HomeMy WebLinkAboutExhibit 65-01 DCD and applicant Stipulation re Summary of Review Criteria Final Signed (0002)1
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RECEIVED 10/30/25
EXHIBIT 65-01
BEFORE THE JEFFERSON COUNTY HEARING EXAMINER
In the matter of Unit Lot Subdivision
Application Submitted by
HABITAT FOR HUMANITY OF EAST
JEFFERSON COUNTY
Parcel No. 901-023-007 (Port Hadlock)
Project File No. SUB2025-00012
STIPULATED SUMMARY OF REVIEW
CRITERIA
At the prehearing conference on October 21, 2025, the Hearing Examiner expressed a
desire for a streamlined summary of applicable review criteria for this unit lot subdivision
under Jefferson County Code. The Department of Community Development and Habitat for
Humanity of East Jefferson County respectfully submits this summary for consideration.
Review Criteria
1.Jefferson County Code Chapter 18.35, Land Divisions.1
a.Unit Lot Subdivisions are governed by JCC 18.35.800-860.
b.As this is a Unit Lot Subdivision of five or more lots, it is processed under Type
III permit review procedures and follows the same review as a long subdivision
under JCC 18.35 Article IV. JCC 18.35.800(4).
c.JCC 18.35.810 incorporates various standards as applicable in other Chapters
of Title 18. The substantive Chapters applicable here include:1.Chapter 18.15 JCC -Land Use Districts;11.Chapter 18.18 JCC -Irondale and Port Hadlock UGA Development
Regulation Implementation;
1 Prior to the submittal of this application, the applicant underwent site development review pursuant to JCC
18.40.430, which was completed and approved under SDR2025-00098 on May 9, 2025.
STIPULATED SUMMARY OF REVIEW CRITERIA-PAGE] OF
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LAW OFFICES
GORDON THOMAS HONEYWELL LLP
600 University St., Suite 2430
Seattle, WA 98101
(206) 676-7500 -FACSIMILE (206) 676-7575
LAW OFFICES
GORDON THOMAS HONEYWELL LLP
600 University St., Suite 2430
Seattle, WA 98101
206) 676-7500 - FACSIMILE (206) 676-7575
STIPULATED SUMMARY OF REVIEW CRITERIA - PAGE 2 OF
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iii. Chapter 18.20 JCC – Performance and Use-Specific Standards;
iv. Chapter 18.22 JCC – Critical Areas;
v. Chapter 18.30 JCC – Development Standards; and,
vi. Chapter 18.40 JCC – Permit Application and Review Procedures/SEPA
Implementation.
vii. Chapter 18.45 – Comprehensive Plan and GMA implementing
regulations amendment process.2
d. As this project consists of single-family attached/townhouse style units,
JCC 18.35.820 applies.
e. Preliminary Plat Approval Criteria, JCC 18.35.310. Several criteria for
preliminary plat approval are outlined in subsection (1):
i. 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:
1. The Jefferson County Comprehensive Plan; and
2. The provisions of this code, including any incorporated
standards;
ii. 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
2 The intent of demonstrating compliance with this Chapter of Jefferson County Code within the meaning of
JCC 18.35.810 is limited to determining that the project, as a whole, is consistent with the Jefferson County
Comprehensive Plan and Goals therein. There is no requirement in Code for an applicant to submit a narrative
outlining the project’s compliance with the Comprehensive Plan and Goals. It is generally accepted that meeting
the Comprehensive Plan’s implementing development regulations demonstrates compliance with the Plan and
Goals, absent a request for a variance or other deviation that requires further scrutiny.
RECEIVED 10/30/25
EXHIBIT 63
LAW OFFICES
GORDON THOMAS HONEYWELL LLP
600 University St., Suite 2430
Seattle, WA 98101
206) 676-7500 - FACSIMILE (206) 676-7575
STIPULATED SUMMARY OF REVIEW CRITERIA - PAGE 3 OF
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other improvements that assure safe walking conditions for students
who walk to and from school;
iii. 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;3
iv. 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. Site Development Plan (SDP) approval is required. The SDP must comply with the
applicable regulations of Chapter 18.18 JCC. JCC 18.35.800(5). Rather than being a
separate application, the SDP is processed “as part of the land division application.”
a. The provisions of JCC 18.18.120 and Chapter 18.19 do not apply because the
Applicant has demonstrated there is access to public sewer and water.4
i. Ordinances 09-1209-24 and 06-0818-25 are applicable. Jefferson
County’s online GIS map has recently updated the zoning designation
to Urban Moderate Density Residential (UMDR), indicating that the
parcel is no longer subject to the transitional zoning.5
3 A Mitigated Determination of Non-Significance was issued, is in the record, and was not appealed.
4 A Certificate of Sewer Availability was issued and submitted as “Exhibit 08 Sewer Availability PHUGA.”
5 See GIS Map accessed by DCD on October 29, 2025 attached as Attachment A for reference.
RECEIVED 10/30/25
EXHIBIT 63
LAW OFFICES
GORDON THOMAS HONEYWELL LLP
600 University St., Suite 2430
Seattle, WA 98101
206) 676-7500 - FACSIMILE (206) 676-7575
STIPULATED SUMMARY OF REVIEW CRITERIA - PAGE 4 OF
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ii.The Mason Street Neighborhood Unit Lot Subdivision application
Application”) was submitted prior to the availability of the Port
Hadlock urban growth area sewer system (“PHUGA sewer system”), in
accordance with JCC 18.19.150.
iii.The applicant submitted a signed acknowledgment and agreed to the
conditions set forth under JCC 18.19.150.
iv.The Application is being processed as a Type III application pursuant to
JCC 18.35.800(4) and JCC 18.40, which requires a public hearing
before the Hearing Examiner.
v.As of September 8, 2025, residents and businesses within the Irondale
and Port Hadlock UGA have begun connecting to the PHUGA sewer
system.
vi.Based on sewer now being available, zoning for parcel number
901023007 is UMDR.
vii.In accordance with JCC 18.19.150(3), the Application is considered
vested as of September 8, 2025, pursuant to JCC 18.40.320.
b.Per the adopted Land Use Zoning Map for the Irondale & Port Hadlock UGA,
Exhibit 1-22 of the Jefferson County Comprehensive Plan adopted in 2018, the
site is now zoned Urban Moderate Density Residential, and per Table 3A-2
Density and Dimensional Standards, the site has an allowed density of 7 – 12
units/acre. JCC 18.18.050.
c.JCC 18.18.130 incorporates the same Chapters as JCC 18.35.810, as applicable.
d.Definitions for purposes of Title 18 are found under Chapter 18.10, and
pertinent to this application, Code defines “multifamily dwelling” under “D”
for “Dwelling unit, multiple-family” as: “one or more structures containing
RECEIVED 10/30/25
EXHIBIT 63
LAW OFFICES
GORDON THOMAS HONEYWELL LLP
600 University St., Suite 2430
Seattle, WA 98101
206) 676-7500 - FACSIMILE (206) 676-7575
STIPULATED SUMMARY OF REVIEW CRITERIA - PAGE 5 OF
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three or more dwelling units.” JCC 18.10.040. Since this application includes
four-unit townhouse structures, provisions applicable to multi-family dwellings
apply to this project.
e.JCC 18.18.060 Development requirements and performance standards, applies.
f.JCC 18.18.070 Landscaping, applies.
g.JCC 18.18.080 Parking and pedestrian circulation, applies.
h.JCC 18.18.090 Lighting, applies.
3.Chapter 18.40 JCC sets forth application and review procedures applicable to all
applications. Pertinent sections with specific criteria applicable here include:
a.JCC 18.40.100(1), which sets forth general information that the preliminary plat
and SDP must include.
b.As this project qualifies as multifamily, JCC 18.40.100(2) also applies.
c.The Hearing Examiner has also requested additional information under
JCC 18.40.100(3)(a) and (b) and the Applicant has agreed to provide it.
DATED this _____day of ________________, 2025.
JEFFERSON COUNTY PROSECUTING
ATTORNEY’S OFFICE
By:
Ariel Speser, WSBA 44125
Civil Deputy Prosecuting Attorney
GORDON THOMAS HONEYWELL
LLP
By:
Dean Williams, WSBA #52901
Attorneys for Applicant Habitat for
Humanity of East Jefferson County
2025-10-29 Stip Summary of Review Criteria Final
30th October
RECEIVED 10/30/25
EXHIBIT 63
LAW OFFICES
GORDON THOMAS HONEYWELL LLP
600 University St., Suite 2430
Seattle, WA 98101
206) 676-7500 - FACSIMILE (206) 676-7575
STIPULATED SUMMARY OF REVIEW CRITERIA - PAGE 6 OF
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DECLARATION OF SERVICE
I, Benita K. Lamp, am a resident of the State of Tennessee, over the age of 18 and
hereby state that on this date, I caused to be served a true and correct copy of the foregoing
upon all counsel and parties of record at their addresses and
in the manner listed below.
Carolyn Gallaway, Clerk
Adiel F. McKnight, Deputy Clerk
Jefferson County Board of County
Commissioners
Via E–Mail:
carolyn@co.jefferson.wa.us
AFMcKnight@co.jefferson.wa.us
Mo-chi Lindblad, Primary Planner
Greg Ballard, Code Administrator
Jefferson County Department of
Community Development
Via E–Mail:
MLindblad@co.jefferson.wa.us
GBallard@co.jefferson.wa.us
Ariel Speser
Civil Deputy Prosecuting Attorney
Jefferson County
Via E–Mail:
aspeser@co.jefferson.wa.us
I declare under the penalty of perjury under the laws of the State of Tennessee that the
foregoing is true and correct.
DATED this _____ day of ________________, 2025, in Nolensville, Tennessee.
BENITA K. LAMP
Stipulated Summary of Review Criteria
30th October
RECEIVED 10/30/25
EXHIBIT 63
These data are provided on
an "AS-IS" basis, without
warranty of any type,
expressed or implied, including
but not limited to any warranty
as to their performance,
merchantability, or fitness for
any particular purpose.
This map is not a substitute for accurate field surveys or for locating actual property lines and any adjacent features.
Date: 10/29/2025
CF-80 - Commercial Forest
CF-80/MRLO
EPF-A - Essential Public Facility-
Airport
EPF-WM - WM Essential Public
Facility-Waste Management
GC - General Crossroad
HI - Heavy Industrial
IF-20 - Inholding Forest
LI - Light Industrial
LI/C - Light Industrial/Commercial
LI/M - Light Industrial/
Manufacturing
M-C - Mixed Commercial - Light
Manufacturing (City)
M-II(A) - Marine Related Uses -
Boat Haven (City)
M-II(B) - Marine Related Uses -
Point Hudson (City)
MPR-MF-10 - Master Planned
Resort-Multi-Family
MPR-OSR - Master Planned
Resort-Open Space Reserve
MPR-PH - Master Planned Resort-
Pleasant Harbor
MPR-RA - Master Planned Resort-
Recreation Area
MPR-RC/CF - Master Planned
Resort Complex/Community
Facilities
MPR-SF-4 - Master Planned
Resort-Single Family
MPR-SFT - Master Planned
Resort-Single Family Tracts
1:2.5)
MPR-VC - Village Commercial
Center
NC - Neighborhood /Visitor
Crossroad
P-I - Public Infrastructure (City)
P/OS - Park or Open Space (City)
P/OS(B) - Public / Mixed Use
City)
PPR - Parks, Preserves and
Recreation
R-I(SF) - Single Family Residential
City)
R-II(SF) - Single Family
Residential (City)
R-III(MF) - Multifamily Residential
City)
R-IV(MF) - Multifamily Residential
City)
RF-40 - Rural Forest
RI - Forest Resource-Based
Industrial
RR-10 - Rural Residential
RR-20 - Rural Residential
RR-5 - Rural Residential
RVC - Rural Village Center
UGA-C - UGA Commercial
UGA-HDR - UGA High Density
Residential 13-18
UGA-LDR - UGA Low Density
Residential 4-6
UGA-LI - UGA Light Industrial
UGA-MDR - UGA Medium Density
Residential 7-12
UGA-P - UGA Public
UGA-VC - UGA Visitor Oriented
Commercial±
0 420210
ft
Jefferson County, WA
Scale: 1:4,514
Attachment A, GIS Map accessed by DCD on 10/29/2025
RECEIVED 10/30/25
EXHIBIT 63