and Recording
Once all required signatures are obtained, the Board of County Commissioners reviews and
approves the final plat. This step is considered a ministerial process, meaning that if the
applicant has met all conditions of preliminary approval and the plan compiles with state law
and local ordinances, final approval must be granted. There is no public hearing for a final plat
approval. To file a final plat, the developer must either construct all required improvements of
the preliminary plat 16, or provide a financial bond guaranteeing their completion. Lots within the
subdivision may not be sold until final plat approval is granted and the plat, along with all
required documentation, is officially recorded with the county auditor 17.
Attachments
• Attachment A – Unit Lot Subdivision Fact Sheet 2025 Update
• Attachment B – Final Bill Report ESB 5559
• Attachment C – Session Law ESB 5559
• Attachment D - Final Bill Report E2SSB 5258
• Attachment E – Session Law E2SSB 5258
• Attachment F – City of Poulsbo – Decision on Westry Village
15 Transportation facilities must be sufficient to support the proposed land division and prevent adverse
impacts on the existing transportation system. Facilities are considered adequate when necessary
improvements are planned and funding is secured through the Six-Year Transportation Improvement
Program, as outlined in JCC 18.35.580. Jefferson County does not have jurisdiction to make formal
recommendations regarding WSDOT’s plans for state highways. Facilities designated as Highways of
Statewide Significance are determined by WSDOT and are exempt from the County’s concurrency
requirements. For the purposes of preliminary plat approval, adequacy is generally established by
including a condition that requires the applicant to coordinate with WSDOT in developing a traffic control
strategy. This strategy is intended to address potential impacts to the state highway intersection, and
ensure safe access and mobility related to the proposal.
16 RCW 58.17.130
17 RCW 58.17.200
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