HomeMy WebLinkAboutExhibit 71-A DCD Project File No. SUB2025-00012 Mason Street Phasing and Number of Persons v101325To:
From:
Regarding:
Habitat
for Humanity'
of East Jefferson County
October 13, 2025
Tom Ehrlichman, Hearing Examiner
Jefferson County Washington
1820 Jefferson Street
Port Townsend, WA 98368
Bob Collins, Director of Housing and Community Strategy, Habitat for Humanity of East
Jefferson County
Project File No. SUB2025-00012 Order to Provide Phasing Dates and Number of Persons
per Home Planned
Memorandum
As ordered, please find below the Mason Street Neighborhood timeline by phase as well as the
anticipated number of persons by home.
Background
Habitat for Humanity of East Jefferson County (HFHEJC) acquired a 17-acre private airfield in Port Hadlock
in 2022 for the development of a mixed income, permanently affordable, residential neighborhood. The
property is adjacent to the local primary school, public library, and potential county aquatic center. Three
transit lines run past the property, which is also within walking distance of the core shopping area of Port
Hadlock. The newly installed Port Hadlock sewer system unlocked zoning density and supported design of
136 attached, single-family homes and two adult family homes.
Current Key Project Milestones (subject to change)
These milestones represent the current expectation for the MSN timeline. They will be adjusted as
appropriate as we move closer to actual groundbreaking. As of July 2025, 24+ month major milestones
view:
Date
Milestone Activity
08/14/25
Hearing Status Meeting
09/26/25
Continuance Hearing (w/motion to reschedule)
12/31/2S
Anticipated Availability of Hearing Results
12/31/2S
Horizontal Bid Packages Published
03/31/26
Horizontal Bid Responses Deadline
04/30/26
Phase-1 Horizontal Bid Awarded
06/30/26
"Ready to Start" Evaluation
09/30/26
Phase-1 Horizontal Build Start (6 to 9-months)
Neighborhood Phasing
As of the publishing of this document, the plan is to build the neighborhood over the course of six years
by separating the scope into three horizontal and six vertical phases of construction. This approach will
support cashflow management and serve risk mitigation objectives. The phasing is designed to provide
natural breaks in the overall scope that could be lengthened or shortened based on various needs
identified by HFHEJC as they arise during the execution of the project.
Right-of-way improvements along Mason Street itself are anticipated to be fully installed and completed
within a 12 to 18-month timeframe associated with County requirements. Onsite infrastructure
(horizontal) work will take six to nine months for each phase, while home construction (vertical) is planned
for 12 months for each phase.
The pace of home build is primarily driven by cashflow (cash, grants, financing) management
considerations, but will also support HFHEJC's need to manage the process impacts of bringing so many
future homeowners into the program, education activities, time to achieve financial readiness, as well as
a level of community building work.
The overall project timeline will be modified given trade-offs of time and available funding. Options to
reduce the timeline and increase cash consumption in the short-term (reducing cost risk overall), or
lengthened timelines reducing cash consumption in the short-term (increasing risk of cost increases over
time) will be evaluated and remain available throughout the project and subject to Board review and
approval. Below are current summary views of the Project Timeline and Site Plan View in Phases.
Project Timeline/Duration by Phase
Approximate Duration by Phase
Scope
Start
Finish
Horizontal
09/30/26
05/30/29
Phase-1
09/30/26
06/01/27
Phase-2
08/01/27
06/30/28
Phase-3
07/01/28
05/30/29
Verical
Phase-1
06/01/27
05/30/28
Phase-2
06/01/29
05/30/30
Phase-3,
06/01/30
05/30/31
Phase-4
06/01/31
05/30/32
Phase-5
06/01/32
06/01/33
Monday, October 13, 2025
1
ASON STREET NEIGHBORHOOD I Business Plan:
Site Plan View in Phases (extracts from Preliminary Plat)
Horizontal
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Vertical
MASON STREET
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Community and Persons Impacted
HFHEJC's strategy reflects strong planning and capacity to manage an endeavor such as MSN. It drives
much needed impact in East Jefferson County beyond the future number of homes in the neighborhood.
Habitat has specific criteria that associates homes by number of persons in the household to the housing
configuration (number of bedrooms) provided. Below is a representation by phase of the number of
persons realizing a housing impact.
Monday, October 13, 2025 ASON STREET NEIGHBORHOOD
Pi
Number of Persons by Housing Unit Impacted
Configuratior
1 Stor)
1 Story
2 Story
2 story
2 Story
Adult Family Home
Bedrooms
Assumption
Total by Phase and Bedroom Cofiguration
Adults Children Household
Phase 1 Phase 2 Phase 3 Phase 4 Phase 5A Phase 58
1
1.5
0
1.5
3
3
2
5
0
0
2
1.5
1.5
3
48
24
27
39
12
6
2
1.5
1.5
3
6
12
0
6
18
24
3
2
2
4
16
24
1 16
8
56
56
4
6
2
6
3
0
5
6
0
0
10
6
0
0
20
6
20
0
0
0
73
We estimate the overall impact of the neighborhood to be;
• Expansion of the local workforce
• Increased attendance in existing public schools
• Wages available to be spent locally
• Expansion of the property tax base
Total Home Count by Phase
79 45 84 106 86
Total
Persons
12
156
66
176
50
12
472
Estimated Neighborhood Impact
Weighted Average AMI: 88%
Persons to be Housed: 472
Potential Workers: 212
School Aged Children:
260
Annual Wages Supported:
>$18M
Annual Property Taxes:
$195K
Configuration
Bedrooms
Count
Phase 1
Phase 2
Phase 3
Phase 4
Phase 5A
Phase 5B
BRs
1 Story
1
8
2
2
1
3
0
0
1
1 Story
2
52
16
8
9
13
4
2
2
2 Story
2
22
2
1
4
0
2
6
8
2
2 story
3
44
4
6
4
2
14
14
3
2 Story
4
10
0
0
2
0
4
4
4
Adult Family Home
6
2
0
0
1
1
0
0
1 6
Total
138 1
24
20
17
21
28
28
Sincerely,
Bob Collins, Director of Housing and Community Strategy
Habitat for Humanity of East Jefferson County
Monday, October 13, 2025
3
138
ASON STREET NEIGHBORHOOD LE, .