Pre-construction and consulting
Feasibility reviews, planning budgets, permit paths and schedules for homes and commercial projects, before the plans are final or the land is bought.
Pre-construction
Land-development partnership in Kitsap
A building partner for landowners and developers: parcel review, an entitlement path, infrastructure and construction, alongside Laughlin Development LLC.
Who this is for
This service is for landowners and developers with a parcel that could be more than it is now: a few acres that could become lots, an infill site for townhomes, or an older property that needs approval before anything is built. JKM Construction is the building partner, and Laughlin Development LLC, our sister company, works on land development and entitlements. They are two separate companies, and you can work with either one or both.
What's included
- A first look at the parcel: zoning, access, utilities, slopes, wetlands and what the comprehensive plan allows
- A plan for the entitlement path, such as a short plat, a preliminary plat, a binding site plan or a site plan review
- Introductions to the civil engineer, surveyor and land-use professionals that a project of that size needs
- Cost input on roads, utilities, stormwater and lot preparation during design
- A phasing plan that matches infrastructure to the homes or buildings that will be sold or leased
- Construction of site improvements and of the buildings themselves, with one point of coordination
- Support for the permits and agreements that follow approval, such as construction plans and inspections
- A clear structure for the partnership, written down before work starts
How the work runs
Step 1: Parcel review
Zoning, access, utilities and constraints, and what the land can reasonably become.
Step 2: Entitlement path
Which applications the project needs, who prepares them, and what each stage involves.
Step 3: Design and budget
Engineering, plans and a development budget that includes roads, utilities and stormwater.
Step 4: Approvals
Applications and reviews with the city or county, with responses to comments.
Step 5: Infrastructure and construction
Site work and buildings, phased to the approved plan.
On the Kitsap Peninsula
Land development in Kitsap County is a sequence of reviews, and the sequence depends on where the land is. Inside Poulsbo, Bremerton, Port Orchard and Bainbridge Island the city reviews the application; in Kingston, Silverdale and the other unincorporated communities, Kitsap County does. Water, sewer and stormwater decide what a parcel can hold. Sites inside an urban growth area with sewer can usually carry more units than rural parcels on septic, where Kitsap Public Health District review limits density.
Wetlands, streams, steep slopes and shoreline buffers reduce the buildable area and can require studies by a qualified professional.
This is the service where Jim Laughlin's record counts. In the 1980s and 1990s he had developments on Bainbridge Island, including Madison Cottages (a 21-unit infill), Midden Point (a 20-lot development) and North Town Woods (a 60-lot subdivision), and in the last decade he has worked with other developers to plan and permit more than 500 units in and around Kitsap County. That record is Jim's own, and it informs how we look at a parcel.
Permit guides
The office that issues the permit depends on the parcel. Start with the authority that covers yours.
What it costs
We price land-development work from the parcel and the plan, not from a table. Entitlement and site development costs depend on the site, so the first step is the parcel review.
The drivers are the size and shape of the parcel, the entitlement path it needs, how many authorities are involved, the cost of roads, utilities and stormwater, wetlands or slopes that need studies, and the number of resubmittals a review requires. We separate site development from building so you can see which costs belong to which phase.
Questions about this work
What is the difference between JKM Construction and Laughlin Development?
JKM Construction is a general contractor. Laughlin Development LLC is a separate company that works on land development and entitlements. We keep them separate: each has its own website, and you can work with one or both.
What does a land-development partnership look like?
The terms depend on the project, the land and who is contributing what. We write them down before work starts, so everyone knows responsibilities, costs and how decisions are made. We start with a parcel review to see whether a partnership makes sense.
How do I know if my land can be divided?
It depends on the zoning and the minimum lot size, access, water, sewer or septic, and critical areas. A parcel review answers that before you spend money on surveys or applications.
What is a short plat?
A short plat is a smaller, simpler subdivision process than a full plat. The maximum number of lots it can create is set by the city or county, so the path depends on where the land is and how many lots you want.
How long does entitlement take?
We do not give a number without reviewing the parcel. It depends on the size and complexity of the project, the authority, whether studies are needed, and how many rounds of comments the review produces.
Do you build homes on the lots after approval?
Yes. JKM builds homes and small commercial buildings, so the same team can carry a project from approval through construction. See spec and build-to-suit for how that works.
Can you review a parcel before I buy it?
Yes, and it is the best time. Zoning, access, utilities, septic or sewer, and critical areas determine what a parcel can become. See pre-construction for how the review works, and tell us your closing date.
Talk with us about land-development partnership
Call Ian Laughlin at (206) 226-1988, or send the details and we will set up a site visit.