The URL can be used to link to this page

Home My WebLink About3 Housing 2025_1219Jefferson County Comprehensive Plan 3–1 Public Hearing Draft March 2026December 2025 3 Housing Jefferson County continues to exist as a rural region that provides ideal lands for outdoor recreation, conservation, and resource- based jobs. While the approximately 34,500 residents highly value this enviable “quality of life,” there is an existing and growing lack of affordable housing for many sectors of the population, especially for moderate-, low-, very low-income, and extremely low-income households. Since 2020, the average annual growth rate has been 0.5% countywide and 0.4% in the unincorporated areas only. This is lower than the decade prior (2010–2020) where the average annual growth rate was 1.0% both countywide and in the unincorporated areas. Even with the currently lower growth rate, the shortage of attainable housing is not reconciled. The condition of average housing prices being beyond what average wages can attain has been documented over the last two decades in state and local reports, including the Port Townsend/Jefferson County Housing Action Plan (2006) and more recently in this element and Appendix E. Despite a general national recovery from the Great Recession, defined by the period of 2007-2009, rural areas nationally had a slower and longer recovery period that stretched well into 2012, with complete recovery unlikely to happen in some communities at all. Unemployment rates in the county continued to decline leading up to 2020 but spiked during at the onset of the COVID-19 pandemic, which Carolyn Gallaway This element supports the Vision Statement by supporting affordable and attainable housing across incomes, abilities, and ages through innovations and flexibility in housing. The element encourages a variety of housing options that benefits overall community vitality and offer opportunities for all residents to thrive. Connection to the Vision Statement HOUSING Jefferson County Comprehensive Plan 3–2 Public Hearing Draft March 2026December 2025 had profound effects on the labor market in Jefferson County (see the Economic Development Element for more info). As the lack of affordable housing grows, we must consider a growing list of interrelated factors that influence affordable housing outcomes beyond just housing stock. To develop appropriate housing policies for Jefferson County, this element considers a few of these factors such as jobs, displacement and exclusion, racially disparate impacts (RDI) in housing, and the influence of vacation rentals and seasonal homes on housing stock. 3.1 PURPOSE The purpose of the Housing Element is to ensure the vitality of residential neighborhoods and ensure a variety of housing is available to meet the needs of all economic segments of the community now and in the future. Existing residential patterns and development trends, demographic trends, projected population growth, and housing types typically affordable at various income levels provide the basis for this assessment. Considering significant and growing gaps in rural economic development and affordable and available housing, the Housing Element closely aligns with the: ▶ Economic Development Element: lower- and moderately-priced housing, as well as permanently affordable housing, is critical to support job creation and expansion. ▶ Capital Facilities & Utilities Element and Transportation Element: additional housing is best planned for where there are existing or planned utilities, transit/transportation routes. and other community levels of service. ▶ Land Use Element: land use designations and implementing development standards are key to supporting housing goals and policies. This element addresses the range of housing opportunities and the challenges that confront Jefferson County in providing a variety of affordable housing options now and over the 20-year planning period. The County will work cooperatively with public and private housing providers to encourage and maintain safe and sufficient housing stock and encourage the siting and development of affordable housing. Consistent with RCW 36.70A.070, key components of this element include: ▶ An inventory of housing needs, including permanent supportive and emergency housing. ▶ Evaluation of land capacity to meet needs. ▶ Review of the county’s housing and jobs balance. ▶ Displacement risk and anti-displacement measures. Refer to Land Use Element, Section 1.4 Urban and related goals and policies Refer to Transportation Element, Non-motorized Trail & Standards HOUSING Jefferson County Comprehensive Plan 3–3 Public Hearing Draft March 2026December 2025 ▶ Racially disparate impacts and measures to undo impacts. ▶ Adequate provisions for identified needs and removal of identified barriers. 3.2 TRENDS & OPPORTUNITIES Jefferson County’s existing housing condition and future needs are detailed in Appendix E. The appendix includes an analysis of displacement risk and racially disparate impacts and considers adopted housing targets in relation to capacity, barriers, and adequate provisions needed to address identified barriers. The community profile in this appendix also includes a summary of the county’s current population and workforce, household characteristics, and inventories of existing housing supply and affordability. Housing Stock As of 2023, there were an estimated 19,481 housing units in Jefferson County including 13,677 in unincorporated areas. Exhibit 3-1 breaks down the housing inventory by housing type for the unincorporated areas. About three-quarters (76%) of all units in unincorporated Jefferson County are detached single family homes, which is typical in rural counties, particularly a county that attracts investments in second homes for retirement. The remaining quarter of units is comprised almost entirely of manufactured homes and about 3% of the overall housing stock is comprised of duplexes or multi-family Middle Housing: Buildings that are compatible in scale and form with detached houses and contain two or more attached, stacked, or clustered homes including duplexes, triplexes, fourplexes, townhouses, courtyard apartments, and cottage housing. Emergency Housing: Temporary indoor accommodations for individuals or families who are unhoused or at imminent risk of becoming unhoused. Emergency Shelter: A facility that provides a temporary shelter for individuals or families who are currently unhoused. Permanent Supportive Housing: Subsidized, leased housing with no limit on length of stay paired with voluntary services to help residents, who were unhoused or at risk of becoming unhoused, retain their housing and be a successful tenant. See also RCW 36.70A.030 for full definitions. Key Housing Terms HOUSING Jefferson County Comprehensive Plan 3–4 Public Hearing Draft March 2026December 2025 units.1 As of 2023, OFM estimates there are nearly 3,000 manufactured homes in unincorporated Jefferson County. Manufactured and mobile home communities are located outside of Port Townsend, with a concentration of communities in Irondale and Port Hadlock. There are also manufactured home communities in Quilcene, Brinnon, Mats Mats, and in West Jefferson County. Accessory dwelling units (ADUs) are allowed in all residential zones in the unincorporated areas though the exact contribution of ADUs to overall housing stock in the county is not known. According to OFM, no ADUs were permitted in unincorporated Jefferson County between 2010 and 2020 and a total of 11 units were permitted in the unincorporated county between 2021 and 2023 (3 each in 2021 and 2022 and 5 in 2023) with 3 units each built in 2021 and 2022.2 Exhibit 3-1 Housing Inventory (2023)—Unincorporated Jefferson County Note: OFM data groups detached and attached single family homes, so townhomes are typically classified as “single family.” Sources: OFM, 2023; BERK, 2024. Housing development at higher densities in the unincorporated areas are possible in the Irondale and Port Hadlock UGA. Urban housing densities, however, were historically stymied by a lack of municipal wastewater treatment. Substantial work has been completed to develop this infrastructure and, as of 2025, construction of the Irondale and Port Hadlock UGA wastewater treatment project to serve the Phase I sewer service area is underway. When construction of the sewer system is complete, the Irondale and Port Hadlock UGA will be able to 1 WA State Office of Financial Management (OFM), Postcensal Estimates of Housing Units, April 1, 2020 – April 1, 2023. 2 OFM, 2023. HOUSING Jefferson County Comprehensive Plan 3–5 Public Hearing Draft March 2026December 2025 support new affordable housing, medical facilities, higher density multifamily residences, and senior housing as well as commercial and industrial development. The City of Port Townsend and Port Ludlow are the only two other communities that have level of service standards that would accommodate the density, services, and other criteria for locating multifamily residential housing. Existing housing in Port Hadlock. Jefferson County contains a predominately rural residential land use pattern and allows single-family dwellings throughout a majority of the county. The Port Ludlow Master Planned Resort (MPR), future Pleasant Harbor MPR, Irondale and Port Hadlock UGA, and Rural Village Centers of Brinnon and Quilcene provide opportunities for greater densities and the creation of multifamily housing units, depending on available infrastructure. Exhibit 3-2 summarizes total existing estimated housing units by geographic area. Commerce’s Housing for All Planning Tool (HAPT) estimated 2020 supply for Port Towsend, the unincorporated UGA, and unincorporated rural areas—this estimate was used to calculate the number of additional units needed countywide by income level from 2020– 2045 (see the Future Need & Our Housing PlanHousing Plan section for more information) and is presented here for consistency with future planning. More recent data from OFM suggests a greater number of existing housing units in the unincorporated county, particularly in the rural areas outside of the Master Planned Resort (MPRs) and Rural Village Centers (RVCs), both in 2020 and 2023. OFM’s 2020 count of housing units in Port Townsend and the unincorporated UGA are consistent with the HAPT estimate. HOUSING Jefferson County Comprehensive Plan 3–6 Public Hearing Draft March 2026December 2025 Exhibit 3-2 Estimated Existing Housing Units (2020 and 2023) Location (Unincorporated unless noted) 2020 (HAPT)1 2020 (OFM) 2023 (OFM) Port Townsend (Incorporated)1 5,692 5,692 5,804 Unincorporated 11,159 13,395 13,677 Unincorporated UGA1 1,411 1,411 1,430 Unincorporated Rural1 9,748 11,984 12,247 Port Ludlow MPR2 1,950 1,950 1,950 Pleasant Harbor MPR2 — — — Brinnon RVC3 1,041 1,041 1,041 Quilcene RVC3 299 299 299 Other Rural Areas4 6,458 8,694 8,957 Countywide Total 16,851 19,087 19,481 Legend: UGA = Urban Growth Area, MPR = Master Planned Resort; RVC = Rural Village Center. Notes: 1 Commerce’s Housing for All Planning Tool (HAPT) estimates 2020 supply for Port Towsend, the unincorporated UGA, and unincorporated rural areas using U.S. Census American Community Survey (ACS) 5-year estimates from 2014-2018 supplemented with the U.S. Census Public Use Microdata Sample (PUMS) data for the same timeframe. The HAPT 2020 estimate was used to calculate the number of additional units needed countywide by income level from 2020– 2045 (see the Future Need & Our Housing PlanHousing Plan section for more information). 2 Per County records, there are currently 1,950 residential units in the Port Ludlow MPR and no permanent residences have yet been developed in the Pleasant Harbor MPR. 3 2020 U.S. Census estimate of housing units for the Brinnon and Quilcene Census Designated Places (CDPs). Note that the Brinnon and Quilcene CDPs are larger than the RVC boundaries but are presented here for estimation purposes. 4 Total housing units in the other rural areas were calculated by subtracting the individual rural area estimates from the total rural housing unit estimate. Sources: Commerce HAPT, 2021; OFM, 2020 and 2023; BERK, 2025. Short term or vacation rentals (e.g., VRBOs—vacation rentals by owner, Airbnb) also likely comprise a significant portion of the housing stock in Jefferson County. While short-term rentals support tourism and provide income for homeowners, they reduce year-round housing supply for permanent residents contributing to rising rent. See the Housing Affordability & Attainability section below for additional discussion. Demographics & Household Characteristics Total Population The estimated population of Jefferson County as of April 1, 2024 was 33,700 people with a little over two-thirds of the population living in unincorporated areas (23,170 people or 69%) and a little less than one- third living in the City of Port Townsend (10,530 people or 31%)—the proportion of residents living in incorporated versus unincorporated HOUSING Jefferson County Comprehensive Plan 3–7 Public Hearing Draft March 2026December 2025 areas has remained steady since 2000.3 Since 2010, the percentage of the unincorporated population living in the Irondale and Port Hadlock Urban Growth Area (UGA) has decreased from about 13.5% to 12.7%.4 Since the last Comprehensive Plan update in 2018 and continuing for the 2025–2045 planning period, population growth is expected to occur at a rate of approximately 0.8% annually. Age Exhibit 3-3 shows a breakdown of unincorporated Jefferson County’s population by age range, with comparison to the City of Port Townsend. As of 2022. Jefferson County has the oldest median age of county populations in the state (60.7 years)5 and nearly two-thirds of the population is aged 50 or older in the unincorporated areas (62%). More than half of households in the unincorporated areas include one or more people who are 65 or older (56%) and approximately 17% of households are older adults living alone, both higher than statewide and in neighboring counties. The percentage of the population over age 65 is highest in parts of the Port Ludlow MPR and is generally higher along the county’s eastern shorelines.6 In addition, while the patterns in age ranges in Port Townsend and the unincorporated areas are similar, the unincorporated areas have a smaller share of youth and young adults aged 15 to 24. This is likely due to families with high school aged children and young adults living in the city closer to jobs, schools, and a greater variety of housing options. 3 OFM UGA Small Area Estimates, 2024. 4 OFM UGA Small Area Estimates, 2024. 5 OFM Median Age, 2022. 6 ACS 5-Year Estimates, 2018-2022 (Tables S0101 and S1101). HOUSING Jefferson County Comprehensive Plan 3–8 Public Hearing Draft March 2026December 2025 Exhibit 3-3 Age Distribution, Percent of Population (2022)—Unincorporated Jefferson County vs. City of Port Townsend and Statewide Sources: ACS 5-Year Estimates, 2018-2022; BERK, 2024. The age distribution of the population countywide is expected to change over time, with the proportion of adults 65 and older decreasing slightly through 2045 (from 42% in 2022 to 38% in 2045 according to OFM projections; Exhibit 3-4). However, the number of adults over 65 is expected to increase countywide from an estimated 13,881 in 2022 to 15,589 in 2045.7 In unincorporated Jefferson County, there are an estimated 5,352 residents aged 50 to 64 as of 2022, many of whom will likely remain in the county as they age. Demand for accessible supportive housing and services will likely increase over time as the overall number of older adults increases. 7 OFM GMA 2022 Medium Series Projections, Population by Age and Sex (Five- year Age Groups), 2022. HOUSING Jefferson County Comprehensive Plan 3–9 Public Hearing Draft March 2026December 2025 Exhibit 3-4 Population by Age Cohort, Estimates and Projections (2020–2045)—Jefferson County Sources: OFM, 2020; OFM GMA 2022 Medium Series Projections, 2022; BERK, 2024. Race & Ethnicity Exhibit 3-5 shows the breakdown of population by race and ethnicity in unincorporated Jefferson County. By race, Black, Indigenous, and People of Color (BIPOC) represent about 13% of the population, with 4% identifying as Hispanic/Latino. From 2017 to 2022, unincorporated Jefferson County lost population among White, non-Hispanic persons, while gaining non-Hispanic persons who identify as two or more race.8 The intersection between equity and the distribution of racial and ethnic groups in the county is discussed in more detail under Displacement, Exclusion, & Racially Disparate ImpactsDisplacement, Exclusion, & Racially Disparate Impacts and in Appendix E. 8 “Hispanic or Latino” is an ethnicity category that is considered in addition to race, according to the US Census. Ethnicity refers to community groupings that are based on some combination of shared language, history, religion, and culture. Ethnic groups can overlap with racial groups, but there can be differences. ACS 5-Year Estimates, 2013-2017 and 2018-2022. HOUSING Jefferson County Comprehensive Plan 3–10 Public Hearing Draft March 2026December 2025 Exhibit 3-5 Population by Race and Ethnicity (2022)—Unincorporated Jefferson County Notes: With the exception of Hispanic or Latino, all groups are exclusive of persons who identify as Hispanic or Latino. Sources: ACS 5-Year Estimates, 2018-2022; BERK, 2024. Educational Attainment Approximately 96% of unincorporated Jefferson County residents aged 25 and older have at least a high school diploma or GEDT, compared to 92% statewide. The percentage of unincorporated Jefferson County residents with a bachelor’s degree is slightly lower than statewide (21% versus 23%, respectively) but the percentage of residents in unincorporated areas with a graduate or professional degree is higher than statewide (17% versus 15%, respectively).9 This is consistent with the relative percentage of older adults in Jefferson County—the county has one of the largest shares of residents over the age of 60 and the educational achievement rates of adults 65 and older in unincorporated Jefferson County is higher than other age groups. See Exhibit 3-6. 9 ACS 5-Year Estimates (Table S1501), 2018-2022. HOUSING Jefferson County Comprehensive Plan 3–11 Public Hearing Draft March 2026December 2025 Exhibit 3-6 Educational Attainment by Age Group (2022)—Unincorporated Jefferson County Source: ACS 5-Year Estimates (Table S1501), 2018-2022; BERK, 2024. Other Populations with Special Housing Needs Certain segments of the population often have unique housing needs or are at increased risk of housing instability. Populations considered to have "special housing needs" include people with a disability, older adults, individuals experiencing homelessness, veterans, households with lower incomes, people with substance abuse issues, and families with large household sizes, as they may require housing with specific accessibility features, supportive services, or affordability considerations to meet their unique needs. Some of these are discussed above (e.g., older adults, families with children). Additional groups in Jefferson County who may have special housing needs include those with a disability, veterans, and unhoused individuals. This element includes several policies to address populations in Jefferson County with special housing needs. Disability Status Approximately 19% of unincorporated Jefferson County residents live with one or more disabilities.10 Disabilities can include sensory disabilities (such as vision and hearing impairments), physical disabilities, mental disabilities, self-care disabilities, go-outside home disabilities, and employment disabilities (difficulty working at a job or business due to physical, mental, or emotional condition). While disabilities can be experienced by all age groups, populations with a higher proportion of older adults (over age 65) may correspond with higher disability rates, due to the sensory, physical, and mental effects of aging. There is an ongoing need to promote universal or accessible design in Jefferson County to allow residents with a disability to live as independently as possible, including those who would prefer to age in place as they get older. 10 ACS 5-Year Estimates, 2018-2022. HOUSING Jefferson County Comprehensive Plan 3–12 Public Hearing Draft March 2026December 2025 Veteran Status Approximately 13% of unincorporated Jefferson County residents are veterans, including approximately 20% of the population between ages 65–74 and 24% of the population aged 75 or older.11 There are limited housing options available in the county specifically for veterans. Bayside Housing & Services, located in Port Hadlock, offers transitional and temporary housing, with priority given to veterans, seniors, and those in the workforce. The nonprofit, Olympic Community Action Programs (OlyCAP), operates Vet Connect, an initiative to provide resources and assistance to veterans, though no information about housing support specifically is available online. The North Olympic Regional Veteran’s Housing Network also operates Sarge’s Veteran Support, a nonprofit that provides services to veterans in Clallam and Jefferson Counties. These services include emergency shelter and permanent housing support (see Emergency Housing, Emergency Shelters, & Permanent Supportive Housing below). All permanent supportive housing options for veterans are in Clallam County. Those Experiencing Homelessness The Annual Point in Time Count found 126 unhoused individuals in Jefferson County in January 2023. People experience homelessness in Jefferson County as well as across the state. Homelessness in Jefferson County is a very real problem not confined to any one sector of the county’s population. Homelessness occurs in a variety of ways—some families or individuals experience job loss, reduced household income, domestic violence, increases in housing, living and medical costs and other displacing events; some people are suddenly unhoused while others may be chronically unhoused. 11 ACS 5-Year Estimates, 2018-2022. Commented [JP1]: PC Review: delete or replace with something from Jefferson County. Matt Sircely to provide a replacement picture. In next draft. Commented [JH2R1]: JOEL please update this photo. HOUSING Jefferson County Comprehensive Plan 3–13 Public Hearing Draft March 2026December 2025 The unhoused population includes those that are accommodated in emergency shelters, stay temporarily with family or friends or other transitory housing, or are “unsheltered” living on the streets, in forested areas, in vehicles, or other conditions that do not provide safe shelter. The Washington Department of Commerce summaries of Point In Time (PIT) Counts for Jefferson County show the total unhoused population counted for years 2020, 2022, and 2023 as 139, 130, and 126 respectively.12 Approximately 63% of unhoused individuals in Jefferson County were unsheltered in 2023 (79 of the 126 total) versus approximately 51% of unhoused individuals statewide in 2022 (12,909 of 25,452 total).13 All school districts in the county also documented some level of students experiencing homelessness as of the 2023-24 school year, particularly in the Quillayute Valley, but also in Chimacum, Port Townsend, and Quilcene.14 In addition, a significant number of people are likely living in inadequate, unsafe, or otherwise poor housing, such as unpermitted small structures, yurts or RVs without proper sanitation, or other inadequate housing structures. These “underhoused.” hHouseholds living in unsafe housing conditions are also often at increased risk of becoming homeless yet are difficult to count and not reflected in the PIT counts. This update includes goals and policies that address a variety of means to provide shelter and supportive services to transition those experiencing homelessness or underhoused to more permanent housing. Household Characteristics As of 2022, there were an estimated 15,859 households living in Jefferson County including 10,488 in unincorporated areas. About 14% of households in unincorporated Jefferson County include one or more people under age 18 (including couples, single parents, and other caregivers with related or unrelated children); approximately 9% of households are married couples with at least one related child in the house and 5% are single parents with at least one related child in the house. A little over 17% of households are individuals living alone and another 37% are non-family households (e.g., roommates or unmarried 12 The PIT Count is an annual count of people living in transitional housing, emergency shelters, safe havens, and places not meant for human habitation on one night in January. The totals in 2020, 2022, and 2023 include sheltered (emergency and transitional housing) and unsheltered individuals. Commerce Point in Time Count Results, 2023. 13 King County opted out of the unsheltered part of the Point in Time Count in 2023. As a result, 2022 is the most recent year for which a statewide count of sheltered versus unsheltered individuals is available. Only the total number of unhoused individuals is available from Commerce in Jefferson County from 2017-2022. 14 OSPI Report Card Enrollment 2023-24 School Year, data last updated June 24, 2024. Commented [JP3]: PC Review: there’s sensitivity in statements that can be judgmental about different living situations people choose. PC warned this can be a “stinky” statement to those with lesser means or choose to live simply. Commented [JH4R3]: Note this info was previously added in response to Lara Gaasland- Tatro’s comment that “This needs a section on people living underhoused, in yurts, unpermitted small structures, RVs with no sanitation etc. There is a significant and very hard to count population in Jefferson County living this way. They are often a phone call and site visit away from being homeless if they are reported.” I wonder if we can revise as shown to still capture Lara’s comment? HOUSING Jefferson County Comprehensive Plan 3–14 Public Hearing Draft March 2026December 2025 couples).15 Many of the 86% of households without children are anticipated to include retirees. About 85% of all households owned their homes, about half of which had a mortgage, and 15% of households were renters. About 79% of all households in the unincorporated county have either 1 or 2 members, while the remainder have 3 or more. Owner households are more likely to be smaller in size (80% of owner-occupied versus 69% of renter- occupied households have 1–2 people). In comparison, most owner- occupied housing units (81%) and renter-occupied units (77%) have 2 or 3 bedrooms. This suggests a misalignment between the size of housing units available and the size of households for both renter and owner households.16 The ACS median household income in Jefferson County was estimated to be $43,678 for renters, $69,193 for homeowners, and $64,796 across all households in 2022 (9.4% higher than the City of Port Townsend but about 72% of the statewide median).17 Median household income was more than double that of non-family households in the county overall, similar to the City of Port Townsend and statewide. Countywide, median household income has grown by 2.8% since 2010.18 Areas with the highest median household income as of 2022 border the eastern shoreline, including areas along Oak Bay, Mats Mats Bay, Port Ludlow, and Squamish Harbor as well as near Fort Worden in Port Townsend. Areas with the lowest median household income are in the southeast corner of the county (including Wawa Point and Brinnon) and surrounding most of Discovery Bay. Housing Affordability & Attainability Costs to buy or rent homes have risen across the state, including in Jefferson County. While all households are impacted, renter households, BIPOC households (regardless of tenure), and lower income households (regardless of tenure) in unincorporated Jefferson County spend more of their income on housing, Adopted Countywide Planning Policy (CPP) #6 concerns the provision of affordable housing in Jefferson County, including a mix of types and densities to support housing affordable at all income levels, special purpose housing, and ADUs. The U.S. Department of Housing and Urban Development (HUD) defines a home as affordable if the household is spending less than 30% 15 ACS 5-Year Estimates, 2018-2022 (Tables DP02 and S1101). 16 ACS 5-Year Estimates, 2018-2022 (Table DP04). 17 ACS 5-Year Estimates, 2018-2022 (Table B25119). 18 ACS 5-Year Estimates, 2018-2022 (Table S1903). The ACS considers all housing units with an owner or co-owner present as owner-occupied, even if some living in the unit are renting. Renter-occupied households are all occupied housing units which are not owner- occupied. The total count of occupied housing units is also equal to the count of households. HOUSING Jefferson County Comprehensive Plan 3–15 Public Hearing Draft March 2026December 2025 of their gross income on housing costs. A household is considered cost burdened when they spend more than 30% of their household income on housing and severely cost burdened when that share increases to greater than 50%. In 2020, over a quarter (26%) of all households in unincorporated Jefferson County were cost burdened, a little over 2,600 households in total.19 Exhibit 3-7 shows the proportion of owner and renter households by cost burden status in 2020. Renter households were much more commonly cost burdened than owner households (34% versus 25%). Exhibit 3-7 Households by Cost Burden Status (2020)—Unincorporated Jefferson County Note: HUD does not calculate cost burden status for households with zero or negative income. These are represented as “Not Calculated” in the chart. Sources: HUD CHAS data (based on 2016-2020 ACS 5-year estimates); BERK, 2024. Exhibit 3-8 considers the proportion of all households in the unincorporated county by race that are cost burdened. BIPOC households have higher rates of cost-burden compared to White and Hispanic/Latino households, with a notably higher percentage of BIPOC spending 30-50% of their income on housing than White or Hispanic/Latino households. Overall, BIPOC renter and owner households are the most likely to be cost burdened (spending at least 30% of their income on housing). BIPOC owner households are also the most likely to be severely cost burdened (spending more than 50% of their income on housing) whereas White renter households are the most likely to be severely cost burdened. 19 HUD Comprehensive Houring Affordability Strategy (CHAS) data (based on 2016-2020 ACS 5-year estimates). HOUSING Jefferson County Comprehensive Plan 3–16 Public Hearing Draft March 2026December 2025 Exhibit 3-8 Cost Burden Status of Households by Racial and Ethnic Group (2020)— Unincorporated Jefferson County All Households Renter Households Owner Households Note: HUD does not calculate cost burden status for households with zero or negative income. These are represented as “Not Calculated” in the chart. Sources: HUD CHAS data (based on 2016-2020 ACS 5-year estimates); BERK, 2024. HOUSING Jefferson County Comprehensive Plan 3–17 Public Hearing Draft March 2026December 2025 Data about rental costs in Jefferson County is somewhat limited and varies by source. As of March 2024, according to the Washington Center for Real Estate Research (WCRER), an average apartment costs $747 per month in Jefferson County.20 In comparison, as of April 2024, the Zillow Observed Rent Index (ZORI) for Jefferson County was $1,974, notably higher than the WCRER report.21 A review of recent rental listings on Craigslist and Zillow also indicates rental rates countywide are higher than the WCRER average. Based on data gathered in June 2024, the average rental rate is likely closer to $2,091 for a market-rate unit throughout the county (approximately $1,500 for a 1-bedroom and $2,300 for a 2-bedroom).22 A household would need an annual income of at least $83,636 to afford this average rental rate. Using HUD standards to calculate affordability, a household needs to have an income equivalent to 105% of HUD-Area Median Family Income (MFI) to afford the observed average 1-bedroom apartment and 122% of MFI to afford the observed average 2- bedroom apartment.23 However, about 70% of renters countywide and in the unincorporated areas have an income below MFI.24 Several units in subsidized or income-restricted communities were listed for rent online at rates closer to the WCRER averages. The share of cost burdened owner households in unincorporated Jefferson County has declined since 2015 when about 31% of owner households in unincorporated areas were cost burdened.25 However, this reduction most likely reflects changes in the employment status and income of owner households rather than reductions in housing costs. Median home values countywide more than doubled during this period, from about $275,000 in July 2015 to $650,000 in July 2022, shown in Exhibit 3-9. After federal interest rates increased in late 2022, home values in the county dipped slightly and are still below the 2022 peak as of January 2024. The dotted lines show the range of home values in the county from “low” (median value of the bottom third of all homes) to “high” (median value of the top third of all homes). The red line represents median home values in the City of Port Townsend, which have aligned closely with median home values in the county overall since 2006. 20 WCRER Housing Market Data Toolkit: Rental Housing Markets, 2024. 21 Zillow ZORI for Jefferson County, April 2024. 22 Zillow, 2024; Craigslist, 2024; BERK, 2024 (data collected by BERK in June 2024 from Craigslist and Zillow listing). 23 HUD sets affordable rent standards by percent of MFI for all counties (published by the Washington State Housing Finance Commission [link]). These standards are adjusted to match the assumed household size that would occupy the unit. 24 HUD CHAS data (based on 2016-2020 ACS 5-year estimates). 25 HUD CHAS data (based on 2011-2015 and 2016-2020 ACS 5-year estimates). Affordable housing policies often classify all households by income level relative to the HUD-area median family income, or MFI. Jefferson County’s MFI was $68,600 in 2020 and $88,300 in 2024. This represents the median income of a 4-person household. When classifying households by income level, HUD adjusts for household size. So, for example, the threshold for determining 80% MFI is lower for a 2-person household than it is for a 4- person household. Note that MFI is a different measure than median household income, described in the previous section. They are not comparable because median household income includes all households, not just family households. Source: HUD Income Limits. HUD-Area Median Family Income (MFI) HOUSING Jefferson County Comprehensive Plan 3–18 Public Hearing Draft March 2026December 2025 Exhibit 3-9 Housing Value Index (2006–2024)—Jefferson County and City of Port Townsend—and Median Family Income (2010–2024)—Jefferson County Note: This exhibit was amended since the April 2025 Public Draft to add Jefferson County median family income. Sources: Zillow, 2024; ACS 5-Year Estimates (Table S1903), 2006-2010 through 2018-2022; BERK, 2024. Housing values have been rising faster than incomes. In 2012, the median home value in the county was about 5.4 times the median family income but by 2022, the median home value was nearly 10 times as high as the median family income.26 One reason housing prices have increased so rapidly is a lack of supply compared to demand, which increases competition for available units. A healthy housing market has at least four months of supply available for home buyers. The long-term trend in the county has been towards a tighter housing supply. By 2021, during the COVID-19 pandemic, the supply shrank to less than one month. Since then, the supply has increased slightly to about 2.4 months by April 2024. It is likely that higher interest rates during this period reduced the number of potential homebuyers, reducing the number of homes for sale needed to keep up with demand. As of April 2024, the median sales price for a detached single-family home in the county was $649,990.27 To afford to purchase a home of this value, a household would need an income of $157,776, assuming they can cover a 20% downpayment ($129,998).28 This is about 179% of MFI for a four-person household. Condos are a bit more affordable at 26 See Exhibit 66 in Appendix E-1. 27 Redfin Monthly Housing Market Data, 2024. 28 Estimate assumes 7% interest rate. Commented [JP5]: PC Review: Would it be informative to display incomes in this chart for comparison? Commented [JH6R5]: Updated and added cross- ref to additional exhibit in Appendix E-1 that shows the ratio of median home value to MFI from 2010-2024. HOUSING Jefferson County Comprehensive Plan 3–19 Public Hearing Draft March 2026December 2025 $494,500, though a household would still need an income of $120,033 assuming a 20% downpayment and 7% interest rate (about 151% of MFI for a three-person household).29 Manufactured homes are often much less expensive to produce than homes built on site and therefore have potential to be more affordable than traditional detached homes. Many manufactured homes in unincorporated Jefferson County are located on an individual parcel and function like a site-built home in that it can be either owned or rented by an individual household. The unincorporated areas also have 15 manufactured housing communities (sometimes referred to as “mobile home parks”) where the resident/homeowner owns the manufactured housing unit and rents the “lot” or “pad” that the home sits on from a landlord. Five of these are within the Irondale and Port Hadlock UGA. Homes in manufactured housing communities cost significantly less to buy than a traditional detached home on its own lot because the unit is sold separately from the land. As a result, homes in manufactured housing communities provide relatively affordable homeownership opportunities. However, residents of manufactured home communities do not benefit from home value appreciation as the land value increases. They are also subject to the rules and regulations established in their lease agreement with the landlord/property owner and are vulnerable to displacement if the owner chooses to close the community or increase the rents and fees all residents must pay. Approximately 66% of manufactured homes in unincorporated Jefferson County are located on individual parcels where the land is owned, 7% are located on individual parcels where the land is leased, and 27% are in manufactured homes parks. About 24% are within the Irondale and Port Hadlock UGA and 76% are in rural areas. Of those on individual parcels (owned or leased), about 21% are within the Irondale and Port Hadlock UGA and 79% are in rural areas.30 Subsidized and income-restricted affordable housing is another important component of the regional housing supply as market rate units are not typically affordable to lower-income households. Both subsidized rental and subsidized ownership options are available in Jefferson County. Exhibit 3-10 lists the estimated current (2023) and planned future stock of subsidized affordable housing units countywide. 29 Note that Redfin data indicates there are very few condo sales in the county (an average of about 3 out of 44 home sales per month) and even fewer townhomes (an average of less than 1 per month). So, the median sales price for this produce is less reliable. 30 Assumes one manufactured home per lot for parcels with a land use code of 1101 (Residential – MH w/Land) or 1103 (Residential – MH on Leased Land). Jefferson County Assessor, 2024; OFM, 2024. HOUSING Jefferson County Comprehensive Plan 3–20 Public Hearing Draft March 2026December 2025 Exhibit 3-10 Current (2023) and Planned Future Subsidized Rentals and Homes in Jefferson County Program Units (2022-2023) Demolished / Removed Units (2022- 2023) Future Units Total Units Subsidized Rentals Subsidized Rentals 669 units -17 units +94 units 746 units Rental Assistance Programs1 1,414 vouchers -2 vouchers 0 1,412 vouchers Subsidized Ownership Housing Subsidized Homes 74 homes 0 homes +102 homes 176 homes Note: Future units include those in construction and planned as of December 2023. 1 The rental assistance program includes vouchers provided through the emergency rental assistance program (ERAP) in 2022 and 2023. Sources: Jefferson County Housing Projects Verification Worksheet, 2022-2023; Clark Construction 7th Haven, 2024; OlyCAP Properties 7th Haven Apartments, 2024; BERK, 2024. Subsidized rental housing are often units set aside for low-income households with rates affordable to a target income level relative to AMI. Rental vouchers are another form of housing subsidy to assist low- income households to rent in market-rate units. These vouchers are funded by HUD and administered by the local housing authority. Households then use these vouchers to rent market rate housing, with monthly payment capped at 30% of their income. HUD funds cover the remainder of the rental housing payment. As of December 2023, service providers and private housing properties in the county offer an estimated 669 subsidized rental housing units. These include 209 units specifically for seniors and people with disabilities. Other projects include Tiny Homes as ADUs, a project sponsored by Community Build Project that provides 10 affordable rental units. Another project is the Hendricks St. House, which provides 4 mobile homes as affordable rentals. In addition, there are approximately 185 Section 8 housing vouchers in use as of 2023. The non-profit OlyCAP also runs a rental assistance program and distributed affordable rental vouchers to a little over 1,200 households in 2022 and 2023, including the emergency rental assistance program. Another 94 subsidized rental units are expected to be added countywide in the near future.31 Habitat for Humanity of East Jefferson County (HHEJC) and the Peninsula Housing Authority (PHA) provide affordable home ownership opportunities in the county. As of 2023, there were 74 affordable homes, 31 Jefferson County Housing Projects Verification Worksheet, 2022-2023. HOUSING Jefferson County Comprehensive Plan 3–21 Public Hearing Draft March 2026December 2025 including 63 individual homes and 6 permanently affordable homes in the Landes North community. The PHA mutual self-help building program, Phoenix Addition, also helped build 5 affordable homes in the county available to those earning below 60% of AMI. Another 102 subsidized home ownership units are anticipated countywide in the near future, and three additional projects are in early planning stages.32 Short-term rentals can present another challenge to housing supply and attainability. Year-round, about 80% of units are occupied and about 20% are vacant in unincorporated Jefferson County. Seasonally, the population grows primarily in summer months and the shoulder spring and fall seasons. Many of the 20% of vacant units are likely occupied by second-home owners or used as short-term rentals.33 Use of housing for short-term rentals can help the homeowner with their mortgage costs; however, ifWhen homes are purchased with the primary purpose to rent them on a short-term basis, that can lowers the supply of housing and increases costs for permanent residents. Other communities have developed polices andJefferson County has adopted a short- term rental ordinance (Ordinance No. 03-0610-24) providing regulations designed to ensure short-term rentals are registered and located in areas that are less disruptive to year-round residents.34 Jobs & Housing Jobs within the county are heavily concentrated near Port Townsend. Clusters of employment are also concentrated in Irondale and Port Hadlock, Chimacum, Port Ludlow, and Quilcene as well as in the western part of the county west of the Olympic National Park at the Olympic Corrections Center. Attracting more living-wage jobs to improve employment opportunities and raise local wages could support the attainment of more affordable housing However, employers in Jefferson County report they cannot attract and have difficulty retaining qualified workers due to limited housing supply, including limited affordable housing stock. In addition, some employees are finding housing appropriate to their needs only at increasing distances from work, many times outside of the county. As of 2021, more individuals commute out of Jefferson County to work in another location than commute into the county for work (7,003 32 Jefferson County Housing Projects Verification Worksheet, 2022-2023. 33 ACS data indicates approximately 57% of vacant units in the unincorporated county are for “For seasonal, recreational, or occasional use” and another 34% are considered “Other vacant.” Other types of vacancies tracked by the ACS include for rent, rented but not occupied, for sale, sold but not occupied, and migrant worker units. ACS 5-year Estimates (Tables B25002 and B25004), 2018-2022. 34 MRSC 12 Examples of Short-Term Vacation Rental Regulations, 2016. Transient housing includes hotels, bed & breakfasts, boarding homes, rooming homes, and short-term rentals (e.g., AirBnB/VRBO). Transient Housing HOUSING Jefferson County Comprehensive Plan 3–22 Public Hearing Draft March 2026December 2025 compared with 2,700 individuals, respectively). Approximately 4,395 individuals that live in the county also work in the county. Workers are primarily commuting southeast for work in the Greater Seattle metropolitan area—nearly 40% of Jefferson County residents with a job work in the county and about one-fourth commute to King County for work.35 Economic impacts from this trend are discussed in the Economic Development Element. The jobs to housing ratio is another measure used to understand whether there is an adequate supply of housing to support local employment in a community. The ratio is determined by dividing the total number of jobs by the number of housing units. A ratio of 0.75 – 1.5 is considered a balanced ratio and can indicate that a community has sufficient housing for its employees and that area commutes are of reasonable length. A ratio higher than 1.5 can indicate affordability challenges and/or a lack of housing supply. Communities with ratios below 0.75 may have shortages of employment opportunities and are often classified as “bedroom communities.” Workers in these areas likely need to commute to work in surrounding areas. As of 2023, the jobs to housing ratio in Jefferson County was 0.46 (8,968 jobs divided by 19,481 housing units in the county), lower than the balanced range and similar to the ratios in 2022 of 0.46 (8,951 jobs divided by 19,430 units) and 2021 of 0.45 (8,669 jobs divided by 19,244 units). This suggests there is an undersupply of employment opportunities in the county,36 which is consistent with employment travel patterns from the U.S. Census OnTheMap tool. However, the jobs to employment ratio may be closer to the balanced range given the high number of older adults and retired households in Jefferson County who are not looking for employment. Displacement, Exclusion, & Racially Disparate Impacts Consistent with the Growth Management Act(GMA) amendments in HB 1220, Jefferson County has a duty to begin to undo policies and practices that lead to racially disparate impacts (RDI), displacement, and exclusion in housing. Overall, the analysis of existing conditions and historical trends in Appendix E shows evidence of displacement risk, exclusions, and racially disparate impacts in unincorporated Jefferson County. These include: 35 US Census Bureau, OnTheMap, 2021; US Census Bureau, Center for Economic Studies, 2021. 36 ESD Covered Employment, 2021 and 2022; OFM Postcensal Estimates of Housing Units, April 1, 2020 to April 1, 2023. HOUSING Jefferson County Comprehensive Plan 3–23 Public Hearing Draft March 2026December 2025 ▶ Displacement risk is high in western Jefferson County, the south portion of eastern Jefferson County (including the Quilcene, Brinnon, and Pleasant Harbor MPR communities), and on Marrowstone Island. ▶ Homeownership rates are lower among BIPOC and Hispanic/Latino households (78% each versus 86% for White households).37 ▶ Renter-occupied households are significantly more likely to be cost burdened (34% versus 25), and BIPOC households have higher rates of cost burden compared to White and Hispanic/Latino households (for both renter and owner households), with a notably higher percentage of BIPOC households spending 30–50% of their income on housing than White Hispanic/Latino households. ▶ A higher percentage of BIPOC households are extremely low- or very low-income compared to White and Hispanic/Latino households (32% versus 20% and 17%, respectively). ▶ The BIPOC share of the statewide population was higher in 2017 and 2022 than in unincorporated Jefferson County as was the percent change from 2017 to 2022 which could indicate exclusion of BIPOC households. 37 Note that Hispanic/Latino households represent about 4% of the population in unincorporated Jefferson County. Displacement refers to instances when a household is forced or pressured to move from their home or community because of conditions beyond their control. Displacement can be physical, economic, or cultural. ▶Direct, physical displacement occurs in cases of eviction, the termination of a tenant’s lease, or public land claims through eminent domain. Physical displacement can also occur when a property owner decides to renovate units to appeal to higher-income tenants or when buildings are sold for redevelopment. Another cause might be the expiration of an affordability covenant and resulting conversion of the unit to market rate housing. ▶Economic displacement occurs when a household relocates due to the financial pressure of rising housing costs. Renters are more vulnerable to economic displacement, particularly those who are low-income, although some homeowners can experience this as well with significant increases to property tax bills. ▶Cultural displacement is the result of fractured social fabrics. When physical and/or economic displacement affects community businesses, social institutions, and a concentration of racial or ethnic households, other households who affiliate with the affected cultural group may begin to feel increased pressure or desire to relocate. Exclusion is the act or effect of shutting or keeping certain populations out of housing within a specified area, in a manner that may be intentional or unintentional, but which leads to non-inclusive impacts. Racially Disparate Impacts occur when policies, practices, rules, or other systems result in a disproportionate effect on one or more racial groups. Disparities in housing measures among different racial and ethnic groups are evidence of racially disparate impacts. Key Terms Commented [JP7]: PC Review: do Renal Households include people renting from homeowner who also lives there? (Matt) Clarify with definition. Commented [JH8R7]: The ACS considers housing units with an owner present as owner-occupied households (even if others are renting from the owner within that housing unit). Renter- occupied households are all occupied housing units which are not owner occupied. The count of occupied housing units is also the same as the count of households. Added a sidebar earlier in the document under “Household Characteristics” where tenure is first discussed. I also reversed your change to “Rental households” and clarified the text here. HOUSING Jefferson County Comprehensive Plan 3–24 Public Hearing Draft March 2026December 2025 ▶ American Indian and Alaska Native populations experience a high level of segregation within the county overall and more so in the unincorporated areas, similar to levels of segregation present statewide and in neighboring counties. A higher share of American Indian and Alaska Native populations are concentrated in western Jefferson County (which includes the Hoh Indian Reservation and a small portion of the Quinault Reservation), in the southeast (near Wawa Point and Brinnon), and in the Irondale and Port Hadlock UGA. ▶ Hispanic/Latino populations are more concentrated in western Jefferson County and surrounding Discovery Bay. Asian alone populations are more concentrated near the Port Ludlow MPR and in Port Townsend. The County also reviewed goals and policies from the 2018 Comprehensive Plan for their capacity to support diversity, equity, inclusion, and anti-displacement and undo impacts identified above. Recommendations from that analysis are detailed in Appendix E and were incorporated into this element’s updated goals and policies. Emergency Housing, Emergency Shelters, & Permanent Supportive Housing A limited number of emergency housing and permanent supportive housing options are currently available in Jefferson County. These housing types provide shelter and housing for those who are currently unhoused or facing eviction. Emergency housing and emergency shelter both provide temporary services; the difference being that emergency housing provides overnight accommodations while emergency shelter may not. Permanent supportive housing is long- term housing targeted to people who need comprehensive support services to retain tenancy. The desired proximity that is needed to services that help the county’s most vulnerable populations—including low-income seniors, disabled Veterans, disadvantaged youth, and persons with mental and/or physical disabilities—presents a notable challenge to planning and developing emergency and PSH in a rural county. The primary providers of emergency housing, transitional housing, and permanent supportive housing in the county are Bayside Housing, Dove House, OlyCAP, and OWL360 (many of which provide subsidized and income-restricted housing as well). Exhibit 3-11 summarizes the estimated current (2023) and planned future supply of emergency housing beds and permanent supportive housing units countywide. HOUSING Jefferson County Comprehensive Plan 3–25 Public Hearing Draft March 2026December 2025 Exhibit 3-11 Current (2023) and Planned Future Emergency and Permanent Supportive Housing in Jefferson County Program Units (2022-2023) Demolished / Removed Units (2022- 2023) Future Units1 Total Units Emergency and Transitional Housing 285 beds 98 beds 40 beds 227 beds Permanent Supportive Housing 47 units 0 units 92 units 139 units 1 Includes in construction and planned units as of December 2023. Sources: Jefferson County Housing Projects Verification Worksheet, 2022-2023; BERK, 2024. Emergency housing provides temporary or transitional housing services and may be targeted towards specific populations, such as young adults or veterans. There are currently 187 emergency and transitional housing beds available in the county. OlyCap is also currently constructing another 40 beds as part of the Caswell-Brown Village Phase 3 development. Once that project is complete, there will be a total of 227 emergency and transitional housing beds available countywide, less than half the anticipated future need for 560 emergency housing beds countywide by 2045 (see the Future Need & Our Housing Plan section for more information).38 Permanent supportive housing (PSH) is long-term housing intended for people who may need comprehensive support services to retain tenancy. It may also be targeted toward specific populations, such as those with disabilities or seniors aged 62 and over. OlyCAP and Olympic Neighbors are the primary providers of PSH units in the county providing a total of 47 PSH units. Other providers are planning or currently constructing an additional 92 PSH units, bringing the total PSH units to 139 units in the near future, still far less than the anticipated future need for 1,614 PSH units countywide by 2045 (see the Future Need & Our Housing Plan section for more information).39 3.3 FUTURE NEED & OUR HOUSING PLAN HJefferson County regards housing to beis a basic human needright that all residents and communities should have access to in the county. QualitySafe, and accessible, and affordable housing is important for the social and economic vibrancy of the county’s neighborhoods and is the foundation of equitable access to opportunity in the county. We 38 Jefferson County Housing Projects Verification Worksheet, 2022-2023. 39 Jefferson County Housing Projects Verification Worksheet, 2022-2023. Commented [JP9]: PC Review: Isn’t housing a basic human right? Joel: may want to revisit this with the Board of Commissioners. Are we violating human rights if we can’t provide housing? Commented [JH10R9]: Ok with edits HOUSING Jefferson County Comprehensive Plan 3–26 Public Hearing Draft March 2026December 2025 endeavor to actively pursue solutions to include housing availability in each part of the county and across all income bands, including workforce housing, low-income housing, permanently supportive housing, emergency shelter space, and rural-specific housing solutions. GMA Growth Targets The GMA requires that Jefferson County and Port Townsend allocate a fair share of housing over a 20-year period through CPPs. In 2021, the WA State Legislature also passed House Bill 1220 (HB 1220), which amends the GMA to require the housing element of comprehensive plans to include explicit consideration of capacity to meet housing needs for extremely-low to moderately low-income households, permanent supportive housing (PSH), emergency housing and shelters, and duplexes, triplexes, and townhomes.40 The County’s housing growth targets overall and by income band are summarized in Exhibit 3-12, including specific rural sub- allocations. Exhibit 3-12 Jefferson County and City of Port Townsend Housing Growth Targets (2020– 2045) Location Total Housing Need 0–≤30% AMI >30– ≤50% AMI >50– ≤80% AMI >80– ≤100% AMI >100– ≤120% AMI >120% AMI Emergency Housing Beds1 PSH Non- PSH Port Townsend (Inc.) 1,648 807 124 286 186 75 94 76 280 Unincorporated 2,471 807 124 285 298 112 142 703 280 Unincorporated UGA 1,648 807 124 285 186 75 94 77 280 Unincorporated Rural 823 — — — 112 37 48 626 — Port Ludlow MPR 300 — — — — — — 300 — Pleasant Harbor MPR 127 — — — 52 — — 75 — Brinnon RVC 30 — — — 30 — — — — Quilcene RVC 30 — — — 30 — — — — Other Rural Areas 336 — — — — 37 48 251 — Countywide Total 4,119 1,614 248 571 484 187 236 779 560 Legend: AMI = Area Median Income; PSH = Permanent Supportive Housing; UGA = Urban Growth Area, MPR = Master Planned Resort; RVC = Rural Village Center. Note: While additional units have been built since 2020, the location of those units (e.g., within the unincorporated UGA or unincorporated rural areas) and affordability level of those units is unknown at this time. These units have therefore not been deducted from the overall target to ensure the analysis doesn’t imply less remaining need than actually exists. 1 Emergency housing includes emergency housing and shelter and is in addition to permanent housing needs. Source: Jefferson County, 2025; BERK, 2025. 40 HB 1220 Guidance for Evaluating Land Capacity to Meet All Housing Needs. HOUSING Jefferson County Comprehensive Plan 3–27 Public Hearing Draft March 2026December 2025 The greatest need for new units is at the lowest end of the affordability spectrum (less than or equal to 80% AMI). About 1,862 units countywide are needed for households with 30% AMI or less, including 1,614 units of permanent supportive housing that include wrap-around services for people who need support to maintain residency. It is anticipated that the rural allocation would consist primarily of low density detached units which likely would serve households greater than moderate income. Some rural areas include housing growth targets at lower income levels consistent with the MPR development agreements and community priorities. The urban allocations would serve all income bands. Emergency housing targets are in addition to permanent supportive housing. Appendix E includes a detailed discussion of production trends in unincorporated Jefferson County from 2015-2022 and identified barriers to meeting housing needs for all income groups. To meet the 2045 housing growth target of 2,471 units in unincorporated Jefferson County, about 99 units must be built annually between 2020 and 2045.41 Between 2015 and 2022, an average of 118 net new units were built in unincorporated Jefferson County. This is greater than the annualized total housing target per year but the types of housing produced did not necessarily align with the types of housing needed to meet the targets at each income level, particularly housing for low- income (0-80% AMI) and moderate-income (80-120% AMI) households. This indicates that there are barriers to sufficient housing production among these housing types. There is a surplus of homes developed for higher-income (120%+ AMI) households, indicating no barriers to meeting those housing needs. The County’s proposed land use map revisions and code updates result in adequate capacity to support the desired densities and mix of housing types expected to accommodate housing needs at all affordability levels. See Exhibit 3-13. Under the proposed future land use map and with proposed code revisions, there is capacity for 3,796662 units in the unincorporated Irondale and Port Hadlock UGA, Port Ludlow and Pleasant Harbor MPRs, and Brinnon and Quilcene RVCs, above the total housing target of 2,471 for unincorporated Jefferson County. Note also that there is sufficient capacity within each individual planning area in Exhibit 3-12 and for emergency housing as detailed in Appendix E. This also does not include additional capacity for low density housing in the rural areas or possible affordable housing in the UGA-P zone, which would be in addition to the 3,796 units of capacity shown below. The County is planning for growth consistent 41 A total of 119, 97, and 138 housing units were completed in 2020, 2021, and 2022, respectively, in unincorporated Jefferson County. All but 6 of these were single family units. HOUSING Jefferson County Comprehensive Plan 3–28 Public Hearing Draft March 2026December 2025 with the adopted targets. See also Exhibit 1-2, Exhibit 1-3, and Exhibit 1- 11 in the Land Use Element. Exhibit 3-13 Housing Capacity vs. Growth Targets for Unincorporated Jefferson County Housing Need (% of AMI) Zone Categories 2020-44 Target (Urban, MPR, & RVC Only)1 Aggregated Target1 Capacity2 Surplus / (Deficit) 0-30% PSH Low-Rise, Mid-Rise, ADUs 807 1,514 1,8453 331 0-30% Non-PSH 124 >30 to ≤50% 285 >50 to ≤80% 298 >80 to ≤100% Moderate Density 75 169 2884 119 >100 to ≤120% 94 >120% Low Density 452 452 1,6635 1,211 Total 2,135 2,135 3,796 1,661 Legend: PSH = Permanent Supportive Housing. 1 Subtracts the “Other Rural Areas” targets of 37 units for 80-100% AMI, 48 units for 100-120% AMI, and 251 units for >120% AMI assuming most units will be low density with some limited moderate density housing types based on current zoning. The rural residential zones (RR 1:5, RR 1:10, and RR 1:20) currently allow single family homes, ADUs, duplexes, co-housing, manufactured housing, and residential care facilities for up to 5 people outright. While most new housing is expected to be lower density and affordable only to higher income households, the allowed housing types also include some housing typologies considered affordable for moderate- and lower-income households. Moreover, while single family housing tends to be affordable only at higher income levels, manufactured housing allowed and spread throughout the rural areas is often affordable to moderate- and lower-income households. 2 Assumes maximum density from the capacity results in Exhibit 99 in Appendix E. 3 Includes capacity in the UHDR, UC, and RVC zones as well as capacity for 52 staff housing units in the Pleasant Harbor MPR and 25 ADUs (based on the revised ADU capacity analysis in Appendix E). ADUs are considered affordable to households with 50–80% of AMI per Exhibit 87 in Appendix E. 4 Includes capacity in the UMDR zone (considered affordable for households with 80–120% of AMI per Exhibit 87 in Appendix E) plus the 148 units from Habitat for Humanity’s pipeline project. While the 12 group home units may be affordable for households with 80% of AMI or less, this analysis considers the whole development as “Moderate Density” for a more conservative estimate of capacity to meet needs at the lowest income levels. 5 Includes capacity in the ULDR zone as well as capacity for 300 low-density units in the Port Ludlow MPR and 75 low-density units in the Pleasant Harbor MPR. Sources: Jefferson County, 2025; BERK, 2025. Housing Challenges & Opportunities Housing Affordability The number of households that are cost-burdened is a good indicator of current housing affordability needs. In unincorporated Jefferson County, one in every four households are cost-burdened (Exhibit 3-7). As described above, cost-burden and housing affordability concernsneeds are disproportionate across tenure, income groups, and racial and ethnic groups. One likely reason for rates of cost-burden andthe housing affordability concernsneeds in Jefferson County is the challenging trend in rising housing costs (Exhibit 3-9). As of April 2024, a household needs to have an income equivalent to 105% of MFI to afford to rent the average 1- bedroom apartment, 122% of MFI to afford to rent the average 2-bedroom Commented [JP11]: PC Review: PC wants to fix this wording somehow? “Housing is limited by cost…” Commented [JH12R11]: Revised to clarify. This is talking about cost-burden and relative affordability. HOUSING Jefferson County Comprehensive Plan 3–29 Public Hearing Draft March 2026December 2025 apartment, and 179% MFI to afford to buy a median priced detached single-family home.42 However, about 70% of renters countywide and in the unincorporated areas and 43% of homeowners have an income below MFI. Housing values have also been rising faster than incomes and there is a lack of supply compared to demand, resulting in increasingly limited home ownership opportunities. Other reasons are that the existing housing inventory consists primarily of larger detached homes (Exhibit 3-1), and smaller units and rental housing are limited to certain neighborhoods. Single-family and owned housing are typically more costly than rental housing, although none of these housing types are typically affordable to an 80% MFI household or below. Two of the key means of protecting affordability are retaining the county’s manufactured housing and older housing stock. OFM estimates there are nearly 3,000 manufactured homes in unincorporated Jefferson County as of 2023, or about 22% of the total housing stock. As discussed above, manufactured homes are often much less expensive to produce than homes built on site and therefore have potential to be more affordable than traditional detached homes. For all housing units in the unincorporated county, nearly three- quarters were built prior to 2000 including 32% built prior to 1980.43 Older homes can be more affordable rental and ownership options, although the County should continue to support and promote programs that help households with home repairs, climate resilience improvements, and other housing rehabilitation to maintain these housing options. In addition, promoting housing variety and greater density in land use and zoning regulations, particularly in UGAs, and securing funding for supporting capital facilities such as sewer or approved alternative wastewater technologies can help address housing supply and affordability concerns going forward. Diversifying the county’s housing stock (particularly in the unincorporated UGA) to include more smaller unit multiunit and rental housing could lower housing costs overall. However, this would require a marked shift in recent production trends. In recent years, single family homes have been built at the fastest rate among housing types followed by manufactured homes. Multi-family production has been extremely limited, with middle housing (duplexes and middle-family units that are three to four units) showing an overall decrease in the net change in units. Diversifying housing options may also help address identified racially disparate impacts, reduce 42 HUD sets affordable rent standards by percent of MFI for all counties (published by the Washington State Housing Finance Commission [link]). These standards are adjusted to match the assumed household size that would occupy the unit. 43 ACS 5-Year Estimates (Table S1501), 2018-2022. HOUSING Jefferson County Comprehensive Plan 3–30 Public Hearing Draft March 2026December 2025 displacement risk, and support opportunities for workforce housing developments that are affordable to households with lower incomes. However, for the lowest income households, the market often does not produce affordable housing even if a diverse range of housing types are built. In these cases, income-restricted or government supported affordable housing can be part of the solution. Currently, there are 652 subsidized rental units and 74 subsidized home ownership units countywide, representing about 4% of the countywide housing stock, and another 94 subsidized rental units and 102 subsidized home ownership units are planned (Exhibit 3-10). The data reviewed in Appendix E indicates there is demand for more income-restricted units across all groups earning below MFI. Special housing is also needed to support those experiencing homelessness. While the total number of people experiencing homelessness appears to have declined slightly from 2015 to 2023, approximately 63% of unhoused individuals in Jefferson County were unsheltered in 2023 versus approximately 51% of unhoused individuals statewide in 2022. All school districts in the county also documented some level of students experiencing homelessness as of the 2023-24 school year.44 There are currently 227 existing or planned future emergency and transitional housing beds and 139 permanent and supportive housing units available countywide, many of which are intended to serve specific household income levels, ages, or with other special housing needs (Exhibit 3-11). The County could consider working with partners to fill existing gaps in the availability of income- restricted, subsidized, emergency, and permanent supportive housing. A Ten Year Plan to End Homelessness in Jefferson County was drafted by Olympic Community Action Programs (OlyCAP) in 2011 and updated in 2015. While the Plan has not been updated since 2015, the values and principles, priorities, and documented programs providing support to community efforts for people at risk of becoming homeless are still applicable. With consideration of the 2015 Ending Homelessness plan priorities and how the County can participate with housing agencies and stakeholders, this Housing Element addresses the following: ▶ Remove potential barriers to housing ▶ Create additional permanently affordable housing opportunities ▶ Seek and promote funding sources to retain and add housing 44 OSPI Report Card Enrollment 2023-24 School Year, data last updated June 24, 2024. HOUSING Jefferson County Comprehensive Plan 3–31 Public Hearing Draft March 2026December 2025 Housing Needs of People of Different Ages & Abilities Meeting the housing needs of an aging population and those with special needs will be an increasingly important issue in the next 20 years. Jefferson County has the oldest median age of county populations in the state as of 2022 (60.7 years)45 and nearly two-thirds of the population is age 50 or older in the unincorporated areas (62%). More than half of households countywide and in the unincorporated areas include one or more people who are 65 or older (56%) and approximately 17% of households in unincorporated Jefferson County are older adults living alone. The percentage of the population over age 65 is currently highest in parts of the Port Ludlow Master Planned Resort and is high in most bCensus Block gGroups along the county’s eastern shorelines, including the unincorporated UGA. Approximately 19% of unincorporated Jefferson County residents also live with one or more disabilities.; wWhile disabilities can be experienced by all age groups, populations with a higher proportion of those over age 65 maygenerally correspond with higher disability rates, due to the sensory, physical, and mental effects of aging. By 2045, tThe proportion of adults 65 and older countywide is expected decrease slightly through 2045 (Exhibit 3-4). However, the total but the overall number of adults over 65 is expected to increase countywide from an estimated 13,881 in 2022 to 15,589 in 2045.46 In unincorporated Jefferson County, there are an estimated 5,352 residents aged 50 to 64 as of 2022, many of whom will likely remain in the county as they age. As children grow and as life stages evolve, housing needs may change. Demand for accessible supportive housing and services will likely increase over time as the overall number of older adults increases. Older adults may desire single-family homes at retirement age, but as their abilities and needs change, other forms of housing with smaller lots, townhomes, or assisted living may be attractive for maintenance, accessibility, and affordability purposes. These forms of housing are denser and encouraged in the UGA where residents would also have more access to healthcare and other supportive services. Other household types, including individuals living alone or single parent households, may also prefer smaller housing types for affordability as well. Unincorporated Jefferson County also has a smaller share of youth and young adults aged 15 to 24 compared to the City of Port Townsend (Exhibit 3-3). One reason for this could be a gap in housing options for this demographic (although families with high school aged children and young adults may also choose to live in the city to be close to jobs, schools, and other amenities). Most housing units have 2 or 3 bedrooms, but 45 OFM Median Age, 2022. 46 OFM GMA 2022 Medium Series Projections, Population by Age and Sex (Five- year Age Groups), 2022. Commented [JH13]: Revised per comment 017 from Al Latham on 5/7 Commented [JP14]: PC Review: PC would like more clarity in this sentence: “While the percentage of Jefferson County population > 65 is expected to decrease while… By 2045, the population is expected to increase, the proportion of people over 65 is expected to decrease, relative to…” (from deaths) Commented [JH15R14]: Revised HOUSING Jefferson County Comprehensive Plan 3–32 Public Hearing Draft March 2026December 2025 average rents and median housing cost are unaffordable for many households. While many households with children in unincorporated Jefferson County likely have fewer children per household than neighboring counties and statewide, only 2% of rental units have 4 or more bedrooms, suggesting that rental stock includes few detached homes that may be attractive to families with multiple children looking to rent. Youth have also consistently expressed concern over high housing costs and the inaccessibility of affordable options, especially for first-time renters or buyers—there is deep concern that youth are being priced out of their own hometowns making long-term residency seem unattainable. Commented [JH16]: Added context per EJC’s youth informed discussions. HOUSING Jefferson County Comprehensive Plan 3–33 Public Hearing Draft March 2026December 2025 3.4 GOALS & POLICIES Safe, affordable housing is a fundamental need for all residents in Jefferson County. Jefferson County communities are strong, vibrant, and healthy when there is safe and reliable housing that meets the full range of income levels, household sizes, preferences, and needs. The average household income of Jefferson County residents has not kept up with increasing prevailing housing costs. The result is a widespread lack of safe and affordable housing for many county residents and especially for populations with special needs. Community engagement in the 2025 periodic update reflected a strong desire for improved housing opportunities on a countywide basis to address affordability, homelessness, and improved access to economic opportunities. Goal HS-G-1 Encourage and support efforts to increase affordable housing options and availability for current and future county residents of all income groupslevels, abilities and identities. Policy HS-P-1.1 Allow for and incentivize a variety of housing options, typologies, and densities to meet the needs of all people who work and desire to live in Jefferson County. Policy HS-P-1.2 Work with inter-jurisdictional and public-private cooperative groups to increase the permanent supply of market-rate, moderately-priced, and affordable rental and ownership housing opportunities for households of all sizes and income levels. Policy HS-P-1.3 Document successes, challenges, and opportunities to support the accommodation of affordable housing, and inform housing programs, the development community, and housing advocacy groups. Measure the impact of these policies on displacement risk and the effect of strategies identified to mitigate impacts. Policy HS-P-1.4 Update codes and development standards that preserve existing higher densities and improve housing development and redevelopment opportunities for a mix of housing types across various affordability levels in County Urban Growth Areas (UGAs), Rural Village Centers (RVCs), Rural Crossroads (CCs), Limited Areas of More Intensive Rural Development (LAMIRDs), and Master Planned Resorts (MPRs). Refer to Land Use Element, Section 1.4 Urban and related goals and policies Commented [JH17]: Revised per EJC’s youth informed discussions HOUSING Jefferson County Comprehensive Plan 3–34 Public Hearing Draft March 2026December 2025 Policy HS-P-1.5 Provide public and private non-profit housing assistance programs with information on areas where moderate- to extremely low-income housing can be accommodated based on zoning, existing lot density, access to transit, jobs, or other support services. Policy HS-P-1.6 Support the Peninsula Housing Authority, Habitat for Humanity, and Olympic Community Action Programs in their efforts to assist income-limited households with funding for home repairs, climate resilience improvements, and other housing rehabilitation assistance, including support for multifamily tax credits such as federal low-income housing tax credits (LIHTC) and project-based vouchers (Section 8). Policy HS-P-1.7 Prioritize improvements that improve climate resilience and leverage programs that ensure vulnerable populations have increased climate resilience while improving housing quality. Policy HS-P-1.8 Utilize zoning, incentives, and other strategies to encourage the development of housing affordable to the county’s workforce across all incomes, ages, and abilities. These housing types may include housing with a variety of lot sizes, manufactured homes, clustered homes, co-housing, accessory dwelling units, townhouses, apartments, or other forms appropriate to the urban or rural location. New workforce housing should increase access to services and transportation options for commuting. Policy HS-P-1.9 Develop an affordable housing incentives program that encourages a mix of affordable housing types and densities for urban areas (the Irondale and Port Hadlock UGA), rural areas, and LAMIRDs that allow residential consistent with per RCW 36.70a.540, as funding allows. Policy HS-P-1.10 Support alternative homeownership models that lower barriers to ownership and provide long-term affordability for all ages and abilities—particularly for youth, LGBTQ+ individuals, disabled residents, and families with low-incomes—, such as community land trusts, limited or shared equity co-ops, and integrated multi- generational communities. Policy HS-P-1.11 Support legislative efforts to allow tax exemptions for housing in unincorporated urban growth areas for rural counties like Jefferson County. Include support for multifamily tax credits such as federal low-income housing tax credits (LIHTC) and project-based vouchers (Section 8). Refer to Transportation Element, Public Transit Refer to Goal CE-G-12 in the Climate Element Commented [JH18]: Duplicative of Policy HS-P- 2.11. Incorporated into one policy under this goal as it makes the most sense under Goal 1. Commented [JH19]: Revised per EJC’s youth informed discussions: “LGBTQ+ youth and disabled youth often face discrimination in housing markets , limited rental options, and may need supportive or shared housing models.” HOUSING Jefferson County Comprehensive Plan 3–35 Public Hearing Draft March 2026December 2025 Policy HS-P-1.12 Ensure that affordable housing created or preserved using local public resources or by regulation maximizes the number of affordable units and retains its affordability over time for at least 50 years. Promote retention of affordability for properties with expiring covenants with county, state, or federal funds and incentives. Policy HS-P-1.13 Establish long-term strategies to retain existing affordable housing through public incentives or incentives to developers for the longest possible term. Policy HS-P-1.14 Periodically review potential affordable housing barriers in the development regulations with for-profit and non-profit housing providers and community members. Policy HS-P-1.15 Develop residential anti-displacement strategies in collaboration with community-based organizations and social service providers. Policy HS-P-1.16 DevelopReview and enforce policies and adopt regulations designed to ensure short-term rentals are registered and located in areas that are less disruptive to year-round residents. Policy HS-P-1.16Policy HS-P-1.17 Prioritize housing types and locations that promote equity in access to opportunity across both urban and rural communities. Goal HS-G-2 Promote a variety of quality housing choices throughout the county with innovative land use practices, community redevelopment strategies, development standards, design techniques, and building and infrastructure permit requirements. Policy HS-P-2.1 Explore regulatory opportunities that help minimize costs to developing affordable housing while ensuring that public health, safety, environmental quality standards, and carbon reduction and climate resilience standards are not compromised. Policy HS-P-2.2 Encourage and support greater opportunity for the development of innovative housing types to increase the inventory of affordable housing throughout the county. Policy HS-P-2.3 Work cooperatively with public and private housing experts on community redevelopment strategies, residential mixed-use development, single and multi-family attached housing, accessory dwelling units, middle housing, senior, and multi-care facilities, community housing, apartments, farmworker housing, tiny homes, etc. Refer to Land Use Element, Section 1.4 Urban and related policies Commented [JP20]: PC Review: Important to have a long time. PC discussed permanent affordability, 99-year leases, etc. “Maximize # of affordable units. We need public money to accomplish these things (for 99 years). Emphasize the longevity of incentives to builders.” Commented [JH21R20]: See my edit. I think we can mostly leave this as is but have incorporated the longevity bit into some of the action items. Commented [JP22]: Jeff. Co. has new short-term rental ordinance regulations. Commented [JH23R22]: Thanks! Commented [JH24]: Added per EJC’s youth informed discussions HOUSING Jefferson County Comprehensive Plan 3–36 Public Hearing Draft March 2026December 2025 Policy HS-P-2.4 Prioritize moderate and higher density residential development in the UGA and in limited rural areas with access to available or planned services. Policy HS-P-2.5 Encourage development patterns, such as clustering, in Rural Village Centers and Urban Growth Areas provided adequate infrastructure and services are in place. Policy HS-P-2.6 Pursue demonstration and pilot projects that document the safety and reliability of innovative technologies such as composting toilets, gray water systems, site-specific nutrient management plans, water conservation, and net zero energy systems that minimize housing development costs, reduce environmental impacts, and provide more affordable housing options throughout the county, especially for traditionally underserved and historically marginalized communities. Policy HS-P-2.7 In response to the critical lack of affordable housing, work with stakeholders to initiate housing developments in the Irondale and Port Hadlock UGA and other established rural employment areas allowing higher residential density with a mix of housing typologies to meet housing needs at all income levels. Policy HS-P-2.8 Review and revise development standards and land use codes to allow for manufactured home parks, other types of residential parks such as parks for tiny homes, RVs, and community land and housing trusts to increase available and affordable housing supplies. Policy HS-P-2.9 Consider allowing tiny homes and RVs as accessory dwelling units or where manufactured home parks are allowed. Adopt tiny home building standards such as Appendix Q, International Residential Code. Policy HS-P-2.10 Adopt development standards that provide bonus densities in return for providing a percentage of low or moderate- income housing units for multi-unit residences in the Irondale and Port Hadlock UGA and Rural Village Centers. Policy HS-P-2.11 Support developing an affordable housing incentives program that encourages a mix of affordable housing types and densities for urban areas (Irondale and Port Hadlock UGA), rural areas, and LAMIRDs that allow residential consistent with RCW 36.70A.540. Policy HS-P-2.12Policy HS-P-2.11 In the Irondale and Port Hadlock UGA, allow some residential development activity on approved alternative community wastewater treatment systems that do not preclude future hook-up to traditional sewer. Port Hadlock Properties, PHA (top) and Zillow (bottom) Commented [JH25]: Combined into Policy HS-P- 1.9 above HOUSING Jefferson County Comprehensive Plan 3–37 Public Hearing Draft March 2026December 2025 Policy HS-P-2.13Policy HS-P-2.12 Offer incentives and fee waivers in the Irondale and Port Hadlock UGA, as funding is available, for infill housing such as ADUs and for lot consolidation, while also incorporating anti- displacement measures, like the development and promotion of community land trusts, to promote equitable housing in Jefferson County. Policy HS-P-2.14Policy HS-P-2.13 Advocate the legislature for multifamily tax exemptions in unincorporated UGAs in smaller rural counties to support the Irondale and Port Hadlock UGA. Policy HS-P-2.15Policy HS-P-2.14 Encourage programs to help homeowners—particularly extremely low-, very-low, and low-income households—access financing, technical support, or other tools needed to participate in and benefit from infill development opportunities. Policy HS-P-2.16Policy HS-P-2.15 Support Commerce’s Low-Income Home Rehabilitation Revolving Loan Program for rural property owners. Policy HS-P-2.17Policy HS-P-2.16 Support septic repair and septic installation via grant and loan programs to help homeowners, particularly extremely low-, very-low, and low-income households. Policy HS-P-2.18Policy HS-P-2.17 Incentivize the retention of naturally occurring affordable housing by making development standards more flexible when additional units are added to existing homes. Policy HS-P-2.19Policy HS-P-2.18 Adopt clear and objective sustainable and climate-informed design guidelines for new development. Goal HS-G-3 Develop and maintain partnerships with housing assistance programs and other public and private groups and agencies to support maintenance and rehabilitation of existing housing stock and provide new and affordable housing opportunities. Policy HS-P-3.1 Support weatherization, housing rehabilitation and energy conservation activities and programs to ensure households are safe, well maintained, and climate resilient and as a means of preserving naturally occurring affordable housing. Programs should be focused on serving historically underserved communities and extremely low-, very low-, and low-income households. HOUSING Jefferson County Comprehensive Plan 3–38 Public Hearing Draft March 2026December 2025 Policy HS-P-3.2 Coordinate with the Peninsula Housing Authority and other groups and agencies to identify areas most in need of rehabilitation assistance and infrastructure improvements, including historically underserved communities. To the extent possible, coordinate public investments in capital infrastructure with rehabilitation efforts. Policy HS-P-3.3 Coordinate with the City of Port Townsend regarding affordable housing, emergency and permanent supportive housing, and special needs household assistance and regulatory updates to support affordable housing development throughout Jefferson County, particularly for extremely low-, very-low, and low-income households. Determine and fFund staffing and other resources necessary to sustain continuous coordination regarding affordable housing. Policy HS-P-3.4 Identify, preserve, and rehabilitate historically significant or naturally occurring affordable housing. Provide technical support for owners of such dwelling units in applying for appropriate assistance programs. Policy HS-P-3.5 Support opportunities to acquire land for affordable housing ahead of planned infrastructure investments or other investments that may increase land and housing costs. Policy HS-P-3.6 Leverage clean energy credits for extremely low- to moderate-income households to provide expanded energy efficiency incentives (e.g., Washington Families Clean Energy Credits Grant Program, Residential Energy Assistance Grant and Project Share programs). Goal HS-G-4 Pursue housing programs that address homelessness and encourage the development of housing for people with special needs such as seniors, vulnerable populations, historically marginalized groups, and people with disabilities. Policy HS-P-4.1 Continue to work with other jurisdictions and health and social service organizations to develop a coordinated, regional approach to homelessness. Policy HS-P-4.2 Allow for a continuum of care for special needs populations, including emergency and permanent supportive housing, transitory accommodations, transitional housing, assisted living, group homes, housing for those with a disability, housing for seniors, and housing for extremely low-, very-low, and low-income households. HOUSING Jefferson County Comprehensive Plan 3–39 Public Hearing Draft March 2026December 2025 Policy HS-P-4.3 Continue to partner with regional housing developers and housing programs that encourage the development of emergency housing and permanent supportive housing, with efforts that prioritize accessibility, affordability, and services that support long-term stability and financial independence for vulnerable populations. Policy HS-P-4.4 Develop and implement a transitory accommodation permitting process that considers the variety of transitory accommodations that may be deployed for single-family, small, and large indoor and outdoor transitory accommodations in cooperation with willing public and private landowners. Policy HS-P-4.5 Coordinate with Olympic Community Action Programs, the Peninsula Housing Authority, nonprofit housing providers, and other public and private housing interests to ensure that low income and special needs housing is sited in locations adequately served by necessary support facilities and infrastructure and at reduced risk to climate change impacts (e.g., inland flood zones). Policy HS-P-4.6 Allow a range and balance of housing types for seniors affordable to all income levels, including nonspecialized units, specialized senior housing (including assisted living units), and nursing homes. Policy HS-P-4.7 Support housing options, programs, and services that allow seniors to stay in their homes or neighborhoods. Promote awareness of Universal Design improvements that increase housing accessibility. Policy HS-P-4.8 Support the efforts of public and private non-profit agencies which develop assisted housing and/or housing-related human services, such as services which enable residents to remain in their homes. Policy HS-P-4.9 Regulate group homes, foster care facilities, and other residential care facilities the same as similar residential structures occupied by a family or other unrelated individuals, with reasonable accommodations as needed. Policy HS-P-4.10 Enhance the County’s rental protection policies to establish, update, or strengthen tenant protections and resources. Policy HS-P-4.11 Coordinate with emergency housing providers to expand emergency shelter hours and availability during extreme weather events such as heat waves, wildfire smoke, and winter storms. HOUSING Jefferson County Comprehensive Plan 3–40 Public Hearing Draft March 2026December 2025 3.5 ACTION PLAN [Limited draft revisions to the action plan are shown below based on early public input and discussion with County staff. The action plan will continue to be refined following the release of the public draft and additional input from the public and Planning Commission on community priorities.] Exhibit 3-14 highlights key activities the County can use to implement the Housing Element over the next ten years prior to the next periodic update, several in partnership with other entities: Exhibit 3-14 Housing Action Plan Action Description Remove Potential Barriers to Housing Evaluate short-term rentals using available local and state data sources. Determine if a registration program and limits on numbers, zones, or locations are appropriate to help ensure a sufficient housing supply for year-round residents. In the Irondale and Port Hadlock UGA, allow some development activity on approved alternative wastewater treatment systems. In the Irondale and Port Hadlock UGA, offer incentives and fee waivers, as funding is available, for infill housing such as ADUs and for lot consolidation. Participate in planning efforts with other jurisdictions and housing stakeholders to address housing affordability and those experiencing homelessness. Publish a residential development workflow/flowchart with predictable timelines, fees, cost considerations, and expectations (including possible causes for timeline extensions) to increase predictability and transparency of the permitting processes. Create additional housing opportunities Evaluate the overall role and purpose of emergency, transitional, and affordable housing categories—including types of structures such as tiny homes and RVs—and evaluate their place within housing strategies, including opportunities, locations, and consequences. Consider allowing tiny homes and RVs as ADUs or where co-housing or mobile home parks are allowed, and by adopting International Residential Code standards addressing tiny homes. Allow Homestead Parcels for resource lands and potentially agricultural activities on larger lots in rural areas. A minimum parent parcel size, and siting criteria, may need to be set to ensure that this allowance does not interfere with goals of supporting agriculture. Evaluate the dDevelopment of a housing incentives program for Urban (Irondale and Port Hadlock) and Rural areas to advance housing variety and affordability per RCW 36.70A.540. Emphasize the longevity of incentives to builders to maximize the number of affordable units and encourage permanent/long-term affordability. Consider utilizing surplus or underutilized public land for permanent affordability models to developers, non-profits, or other housing providers. Commented [JH26]: Added per comment 030 from HSN on 6/23 Commented [JH27]: Has this been done? Commented [JP28R27]: This has been done. I deleted the action. Commented [JH29R27]: Thanks Commented [JH30]: Added per PC comment on Policy HS-P-10 above. Commented [JH31]: Added per comment 030 from HSN on 6/23 HOUSING Jefferson County Comprehensive Plan 3–41 Public Hearing Draft March 2026December 2025 Action Description Seek and promote funding sources to retain and add housing Advocate the legislature for multifamily tax exemptions in unincorporated UGAs in smaller rural counties. Pursue multi-family tax credits, especially at the federal level such as Low-Income Housing Tax Credit (LIHTC) and project-based vouchers (Section 8) Support Commerce’s Low-Income Home Rehabilitation Revolving Loan Program for rural property owners. Determine how the County can help educate rural property owners about the program. Support expansion of federal tax credit programs, such as the Low-Income Housing Tax Credit (LIHTC). Regularly monitor housing production trends Create a plan for monitoring the type and number of new housing units added annually. Reassess policies and regulations if housing production trends do not match needs identified in this element and Appendix E. Regularly review production trends with Planning Commission and the Board of County Commissioners to discuss remediation strategies if needed. Source: Jefferson County, 2025. Commented [JH32]: Added per comment 030 from HSN on 6/23 HOUSING Jefferson County Comprehensive Plan 3–42 Public Hearing Draft March 2026December 2025 [ This page intentionally blank ] HOUSING Jefferson County Comprehensive Plan 3–43 Public Hearing Draft March 2026December 2025 Remove prior intentionally blank page from PDF if needed—formatted as a placeholder to ensure each element starts on a right hand spread. Do not publish from this point forward. Remove pages from consolidated PDF. These sections should be updated and copied into their appropriate chapters (TOC, References) as needed. References City of Port Townsend and Jefferson County. (2006). Housing Action Plan. Adopted by City of Port Townsend October 2, 2006 (Res. No. 06-026) and Board of County Commissioners for Jefferson County October 9, 2006 (Res. No. 69-06). Clark Construction. (2024). 7th Haven. Retrieved from https://clarkconstruct.com/portfolio/7th-haven/ Jefferson County. (2022-2023). Jefferson County Housing Projects Verification Worksheet. OlyCap. (2011, updated 2015). Ending Homelessness in Jefferson County WA. Retrieved from https://leg.wa.gov/jlarc/reports/2019/homelessness/documents/Jefferson.pdf OlyCAP. (2024). Housing Services. Retrieved from https://olycap.org/housing-services Redfin. (2024, April). Montly Housing Market Data. Retrieved from https://www.redfin.com/news/data- center/ U.S. Census Bureau. (2020). 2020 Census. Retrieved from https://factfinder.census.gov/faces/nav/jsf/pages/index.xhtml U.S. Census Bureau. (2022). American Community Survey 2018-2022 5-Year Estimates. Retrieved from https://factfinder.census.gov/faces/nav/jsf/pages/index.xhtml U.S. Census Bureau. (2022). OnTheMap. Retrieved from LEHD Origin-Destination Employment Statistics: https://onthemap.ces.census.gov/ U.S. Census Bureau. (2023). American Community Survey 2019-2023 5-Year Estimates. Retrieved from https://factfinder.census.gov/faces/nav/jsf/pages/index.xhtml U.S. Housing and Urban Development (HUD). (2020). CHAS (Comprehensive Housing Affordability Strategy) Data 2016-2020. Retrieved from https://www.huduser.gov/portal/datasets/cp.html University of Washington Center for Real Estate Research (WCRER). (2024). City and County Rental Data. Retrieved from https://wcrer.be.uw.edu/housing-market-data-toolkit/rental-market/ Washington Office of Superintendent of Public Instruction (OSPI). (2024). Report Card 2023-24 School Year. Retrieved from https://reportcard.ospi.k12.wa.us/ Washington Office of Superintendent of Public Instruction (OSPI). (2024). Report Card 2023-24 School Year: Enrollment. Retrieved from https://data.wa.gov/education/Report-Card-Enrollment-2023- 24-School-Year/q4ba-s3jc/about_data Washington State Department of Commerce (Commerce). (2022). Guidance for Evaluating Land Capacity to Meet All Housing Needs. Retrieved from https://deptofcommerce.app.box.com/s/k14gbqe7z8d7ek6z8ibui79zb7bo9vpa HOUSING Jefferson County Comprehensive Plan 3–44 Public Hearing Draft March 2026December 2025 Washington State Department of Commerce (Commerce). (2023). PIT Count. Retrieved from Annual Point in Time (PIT) Count: https://www.commerce.wa.gov/homelessness-response/planning- and-reporting/pit-count/ Washington State Department of Commerce (Commerce). (2024). Displacement Risk. Retrieved from https://experience.arcgis.com/experience/d26f4383cab3411cb45f39ddfc666b74/#data_s=id%3A8 3713d4b3ea34743bed49d3d61be4fb3-187dd75e9f2-layer-27-187dcfb6357-layer-4%3A499 Washington State Department of Commerce (Commerce). (2024). Housing for All Planning Tool (HAPT). Retrieved from Updating GMA Housing Elements: https://www.commerce.wa.gov/growth- management/housing-planning/housing-guidance/ Washington State Department of Commerce (Commerce). (2024). STEP 101 Fact Sheet. Retrieved from Updating GMA Housing Elements: https://www.commerce.wa.gov/growth- management/housing-planning/housing-guidance/ Washington State Department of Commerce (Commerce). (2024). STEP State of the Practice Report . Retrieved from Updating GMA Housing Elements: https://www.commerce.wa.gov/growth- management/housing-planning/housing-guidance/ Washington State Employment Security Department (ESD). (2021-2023). Covered Employment Estimates (QCEW). Retrieved from https://esd.wa.gov/labormarketinfo/covered-employment Washington State Employment Security Department (ESD). (2024). Jefferson County Profile: County Data Tables. Retrieved from https://esd.wa.gov/labormarketinfo/county-profiles/jefferson Washington State Housing Finance Commission. (2024). 2024 Income and Rent Limits for All Tax Credit and Bond Financed Properties. Retrieved from https://www.wshfc.org/managers/map.aspx Washington State Office of Financial Management (OFM). (2022). Growth Management Act Population Projections for Counties: 2020 to 2050. Retrieved from https://ofm.wa.gov/washington-data- research/population-demographics/population-forecasts-and-projections/growth- management-act-county-projections/growth-management-act-population-projections- counties-2020-2050 Washington State Office of Financial Management (OFM). (2022). Population by Age, Mapped by County. Retrieved from https://ofm.wa.gov/washington-data-research/statewide- data/washington-trends/population-changes/population-age-mapped-county Washington State Office of Financial Management (OFM). (2024). April 1 Official Population Estimates. Retrieved from https://ofm.wa.gov/washington-data-research/population- demographics/population-estimates/april-1-official-population-estimates Washington State Office of Financial Management (OFM). (2024). Small Area Estimates. Retrieved from https://ofm.wa.gov/washington-data-research/population-demographics/population- estimates/small-area-estimates-program Zillow. (2024, April). Zillow Housing Value Indes (ZHVI). Retrieved from https://www.zillow.com/research/data/ Zillow. (2024, April). Zillow Observed Rental Index (ZORI). Retrieved from https://www.zillow.com/research/data/ HOUSING Jefferson County Comprehensive Plan 3–45 Public Hearing Draft March 2026December 2025 Contents 3 HOUSING 3–1 3.1 Purpose 3–2 3.2 Trends & Opportunities 3–3 Housing Stock 3–3 Demographics & Household Characteristics 3–6 Total Population 3–6 Age 3–73–6 Race & Ethnicity 3–93–8 Educational Attainment 3–103–9 Other Populations with Special Housing Needs 3–113–10 Household Characteristics 3–133–12 Housing Affordability & Attainability 3–143–13 Jobs & Housing 3–213–20 Displacement, Exclusion, & Racially Disparate Impacts 3–223–21 Emergency Housing, Emergency Shelters, & Permanent Supportive Housing 3–243–23 3.3 Future Need & Our Housing Plan 3–253–24 GMA Growth Targets 3–263–25 Housing Challenges & Opportunities 3–283–27 Housing Affordability 3–283–27 Housing Needs of People of Different Ages & Abilities 3–313–29 3.4 Goals & Policies 3–333–31 3.5 Action Plan 3–403–37 Exhibit 3-1 Housing Inventory (2023)—Unincorporated Jefferson County 3–4 Exhibit 3-2 Estimated Existing Housing Units (2020 and 2023) 3–5 Exhibit 3-3 Age Distribution, Percent of Population (2022)—Unincorporated Jefferson County vs. City of Port Townsend and Statewide 3–83–7 Exhibit 3-4 Population by Age Cohort, Estimates and Projections (2020–2045)—Jefferson County 3–93–8 Exhibit 3-5 Population by Race and Ethnicity (2022)— Unincorporated Jefferson County 3–103–9 Exhibit 3-6 Educational Attainment by Age Group (2022)—Unincorporated Jefferson County 3–113–9 HOUSING Jefferson County Comprehensive Plan 3–46 Public Hearing Draft March 2026December 2025 Exhibit 3-7 Households by Cost Burden Status (2020)— Unincorporated Jefferson County 3–153–14 Exhibit 3-8 Cost Burden Status of Households by Racial and Ethnic Group (2020)—Unincorporated Jefferson County 3–163–15 Exhibit 3-9 Housing Value Index (2006–2024)—Jefferson County and City of Port Townsend—and Median Family Income (2010–2024)— Jefferson County 3–183–17 Exhibit 3-10 Current (2023) and Planned Future Subsidized Rentals and Homes in Jefferson County 3–203–19 Exhibit 3-11 Current (2023) and Planned Future Emergency and Permanent Supportive Housing in Jefferson County 3–253–23 Exhibit 3-12 Jefferson County and City of Port Townsend Housing Growth Targets (2020–2045) 3–263–25 Exhibit 3-13 Housing Capacity vs. Growth Targets for Unincorporated Jefferson County 3–283–26 Exhibit 3-14 Housing Action Plan 3–403–38