The currently adopted Jefferson County Comprehensive Plan has the following important statement:
“Even with Jefferson County’s current low 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).”
It does not appear that Jefferson County is in compliance with its own Comprehensive Plan. The above-quoted statement confirms that. While the Comprehensive Plan actually encourages affordable housing, its Unified Development Code (UDC) does the opposite, as I will explain.
There are currently many impediments to providing adequate housing for workers, young families, small business owners, artists–just about anybody who doesn’t have tons of money. The most widely-discussed impediment is the lack of a sewer in Port Hadlock. Jefferson County is currently working on that issue, although progress is quite slow.
There are other impediments to building adequate housing that do not receive as much attention, though their impact is just as negative on our housing problem.
Currently the county has a minimum 5 acre subdivision requirement. This means that land can not be subdivided like it used to be. There are over 300 existing subdivisions in Jefferson County. These subdivisions are where the majority of homes are. By restricting the ability to subdivide more property into smaller than 5 acre lots the cost to build goes up dramatically. No one can build a house affordable to an average family on a 5 acre lot. The cost of the land is over $200,000, to start with. If the county permitted realistic subdivisions, a developer could create much smaller, and therefore cheaper lots so that more people could afford the new housing that would be built.
Under Washington regulations the minimum lot size allowed is 12,500 square feet in areas with public water and soils suitable for septic drainage fields. But the county does not allow a subdivision if the parcels are smaller than five acres–period. The result is that there is a severe lack of buildable and affordable lots in Jefferson County. This, in turn, artificially limits the housing supply and drives prices to unaffordable levels. The situation created by our county’s land use regulations, as I have written before, is driving young people out of our communities and turning us into an exclusive retirement community for the wealthy who can afford inflated housing prices.
It would appear that Jefferson County is not following the State-mandated Growth Management Act nor their own Comprehensive Plan. Under the State Growth Management Act the county is required to plan for growth. But Jefferson County regulations are preventing growth.
Something needs to be done to bring Jefferson County into compliance!
Craig Durgan is an engineer and businessman who has been instrumental in moving the Hadlock Sewer Project forward. Craig was recently elected Chair of the Jefferson County Republican Central Committee.
The $200k number given for 5 acres seems high Craig. You also don’t mention if that is for a site with water, power, and septic installed. Those could add close to $100k and more for some parcels. Seems $200k would be the high end with all services on a prime property.
I quickly found this listing for $85k in kala point “1/2 acre lot located on a quiet cul-de-sac, in the gated community of Kala Point. This property virtually ready to build with the survey lines marked, water & power in the street and an approved 4 BR septic permit.”
There are many “affordable” by comparison lots and land towards Quilcene. That is why the Appointed Mayor of PT opened a Windermere office there.
Kala Point seems to be a good model for leaving forest and having affordable home sites closer in. Affordable is very subjective. At best construction costs for materials and permits are off the charts compared to just a few years ago..
Raw land with sweat equity needed? I just purchased 10 view acres to conserve the forest on for $50k. Due to long runs for water, power, and septic costs this might be $150k when ready to build on if one wanted to. The point is off grid land is cheaper, some are willing and able to get a foot hold and add services as is affordable for them. County regulations can help or inhibit this approach. Septic costs and systems required are a big aspect of costs. No one ever did answer if conventional low cost septic systems are still allowed where they function just fine, or if $30k and up systems are now required. Anyone?
The point regarding sub dividing minimum at 5 acres is not true. Many parcels are a 10 and 20 acre minimum lot size. Sub dividing to 5 acres or even smaller with very important mitigation to set aside open space on parcels in exchange for sub dividing may in some cases protect forest and open spaces that otherwise might be clear cut for cash. I have regular offers to clear cut my land “very efficiently” from companies using satellite photos to establish value of timber.
I would rather have some land set aside in conservation in exchange for sub dividing to 5 acres or less from 10 and 20 acres, or to 2.5 from 5 acres than a home on a 5,10 or 20 acre clear cut.
The Hadlock sewer situation at best right now from what I can see would be $30,000 at least for hook ups. I hear first hand stories of people being forced from homes who have to hook up to expensive systems and decommission old septic systems that function just fine.
No answers here. Just an attempt to look at all numbers and possibilities. Eventually this area will succumb to strip malls and all that goes with growth. If you check affordable housing is not just a Hadlock or Jefferson County issue. All costs are way up.
Minimal impact financially and in land use while addressing needs is the balancing act. Your $200k number needs to be better explained and understood.
You kind of ramble on and contradict yourself. I am not sure what your point is. Are you saying that there is plenty of land-because I agree. But, if you are saying that there are plenty of affordable building lots then I disagree. You should look at the Affordable Housing study that the County did. We are lacking enough affordable housing sites. I am sure you can find one lot someplace that you may think is affordable, but can you find 400 such lots?
My point was that your 400 number, or at least increased affordability, can be arrived at with a combination of changes in regulations, and yes conservation, working hand in hand. Changing things like ADU regulations and sub dividing into the more rural areas with mitigation can be part of the solution.
Your $200k for 5 acres served to make your point. I just don’t take your 200k numbers at face value. Of course a sewer system is a good plan if done considering the potential down side as well. It is not the only solution. The “rambling” was to open the possibility of understanding other options to arrive at your 400 number. The Free Press is all about diverse opinions?
You can learn more here. http://test.co.jefferson.wa.us/WebLinkExternal/0/edoc/2274173/Resolution%2063%2019%205%20Year%20Homelss%20Plan.pdf