HomeMy WebLinkAbout20250226 Planning Commission Agenda Packet
REGULAR MEETING AGENDA
PLANNING COMMISSION
February 26, 2025
6:00 - 8:00 PM
Notice is hereby given that the Port Angeles Planning Commission will meet on Wednesday,
February 26, 2025, starting at 6:00 p.m. in the City Council Chambers in City Hall located at 321
E. 5th Street, Port Angeles, WA. This meeting will be conducted as a hybrid meeting. In hybrid
meetings, members of the public, Committee members, and City staff have the option to attend the
meeting in person at City Hall or remotely through the Webex virtual meeting platform. For those
planning to attend remotely, learn how to watch the meeting live and participate during the public
comment period by visiting: https://www.cityofpa.us/Live-Virtual-Meetings.
For audio only please call: 1-844-992-4726
Use access code: 2553-556-7876
Webinar password: PC20250226 (72202502 when dialing from a phone or video system)
Once connected press *3 to raise your virtual hand, if you wish to make a comment or public
testimony. You will be notified when it is your turn to speak. This access code will work for the
February 26, 2025 meeting only.
If you are joining the meeting through the Webex link and wish to make a comment or provide
public testimony, please use the “raise your hand” feature in Webex. You will be notified when it
is your turn to speak.
Virtual Webex Meeting Link:
https://cityofpa.webex.com/cityofpa/j.php?MTID=m755ca328de9893fb82502e1c2ded67e4
The meeting is open to the public.
I. CALL TO ORDER
II. ROLL CALL
III. PUBLIC COMMENT
IV. APPROVAL OF MINUTES
Minutes of the December 11, 2024 Planning Commission meeting
V. ACTION/DISCUSSION ITEMS
1. Discussion: Comprehensive Plan Periodic Update. Review draft Land Use,
Economic Development, and Housing Elements.
2. Discussion: Comprehensive Plan Periodic Update. Review of the draft 2025 Multi-
Jurisdictional Hazard Mitigation Plan.
3. Discussion: 2024-2025 Planning Commission Workplan. Staff will present the
2025-2026 Planning Commission workplan.
VI. STAFF UPDATES
1. March Training
2. Builders Roundtable Report
3. 2024 Building Report
4. 2024 Affordable Housing Report
5. 2024 Grant Report
6. Monthly Natural Resources Report
7. Mobile and Itinerate Vendor Permitting
8. Monthly Land Use Permitting Report
VII. REPORTS OF COMMISSION MEMBERS
VIII. ADJOURNMENT
PLANNING COMMISSION MEETING
Port Angeles, Washington
December 11, 2024
This meeting was conducted as a hybrid meeting.
CALL TO ORDER - SPECIAL MEETING
Chair Young called the regular meeting of the Port Angeles Planning Commission to order at 6:00 p.m.
ROLL CALL
Planning Commission Chair Colin Young, Vice Chair Steiger, Commissioners: Smith, Stanley, Mellema
Members Absent: Commissioner Schorr, excused.
Staff Present: Community and Economic Development Director Shannen Cartmel, Planning Supervisor
Ben Braudrick, Associate Planner Chloe Bonsen, Associate Planner Jalyn Boado, Senior Development
Services Specialist Pat Bartholick
PUBLIC COMMENT
Linda Eaton, Port Angeles Resident
This is her first appearance. She lives in the neighborhood of 2nd and Oak Street . She expressed that low-
income senior living is needed. Two of her neighbors have sold their houses due to concerns about the type
of people who will move to the building.
John Ralston, Port Angeles Resident
Two things Ralston had to comment on. The first item was at the city council meeting about a resident who
commented on a requirement to build an orphan sidewalk. Ralston discussed a property he owns on Lopez
Street. It would be highly unlikely to build a sidewalk where there would be any connecting sidewalks to
the new. The second item was phase two of utility-like fees, and we would like the planning commission
to be involved.
James Taylor, Port Angeles Resident
There are two openings on the planning commission, and the deadline to apply to the position is November
30th. The applicant has applied three times to the planning commission and has not been appointed.
Staff Response to Linda Eaton: the building is owned by Peninsula Behavioral Health.
MINUTES
It was motioned to approve the minutes of May 22, June 5, and November 13, 2024.
Vice Chair Steiger motioned to approve.
Stanley seconded.
Motion carried 4 – 0.
AGENDA ITEMS
1. Public Hearing and Planning Commission Action: Municipal Code Amendment 24-74 Mobile and
Itinerate Vendor Regulations. Staff presentation on amendments to Chapter 17.26 PAMC, open the
public hearing, close the public hearing, and Planning Commission recommendation to City
Council.
2. Discussion: Comprehensive Plan Update. Staff presentation on the results of the public engagement
for the Comprehensive Plan Update and draft Housing Needs Assessment and Land Capacity
Analysis.
CITY OF PORT ANGELES PLANNING COMMISSION – December 11, 2024
Page 2 of 3
ACTION ITEMS/DISCUSSION ITEMS/PUBLIC HEARING
Public Hearing and Planning Commission Action: Municipal Code Amendment 24-74 Mobile and
Itinerate Vendor Regulations. Staff presentation on amendments to Chapter 17.26 PAMC, open the public
hearing, close the public hearing, and Planning Commission recommendation to City Council as presented
by Associate Planner Chloe Bonsen.
The public hearing was opened at 6:20 pm.
Public comment:
John Ralston, Port Angeles Resident
John hopes that there are huge vendors in Port Angeles and on business sites like Mighty Pine Brew House.
He did not believe that the code was as condensed as it could be, but he suspects that at least in a year, it
will be back in front of the Planning Commission to correct any issues. He is concerned with the fees and
what the vendors are proposing to pay. John is making this comment based on the fees that are currently
applied to current businesses and comparing it to a fee schedule document.
James Taylor, Port Angeles Resident
James recommended that the Planning Commission demand the proposed fees from the city for better
transparency regarding the cost of the Itinerant and Mobile Vendor permit applications. James continued to
discuss the appearance of withholding information and compared this process to what happened with the
short-term rental code amendment.
Doug Burghart, Mighty Pine Brewing Owner
Doug thanked staff and the Planning Commission for making this a priority and said it would be great for
the community as a whole. Echoed concern revolves around the unknown fees.
Staff Response to Public Comment
Director Shannen Cartmel explained that fees are set by City Council within the master fee schedule. The
process for setting fees is a resolution to City Council. Fees have not been set yet but shared that the fees
will be minimal and will cover staff’s time.
Chair Young closed the public comment period at 6:29. The Planning Commission discussion started at
6:30 pm. The Planning Commission asked staff questions about the amendment proposal and staff
responded to those questions.
It was moved by Mellema and seconded by Smith that:
Motion that the new code focuses on commercial mobile and itinerant uses and table regulations on mobile
and itinerant residential uses.
Motion failed 4-1.
It was moved by Stanley and seconded by Steiger to:
Motion to recommendation to the City Council to approve Municipal Code Amendment No. 24 -74. This
recommendation is based on the staff report, the 2023 Comprehensive Plan, and public comments. General
motion recommending City Council approve Municipal Code Amendment No. 24-74 with a preferred
alternative Zoning, Allowance, and Use Requirements table for Chapter 17.26 – Mobile and Itinerant
Vendors.
Motion passed 4 – 1.
It was moved by Stanley and seconded by Steiger to:
CITY OF PORT ANGELES PLANNING COMMISSION – December 11, 2024
Page 3 of 3
Amend the motion to recommendation to the City Council to approve Municipal Code Amendment No.
24-74. This recommendation is based on the staff report, the 2023 Comprehensive Plan, and public
comments. General motion to recommend approval of the changes in language in chapter 14.40.
After the motion was made and amended, the final motion passed:
Motion to recommendation to the City Council to approve Municipal Code Amendment No. 24-74. This
recommendation is based on the staff report, the 2023 Comprehensive Plan, and public comments. General
motion to recommend approval of the changes in language in chapter 14.40 – Off Street Parking and
removing 14.40.160.D and 14.40.160.F, and adding special acceptations to the updated Chapter 17.26 –
Mobile and Itinerant Vendors.
Motion passed 5-0.
Recessed for 5 minutes.
Discussion: Comprehensive Plan Update. Staff presentation on the results of the public engagement for the
Comprehensive Plan Update and draft Housing Needs Assessment and Land Capacity Analysis.
STAFF UPDATES
Director Shannen Cartmel spoke on Senate Bill 5290 – municipal code update that is currently in front of
city council. The update is primarily focused on processing procedures and creates clear guidelines for all
departments and all permits.
Development Services Specialist Bartholick gave an update on the monthly building report and that we are
having a record year for units being built.
Planner Boado gave an update on the affordable housing programs, focusing on 24 fee waiver programs,
three N.I.C.E grants, three sales and use grants, five multi-family tax exemptions, and 17 permit-ready
plans.
Planning Supervisor Braudrick had no updates on natural resources and general land use.
SECOND PUBLIC COMMENT
John Ralston, Port Angeles resident
When referring to fees for mobile and itinerant vendors, refer to a document that was in a PC packet from
May or April. Other comments were in regard to the Senate Bill 5290 code update permit typing.
COMMISSION REPORTS
Commissioner Steiger made comments on the housing affordability problem and the development of
creative solutions.
Commissioner Stanley agrees with Commissioner Steiger about creative solutions and bonding programs.
ADJOURNMENT
Chair Young motioned to adjourn the meeting at 8:27 p.m.
_____________________________________ _______________________________
Chair Young, Chair Chloe Bonsen, Secretary
Port Angeles 2025 Comprehensive Plan – Economic Development Element Page 1
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Port Angeles 2025 Comprehensive Plan – Economic Development Element Page 2
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Economic Development
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Introduction
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Economic Profile
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Stakeholder Input
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Goals and Policies
Port Angeles 2025 Comprehensive Plan – Economic Development Element Page 6
Port Angeles 2025 Comprehensive Plan – Economic Development Element Page 7
Port Angeles 2025 Comprehensive Plan – Economic Development Element Page 8
MAKER SPACES /
INCUBATORS
Port Angeles 2025 Comprehensive Plan – Economic Development Element Page 9
THIRD PLACES
Port Angeles 2025 Comprehensive Plan – Economic Development Element Page 10
Port Angeles 2025 Comprehensive Plan – Economic Development Element Page 11
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Notes in these yellow text boxes are drafts of notes intended to be read by public reviewers, and
provide clarification on proposed changes and links to resources.
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Port Angeles 2025 Comprehensive Plan Page 2
LAND USE ELEMENT
Port Angeles 2025 Comprehensive Plan Page 3
The table below will completely replace the existing “Land Use Category” content.
Port Angeles 2025 Comprehensive Plan Page 4
Port Angeles 2025 Comprehensive Plan Page 5
Port Angeles 2025 Comprehensive Plan Page 6
P-3A.02 is moved to an updated sustainability-related goal below.
P-3A.03 is deleted since it is more about Transportation rather than Land Use.
P-3A.04 is moved to an updated sustainability-related goal below.
P-3A.05 is deleted since it is unclear how the policy can be implemented, many developments are
exempt from SEPA, and it only focuses on sea level rise instead of broader climate change impacts. A
policy like this might be re-created in the new Hazards & Resiliency Element.
Port Angeles 2025 Comprehensive Plan Page 7
Goals G-3B and G-3C are merged since they both touch on the topics of sustainability and G-3B was
supported only be a single policy.
Below policy relocated and rewritten to be more clear and more broadly applicable.
Below policy adapted from existing P-3E.06.
Goals G-3B and G-3C are proposed to be merged since they both touch on the topics of sustainability
and G-3B was supported only be a single policy. G-3C is more of a Utility element topic. The policies
below are proposed to continue as part of Goal-3B and will be renumbered.
Port Angeles 2025 Comprehensive Plan Page 8
Staff were not aware of current regulations that prohibit the below policy from being implemented. The
proposed revision makes the policy more broad.
Below policy revised to be provide more information and details. It acknowledges existing conservation
programs, which are not restricted to low-income residents. https://www.cityofpa.us/197/Conservation
Port Angeles 2025 Comprehensive Plan Page 9
Proposed new goal on community design (alternatively: urban design) to support the city’s recent
adoption of design standards, and to provide some specific urban design concepts.
Port Angeles 2025 Comprehensive Plan Page 10
Second sentence of below policy is copied from existing Economic Development policy ED-2.7.
Below policy is relocated from existing Goal G-3E. LID standards are already mentioned in other policy.
Port Angeles 2025 Comprehensive Plan Page 11
Below policy is existing and more of a Transportation Element item. It is updated here with more details
about the importance of separation of vehicles and pedestrians. A new sub-policy above specifically
speaks to protected bike facilities.
Port Angeles 2025 Comprehensive Plan Page 12
Proposed new goal that consolidates the various “residential” policies of G-3E, G-3F, and G-3G, plus new
policies. Several old policies under those existing goals are proposed for deletion because they are not
actionable, unclear, or unrelated to the Land Use element. Note that the Housing Element is separately
available to provide more detailed housing goals and policies.
A basic policy addition for GMA compliance.
Below policy updated to not focus on a certain income level, as any type of housing expansion in
Downtown would be beneficial for the community and local economy, and with detail added on why
more benefits are beneficial.
A basic policy to reflect recent changes in Port Angeles’s housing approach and zoning code.
A basic policy to reflect recent changes in Port Angeles’s housing approach and zoning code.
Below old policy 3F.01 proposed to be replaced with two new policies that provide more clear direction.
Port Angeles 2025 Comprehensive Plan Page 13
Below policy follows the lead of other Washington cities like Port Townsend, Bellingham, and Spokane
and also expands the 50% parking reduction already allowed for development within ½ mile of transit
stops, which covers most of the city.
Below policy follows the lead of Seattle’s 1977 building amendment code amendment, which has been
successful in allowing for a variety of small and safe apartment buildings, and leverages a recent state
law change.
Below policy leverages a recent state law change and aims to reduce the costs of middle housing
projects.
Below policy implements a recent update to the Growth Management Act (RCW 36.70A.535) with code
updates required by December 31, 2025.
Port Angeles 2025 Comprehensive Plan Page 14
As noted above, proposed new goal consolidates the residential policies of G-3E, G-3F, and G-3G.
Below policy does not directly relate to the goal and does not say anything new compared to the Growth
Management Act and the Capital Facilities Element.
Below policy does not relate to the goal and reflects a standard type of development regulation that is
not necessary in the Comprehensive Plan.
Below policy potentially relocated to new residential goal above.
Below policy proposed for deletion because it is a topic covered by the Transportation element.
Below policy proposed to be relocated to new community design goal above.
Below policy covers at least three distinct topics. The issue of historic/archaeological/culture features is
already covered by the sustainability goal above. Promotion of scenic views has not been implemented
in current development regulations and is highly difficult to administer. Drought tolerant vegetation
promotion is moved to a new policy under the sustainability goal above.
Port Angeles 2025 Comprehensive Plan Page 15
Below policy is a Utilities element topic.
Below policy can fit under sustainability goal above.
Below policy potentially relocated to new residential goal above.
Port Angeles 2025 Comprehensive Plan Page 16
As noted above, proposed new goal consolidates the residential policies of G-3E, G-3F, and G-3G.
Below policy is deleted and replaced with two new policies above.
Delete. Below policy is best suited for the Land Use designations matrix and the Transportation element.
Delete. Addressing this very specific type of housing is better reserved for the Housing Element.
Relocated to new consolidated residential goal above.
Relocated to new consolidated residential goal above.
Port Angeles 2025 Comprehensive Plan Page 17
As noted above, proposed new goal consolidates the residential policies of G-3E, G-3F, and G-3G.
Notably, Goal G-3G only has two policies under it.
Below policy is moved and edit to new residential goal above.
Below policy is moved and edit to new residential goal above.
Port Angeles 2025 Comprehensive Plan Page 18
Goals G-3H, G-3I, and G-3J all relate to commercial development each only had a few policies under
them. Similar to the residential goal above, it is proposed to create a consolidated place for a single
“commercial” goal and policies.
New policy following public input (visioning survey, storefront studio, etc.) that showed a strong interest
in continuing to prioritize Downtown.
P-3J.04 is split into two separate policies and amended.
Port Angeles 2025 Comprehensive Plan Page 19
Port Angeles 2025 Comprehensive Plan Page 20
Goals G-3H, G-3I, and G-3J consolidated into single new “commercial” goal above.
Delete. Below policy is similar to policy P-9A.03 in the Economic Development element.
Relocated to new commercial goal above.
Port Angeles 2025 Comprehensive Plan Page 21
Goals G-3H, G-3I, and G-3J consolidated into single new “commercial” goal above.
Relocated to new community design goal above.
Relocated to new community design goal above.
Relocated to new commercial goal above.
Port Angeles 2025 Comprehensive Plan Page 22
Relocated to new commercial goal above.
Delete. Design topics are covered by new community design goal and policies above.
Relocated to new commercial goal above.
Relocated to new commercial goal above.
Port Angeles 2025 Comprehensive Plan Page 23
Proposed new goal to merge related industrial goals G-3K and G-3L.
Below policy is slightly expanded with an example of how to implement. The last sentence about
industrial park design is a separate issue that is made into its own new policy.
Below policy amended to be more diplomatic and align with development regulations.
The new policy below is intended to facilitate several community priorities, including promotion of
diverse industrial job growth and reducing energy use. Data centers, cryptocurrency mining, and similar
technology-based land uses require high amounts of energy (therefore causing high amounts of
emissions), generate little to no post-construction jobs, while potentially occupying valuable industrial
real estate.
Port Angeles 2025 Comprehensive Plan Page 24
Port Angeles 2025 Comprehensive Plan Page 25
Proposed new goal above merges related industrial goals G-3K and G-3L.
Relocated to new industrial goal above.
Relocated to new industrial goal above.
Relocated to new industrial goal above.
Port Angeles 2025 Comprehensive Plan Page 26
Proposed new goal above merges related industrial goals G-3K and G-3L.
Below policy deleted because this issue is covered by the Capital Facilities element and policy P-3L.02
below provides more useful detail.
Relocated to new industrial goal above.
Relocated to new industrial goal above.
Relocated to new industrial goal above.
Relocated to new industrial goal above.
P-3L.06 is deleted because it is nearly identical to another existing policy P-3C.02.
P-3L.07 is deleted since it is unclear how the policy can be implemented and some developments are
exempt from SEPA. A policy like this might be re-created in the new Hazards & Resiliency Element.
Port Angeles 2025 Comprehensive Plan Page 27
Port Angeles 2025 Comprehensive Plan Page 28
Goal G-3D had only a single policy that is very similar to the goal. The policy is proposed to be merged
with the goal text, but to have expanded policies here. It is also proposed to be relocated toward the
end of the element since it relates to only a few specific locations in the city.
Port Angeles 2025 Comprehensive Plan Page 29
Goal G-3D has only a single policy under it. Proposal to merge with related Goal G-3M.
Goal G-3M has only a single policy under it. Proposal to merge with related Goal G-3D.
Port Angeles 2025 Comprehensive Plan Page 30
Policy questions for SAC: Should food security and food production be its own Land Use goal, or could it
be folded into another goal such as Goal G-3B regarding resource protection, sustainability, and climate
change? See additional policy-specific observations below.
P-3N.01 may have already been achieved, or needs more clarity. One possible edit is shown.
P-3N.02 is more of an Economic Development element topic.
P-3N.04 is somewhat confusing and seems to cover multiple topics. So far as it discusses gardening, it
relates to P-3N.05 below.
P-3N.04 is somewhat confusing, as the City does not generally apply land use overlays. What type of
land uses facilitate local food security?
P-3N.05 could potentially fit under existing goal G-3B regarding resource protection, sustainability, and
climate change, or the new “residential” goal.
P-3N.06 is more of a Capital Facilities or Utilities element topic.
Port Angeles 2025 Comprehensive Plan Page 31
Port Angeles 2025 Comprehensive Plan Page 32
Potentially merge Goal G-3O with Goal G-3B above, as City staff have made suggestions to delete
policies here and the topics relate. Alternatively, relate Goal G-3O to the Conservation element.
P-3O.01 merged with P-3O.01 since are similar preservation policies.
P-3O.02 is potentially redundant with P3O.01 above.
P-3O.01 merged with P-3O.01 since are similar preservation policies.
Delete. Below goal G-3Q is exactly the same as goal G-3O above. Same with the single policy in this goal.
Port Angeles 2025 Comprehensive Plan Page 33
Goal G-3P could be considered for consolidation with the Parks and Recreation element. Most of the
policies have little relationship to Land Use and implementing zoning regulations. Alternatively, make it
a more open-spaced focused goal and merge with G-3R below.
P-3P.01 doesn’t need to be said and perhaps duplicates the policies of the Capital Facilities and Parks
elements.
P-3P.02 could be a helpful policy to retain, perhaps folded under another related goal.
P-3P.03 covers two different ideas.
P-3P.03 could be a policy in the Parks and Recreation element.
P-3P.03 could be a policy in the Parks and Recreation element (very similar to Policy P-10B.04).
P-3P.03 could be a policy in the Parks and Recreation element, but also covers a wide range of topics
and should be rewritten.
P-3P.03 could be a policy in the Parks and Recreation element.
Port Angeles 2025 Comprehensive Plan Page 34
Port Angeles 2025 Comprehensive Plan Page 35
Goal G-3R should be considered for the new Hazards and Resiliency element and/or the Conservation
element.
Port Angeles 2025 Comprehensive Plan Page 36
NOTE: The following goals and policies are transferred from the existing and separate Growth
Management element. It is proposed to merge these goals and policies here in the Land Use element.
This is “new” text in the Land Use element, but for ease of reading, only proposed changes to the goals
and policies are shown in track changes.
Port Angeles 2025 Comprehensive Plan Page 37
Port Angeles 2025 Comprehensive Plan Page 38
P-2A.06 is unclear in its meaning.
P-2A.08 is combined with P-2A.13 below.
P-2A.12 is generic and does not specify location or type of new facilities.
Port Angeles 2025 Comprehensive Plan Page 39
Port Angeles 2025 Comprehensive Plan Page 40
Port Angeles 2025 Comprehensive Plan – Error! No text of specified style in document. Page 41
HOUSING ELEMENT
P-6A.03 rewritten to provide more specifics.
PA-6A.06 rewritten to reflect new requirements under the amended Growth Management Act.
Port Angeles 2025 Comprehensive Plan Page 42
P-6A.07 is being implemented by this updated Comprehensive Plan, though the specific language is not
helpful due to lack of specificity.
PA-6A.13 is repetitive of a Land Use element policy and refers to not just housing.
Port Angeles 2025 Comprehensive Plan Page 43
Port Angeles 2025 Comprehensive Plan Page 44
P-6B.05 is repetitive of PA-6A.06.
Port Angeles 2025 Comprehensive Plan Page 45
Port Angeles 2025 Comprehensive Plan Page 46
Goal G-6C is wordy and covers a lot of ground, and likely needs to be revised.
P-6C.05 relocated to Goal G-6B above, which addresses partnerships.
Port Angeles 2025 Comprehensive Plan Page 47
PC Workplan Memo| Page 1 of 4
TO: Planning Commission
FROM: The Community and Economic Development Department
DATE: Wednesday, January 22, 2025
RE: 2025-2026 Planning Commission Work Plan
I. BACKGROUND
On June 6, 2023 the City Council and Planning Commission held a joint special meeting to review the Planning
Commissions workplan for mid-2023 to the end of 2025. Since that meeting, the Planning Commission has kicked
off the 2025 Comprehensive Plan Periodic Update and made recommendations to City Council on short-term
lodging, mobile and itinerate vendors, and minor deviations.
As a follow up to the 2025-26 Strategic Plan adopted through Resolution 15-24 by the City Council on October 1,
2024 (Attached). In coordination with the Chair, staff has prepared a new workplan and schedule for items that
are identified in the 2024-25 workplan or kicking off new items related to the 2025 Comprehensive Plan Periodic
Update implementation and the Council’s requested actions for the 2025-26 planning period. Please note this is
a very intense workplan that will stretch the capacity of planning staff. Any additional items will necessitate
removing or reprioritize existing items.
II. WORKPLAN ITEM DESCRIPTIONS
Comprehensive Plan Periodic Update: A continuation of the work to complete the state mandated update to the
City’s Comprehensive Plan. The update includes other workplan items and will ultimately inform several other
long-range plans and municipal code amendments in 2026.
Critical Areas Ordinance: As a part of the state mandated Comprehensive Plan periodic update, the City is required
to at minimum bring the Title 15 into compliance with current state regulations. Staff is taking this opportunity to
reevaluate Title 15 codes that regulates development activity in wetlands and "environmentally sensitive areas”–
unique land features such as the city’s marine bluff, streams, stream ravines, and geologically hazardous areas.
New regulation of the city’s urban forest and inclusion of best management practices for trees in the city will also
be considered. State Environmental Policy Act regulations related to determination thresholds will also be
adopted. The City’s floodplain ordinance and shoreline master program will not be evaluated by the Planning
Commission at this time.
Housing Action Plan: As a part of the state mandated Comprehensive Plan periodic update, the City will be
updating its 2019 Housing Needs Assessment, Housing Action Plan, and Housing Element in the Comprehensive
Plan.
Hazard Mitigation Element: The City already met the requirements of Comprehensive Plan Periodic Update as it
relates to inclusion climate resiliency in the Plan. In partnership with the Department of Commerce, the City used
its recently adopted Climate Resiliency Plan to integrate resiliency into each Elements goals and policies. The next
PC Workplan Memo| Page 2 of 4
step in this process will be to create a new element “Climate Resiliency and Hazard Mitigation” that will apply
goals and policies generally to actions throughout the City and in partnership with public agencies and
municipalities across the North Olympic Peninsula.
Citywide Rezone (Comp Plan Land Use Map): Based upon the Environmental Impact Statement and updated
Future Land Use Map that are a part of the Comprehensive Plan Periodic Update, some properties will be
rezoned based upon the changes. These changes will most likely be related to change of use (residential,
commercial, industrial, or public) not an “up zone” in a particular type of use.
Zoning Code and Map Amendment (Comp Plan Update Related): Based upon the results of the Comprehensive
Plan Periodic Update, the City’s various zones will be reevaluated to enact goals and policies of the Plan. Zones
may be consolidated, mixed, and/or made more flexible. The Future Land Use Map dictates the basic type of use
a zone should be, whereas this amendment process will direct a more fine-grained approach to the City’s land use
types and the relationships those uses have. The City’s current zoning map will be updated in a citywide rezone
to reflect the new zones and future land uses that have been identified in the Comprehensive Plan periodic update
Block Frontage Standards: A follow up to the zoning code amendments for the “building residential capacity” code
update that created block frontage standards that were adopted in 2022 as Chapter 17.22. This process will
include a unique set of stakeholders involved in development in Port Angeles with the goal to ensure that the
standards for commercial and multifamily development reflect what good façade design and public space
interaction means for Port Angeles specifically.
Animal Husbandry: The city currently allows a very limited amount of guidance for animal husbandry practice in
residential zones. More flexibility for residents that have an interest in raising their own animals for meat, eggs,
milk, fiber and other value-added products can be provided that also protects surrounding uses, residents, and
general public welfare. A broad public engagement process and Planning Commission guidance will determine the
level intensity allowed in the city’s zones.
Commercial Sign Code: The City’s commercial sign code has not seen a significant update since 2002 and the
framework for the chapter was drafted and approved in 1981. This update will be an opportunity to provide proper
regulations for modern digital signs and address the changes made to commercial zoning standards and block
frontage standards.
Active Transportation Plan: A logical follow up to the City’s American’s with Disabilities Act Transition Plan and the
Comprehensive Plan periodic update, the Active Transportation Plan will direct the implementation of active
transportation facility development and maintenance in the City.
Neighborhood Engagement: Following direction from City Council, planning staff is preparing to redistrict the
City’s neighborhoods and create a plan that will develop more inclusive public engagement at the neighborhood
level. This planning activity will include some work in the Comprehensive Plan periodic update in 2025 and follow
up in 2026 with a neighborhood planning document based on direction the goals and policies in the update
provide.
Commercial Conditional Uses: Following the methodology used in the Mobile and Itinerate code amendments,
other unique commercial conditional uses will be reviewed for an opportunity to improve the process and review
criteria.
PC Workplan Memo| Page 3 of 4
III. TIMELINE
The following work item schedules have been tentatively identified for the Planning Commission in 2025-2026:
2025 2026
Task:
JA
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MA
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AP
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MA
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Comprehensive Plan Update
Critical Areas Ordinance
Housing Action Plan
Hazard Mitigation Element
Citywide Rezone
Zoning Code Amendment
Block Frontage Standards
Animal Husbandry
Commercial Sign Code
Active Transportation Plan
Neighborhood Engagement
Commercial Conditional Uses
MCA No. 24-74| City-wide Municipal Code Changes
Mobile and Itinerant Vendor | Page 4 of 4
IV. APPENDICES
A. 2025-2026 Port Angeles Strategic Plan
NEWS RELEASE
DATE: February 11, 2025
Press Release: Improving the City Permitting Process to Better Serve You
Port Angeles, WA – At the City of Port Angeles, we are focused on improving the permitting process to better
serve you. To support this, we’ve increased capacity at our first-floor permit counter, where two key departments
are now working together to offer faster, more comprehensive assistance.
Community members can now visit the City Hall Permit Counter, located at 321 East 5th Street, to receive in-
person permitting assistance from both Community & Economic Development and Public Works & Utilities staff.
“We are committed to becoming the best permitting agency on the North Olympic Peninsula,” says City Manager
Nathan A. West. “As part of that commitment, we are dedicated to providing exceptional customer service through
robust in-person staffing. This approach allows us to better serve our community and streamline permitting
processes. This is especially important for housing, which remains a top priority.”
Added capacity at the permit counter is part of our City’s efforts to improve cross-departmental coordination during
permit review.
“We’re breaking down barriers between departments to support more timely reviews. Increasing capacity at the
permit counter is an important part of this effort, ensuring a more cohesive and efficient process,” says Shannen
Cartmel, Manager of Community & Economic Development.
“Public Works is essential to the permitting process, and we are committed to being part of the solution,” adds
Public Works & Utilities Director Scott Curtin. “Bringing our teams together at the permit counter allows us to
better address questions and move projects forward more quickly.”
This improvement is part of our broader, ongoing effort to enhance the permitting experience. Recently, the City
launched an over-the-counter permitting program that allows eligible permit applications to be processed and issued
on the same day (see program details). In addition, staff are currently working to implement a brand-new Enterprise
Permitting and Licensing (EPL) System to further increase customer service, productivity and efficiency.
Ways to Work with Us:
• Submit your permit application via email to permits@cityofpa.us
• Schedule an appointment with a specialist (appointments are encouraged and can be booked online at
www.cityofpa.us/meet-with-a-specialist)
• Walk-ins are welcome during normal business hours (Monday through Friday, 8 a.m. to 5 p.m.)
• Over-the-counter permits are available on Tuesdays (see program details for eligible permit types)
—Continued—
We appreciate your patience as we work to improve the permitting process, and we look forward to assisting you!
For more information, please call 360-417-4817 or email permits@cityofpa.us.
###
Provided by:
Jessica Straits
Communications & Records Management Coordinator
Phone: 360-417-4507
Email: jstraits@cityofpa.us
Website: www.cityofpa.us
NEWS RELEASE
DATE: January 30, 2025
Press Release: City Launches “Super Tuesdays with Triston” Over-the-Counter Permitting
Program
Port Angeles, WA –The City of Port Angeles is excited to announce the launch of Super Tuesdays with Triston, an
Over-the-Counter (OTC) permitting program designed to make the permit process faster and more efficient.
Previously, minor residential permits could take weeks to process. Through this new program, eligible permit
applications can be processed and issued on the same day – eliminating delays and allowing residents to get started
on their projects more quickly.
Every Tuesday, residents can visit the City Hall Permit Counter where Triston, our skilled technician, will be
available to assist with application submission, issue fees, and provide same-day issuance of OTC permits.
How It Works
• When: OTC permitting is available on Tuesdays from 9 to 11 a.m. and 12 to 5 p.m.
• Drop In: While appointments are encouraged, they are not required. You may drop in for in-person
assistance.
• Same-Day Processing: Eligible permit applications can be submitted, reviewed, and issued on the same
day when final payment is made.
• Life Safety and Code Compliance: Applications are reviewed for life safety and code compliance before
issuance to ensure that all projects meet required standards.
Eligible Projects
OTC permits apply to simple, low-complexity residential projects that do not require detailed plans or extensive
review. These types of projects typically involve minor mechanical or plumbing work, or other straightforward
tasks that comply with standard building codes. Examples include:
Minor residential mechanical work, such as:
• HVAC system installation
• Mini-split system installation
• New kitchen hood installation
Minor residential plumbing work, such as:
• Replacing or installing water heaters
• Connecting appliances to water supply lines
• Replacing water or sewer lines
—Continued—
Residential miscellaneous work, such as:
• Abandoned tank removal
• Residential solar panel installation
• Roofing and siding replacement
• Residential propane tank installation
Super Tuesdays with Triston is part of the City’s ongoing effort to improve efficiency in the permitting process.
While Super Tuesdays focuses on OTC permits, staff remain available to assist with all types of permits during
regular business hours, Monday through Friday.
Please note: Starting February 3, 2025, all planning and building permit fees will be due at the time of application.
This important step will further streamline permit review processes.
For more information about Super Tuesdays, or to submit a permit application, stop by the Permit Counter located
at 321 East 5th Street and ask for Triston! Permit staff can also be reached at (360) 417-4817 or
permits@cityofpa.us.
###
Provided by:
Jessica Straits
Communications & Records Management Coordinator
Phone: 360-417-4507
Email: jstraits@cityofpa.us
Website: www.cityofpa.us
Pictured 1 CED Technician Triston Carlstrom supports applicant through the online application process.
2024 Year End
Building Report
JAN FEB MAR APR MAY JUN JUL AUG SEP OCT NOV DEC 2023 YTD
1 0 0 0 0 0 1 1 1 1 0 0 1
$1,100,000.00 $0.00 $0.00 $0.00 $0.00 $0.00 $191,500.00 $3,901,000.00 $4,200,000.00 $55,000.00 $0.00 $0.00 $210,000
4 4 5 12 7 16 16 8 6 10 10 3 92
$96,747.00 $94,945.00 $929,547.00 $520,638.00 $163,847.00 $526,932.00 $1,421,523.00 $331,943.00 $585,875.00 $973,038.00 $474,799.00 $970,896.00 $5,035,170
1 0 0 0 1 0 0 1 1 0 1 0 1
$238,448.00 $0.00 $0.00 $0.00 $4,059,682.00 $0.00 $0.00 $1,330,000.00 $7,000,000.00 $0.00 $1,500,000.00 $0.00 $42,000
0 0 0 0 0 0 0 0 0 0 0 0 0
$0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0
1 0 0 0 0 0 0 0 0 0 0 1 0
$65,000.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $382,689.00 $0
1 0 0 1 1 1 0 0 0 0 0 0 7
$2,000.00 $0.00 $0.00 $350,000.00 $555,000.00 $30,000.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $1,055,603
0 0 1 0 3 1 4 0 1 1 1 0 6
$0.00 $0.00 $200,000.00 $0.00 $671,350.00 $292,824.00 $681,350.00 $0.00 $265,000.00 $359,082.00 $12,000,000.00 $0.00 $3,295,000
0 0 0 0 2 0 1 0 2 3 1 1 2
$0.00 $0.00 $0.00 $0.00 $336,520.00 $0.00 $218,000.00 $0.00 $390,000.00 $575,000.00 $120,000.00 $102,000.00 $133,500
0 2 0 0 1 3 0 3 1 1 1 0 24
$0.00 $655,052.00 $0.00 $0.00 $324,912.00 $1,271,726.00 $0.00 $668,257.00 $290,231.00 $290,231.00 $234,916.00 $0.00 $5,667,746
0 1 1 4 2 3 3 0 5 2 1 3 14
$0.00 $75,000.00 $100,000.00 $233,684.00 $192,570.00 $172,500.00 $334,400.00 $0.00 $646,007.00 $114,584.00 $17,280.00 $310,213.00 $797,524
42 11 16 15 14 36 20 34 25 36 25 20 314
$389,794.00 $270,110.00 $266,850.00 $154,091.00 $459,796.00 $637,848.00 $464,122.00 $518,203.00 $551,123.00 $617,084.00 $261,585.00 $581,007.00 $5,705,567
0 0 4 0 2 2 1 2 1 4 3 2 8
$0.00 $0.00 $24,556.00 $0.00 $15,500.00 $28,649.00 $7,500.00 $85,500.00 $77,500.00 $17,000.00 $82,500.00 $36,000.00 $112,601
50 18 27 32 33 62 46 49 43 58 43 30 469
$1,891,989.00 $1,095,107.00 $1,520,953.00 $1,258,413.00 $6,779,177.00 $2,960,479.00 $3,318,395.00 $6,834,903.00 $14,005,736.00 $3,001,019.00 $14,691,080.00 $2,382,805.00 22,054,711.00$
$35,793.06 $32,520.68 $95,372.41 $25,385.23 $70,460.78 $69,804.22 $84,573.11 $117,383.62 $171,881.83 $74,279.55 $55,884.72 $37,336.50 $495,287.58
0 0 1 1 1 1 1 0 5 1 0 2 13 3*7
0 0 2 0 4 2 8 0 2 2 0 0 20 8*6
0 2 0 0 1 3 0 3 1 1 1 0 12 5*24
0 0 0 0 2 0 1 0 2 3 1 1 10 2*2
0 0 0 0 4 0 0 0 0 0 36 0 40 0*27
0 2 3 1 12 6 10 3 10 7 38 0 95 18*66
0 0 0 0 0 0 0 0 0 0 0 12 12 0*0
Permit Fees Paid
Comm
Ind
Public
Res
New Construction
Repair and Alteration
New Construction
New Single Family
New Accessory Structure
Repair and Alteration
Demolition and Moving
Repair and Alteration
Total Permits Issued
Total Construction Valuation
Dwelling Units - Duplex
New Construction
Repair and Alteration
New Multi Family
New Manufactured Home
Dwelling Units - ADU
*The pending units are in various stages of staff review. Additionally, not all applicants have submitted a complete application at this time. While we expect the majority to advance through the review process, it is possible that some may experience the need for additional
review.
Dwelling Units - Single Family
Dwelling Units-Manufactured Home
Dwelling Units - Multi Family (3+)
Total Dwelling Units
Transitional Housing Units
2024 YTD
5
$9,447,500
101
$7,090,730
$447,689
4
$937,000
5
$14,128,130
0
$0
2
12
$14,469,606
10
$1,741,520
12
$3,735,325
25
$2,196,238
294
$5,171,613
59,740,056.00$
$870,675.71
21
$374,705
491
Type JAN FEB MAR APR MAY JUN JUL AUG SEP OCT NOV DEC YEAR TO DATE TOTALS
SUT - HB 1406 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $40,000.00 $0.00 $0.00 $0.00 $0.00 $0.00 $40,000.00
SUT - HB 1590 $0.00 $0.00 $0.00 $14,999.00 $0.00 $0.00 $0.00 $740,000.00 $0.00 $24,999.00 $0.00 $0.00 $779,998.00
FWP $13,420.40 $32,380.82 $45,310.43 $18,869.19 $7,746.80 $0.00 $26,977.03 $169,185.37 $11,140.90 $28,101.08 $5,234.90 $6,947.26 $365,314.18
NICE- Small Scale $0.00 $0.00 $0.00 $5,810.39 $0.00 $0.00 $0.00 $0.00 $0.00 $5,810.39 $0.00 $0.00 $11,620.78
NICE - Medium Scale $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00
NICE - Large Scale $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00
TOTAL CITY
INVESTMENTS $13,420.40 $32,380.82 $45,310.43 $39,678.58 $7,746.80 $0.00 $66,977.03 $909,185.37 $11,140.90 $58,910.47 $5,234.90 $6,947.26 $1,196,932.96
PRP 3 0 4 1 0 2 0 2 3 0 1 0 16*
MFTE 0 0 0 8 0 4 0 0 2 0 0 0 14*
Key
Abbreviation
SUT- HB 1406
SUT- HB 1590
FWP
NICE - Small Scale
NICE - Medium Scale
NICE - Large Scale
PRP
MFTE
New Improvements for Community Enhancement of Neighborhoods Projects ($15,000-$24,999). Grants are shown in the month that the contract was fully executed between the developer and the City.
New Improvements for Community Enhancement of Neighborhoods Projects (≥ $25,000). Grants are shown in the month that the contract was fully executed between the developer and the City.
Permit Ready Plans. Plans are shown in the month they were shared with the prospective developer, minimum number of estimated new dwelling units listed. Final dwelling unit counts will be determined at permitting/approval phase, and will be detailed on the monthly Building Report.*
Multi Family Tax Exemption. Contracts are shown in the month they were executed between developer and the City, minimum number of estimated new dwelling units listed. Final dwelling unit counts will be determined at permitting/approval phase, and will be detailed on the monthly
Building Report.*
Please Note: City staff invest considerable time to proactively engage with prospective housing developers in order to amplify these critical City programs. This report only includes one stage of this important process.
Fee Waiver Program. The costs of 25 permit types are waived by the City for all infill and multifamily housing projects.
New Improvements for Community Enhancement of Neighborhoods Projects (≤ $14,999). Grants are shown in the month that the contract was fully executed between the developer and the City.
2024 January - December
CED Affordable Housing Report
Sales and Use Tax - HB 1406. Grants are shown in the month that the contract was fully executed between the developer and the City.
Sales and Use Tax - HB 1590. Grants are shown in the month that the contract was fully executed between the developer and the City.
Description
2024
CED Grant Report
1
CED Grant Report
2024 was a very busy year for the awarding and managing of CED related grants. Thanks to the
support of Council, CED was able to hire its first Natural Resources & Grants Administrator to
support the coordination of these important grant programs.
CED managed nearly $2.7M in outgoing and incoming grants in 2024. Outgoing grants supported
key programs such as economic development, small business incubation, affordable housing
programs, and tourism opportunities. Incoming grants received by the City bolstered our shared
commitment to long term and sustainable community planning, as well as climate resiliency.
ACTIVE GRANTS
GMA Periodic Update
Grant: $125,000 ($62,500 for SFY24 and $62,500 for SFY25)
Source: Washington State Department of Commerce
Contract Number: 24-63335-003
Partners: N/A
Status: Contract executed July 1st, 2023; end date is June 30th, 2025
Contractor: MAKERS Architecture and Urban Design, LLP
Deliverables to Date:
• Project initiation – Various meetings with the consultant.
• Stakeholder advisory committee formation and public outreach events, including the 3-
Day Storefront Studio.
• Audit of the existing comprehensive plan from all departments.
• Updated land-use map.
2
2023 – 2025 Climate Planning
Grant: $150,000
Source: Washington State Department of Commerce
Contract Number: 24-63610-149
Partners: N/A
Status: Contract executed July 1st, 2023; end date is June 30th, 2025
Contractor: MAKERS Architecture and Urban Design, LLP
Deliverables to Date:
• Audit of existing comprehensive plan for climate-related elements.
• Contribution of $60,000 to the Multi-Agency Interlocal Agreement for Hazard Mitigation
and Climate Planning for the development of a multi-jurisdictional hazard mitigation plan,
led by Clallam County.
Parking and Business Improvement Area (PBIA) & Port Angeles
Waterfront District (PAWD)
Grant: $72,100 of PBIA assessments currently held by the City; thereafter quarterly payments of
the PBIA fund in its entirety.
Source: PBIA Funds
Contract Number: N/A
Partners: Port Angeles Waterfront District
Status: Approved by City Council on December 3rd, 2024. Contract executed on December 17th,
2024.
Contractor: N/A
Deliverables to Date:
• Held initial meetings with PAWD representatives to discuss quarterly reporting
expectations.
3
CLOSED GRANTS
Community Forestry Assistance
Grant: $26,500
Source: Washington Department of Natural Resources
Contract Number: 93-105539
Partners: Elevate PA, Webster’s Woods Advisory Committee, North Olympic Land Trust and Red
Lion Hotel
Status: Funds awarded on April 28th, 2023; closed on April 20th, 2024
Contractor: Peninsula Environmental Group
Deliverables:
• Three written reports were created by a consultant (Webster’s Woods 10-year
Management Plan, City of Port Angeles Urban Forest Management Manual and
Welcoming Vista 10-year Management Plan).
• Phase 1 of implementation at the Welcoming Vista including noxious weed control,
native plant installation and viewshed pruning.
• Noxious weed control and trail delineation and improvements at Webster’s Woods.
• Equipment was purchased for future work including hand pruners, pole pruners, loppers,
and hand saws.
Clallam County Economic Development Council
Grant: $20,000
Source: General Fund
Contract Number: N/A
Partners: Clallam County Economic Development Council
Status: Contract period was January 1st, 2024 – December 31st, 2024
Contractor: N/A
Deliverables to Date:
• Recruitment and Marketing – Met goal of at least 6 new business contacts initiated (8
total in 2024).
4
• Business Retention & Expansion – Met goal of at least 12 existing business support
appointments (33 total for 2024).
• Startup Assistance – Assisted 14 Start-ups over the year (Annual contract requirement is
16).
• Training Events Led/Initiated by EDC – 10 out of 12 required by the annual contract.
Accelerating Procurement Excellence (APEX) Accelerator
Grant: $10,000
Source: General Fund
Contract Number: N/A
Partners: Accelerating Procurement Excellence (APEX) Accelerator
Status: Contract period was January 1st, 2024 – December 31st, 2024
Contractor: N/A
Deliverables to Date:
• Counseling services to new City of Port Angeles small businesses enrolled in APEX
services.
• No-cost training courses and specialty training to local tribal member small businesses.
• Assist small businesses with becoming certified as Hub-Zone businesses through the
office of Minority and Women Business Enterprises.
Affordable Housing Programs
Grants: $1,196,932.96
Source: $819,998.00 in Sales and Use Tax funds, $365,314.18 in Fee Waivers, and $11,620.78 in
NICE funds.
Contract Number: N/A
Partners: Please see the ‘Deliverables to Date’ section below.
Contractor: N/A
5
Deliverables to Date:
Sales and Use Tax Grants
• $40,000 to Peninsula Behavioral Health
• $740,000 to Peninsula Behavioral Health
• $24,999 to First United Methodist Church of Port Angeles
• $14,999 to Lux Built LLC
Fee Waiver Program Grants
• In 2024, the City of Port Angeles waived $365,314.18 in building, land use, fire,
engineering, and public works fees for 27 eligible residential projects.
New Improvement and Community Enhancement (NICE) Neighborhood Grants
• $5,810.39 to LUX Built LLC
• $5,810.39 to Habitat for Humanity of Clallam County
Lodging Tax Annual Fund Allocation
Grants: $1,067,300*
Source: Loding Tax Funds
Contract Number: N/A
Partners: Please see the ‘Deliverables to Date’ section below.
Status: All executed contracts have been fully reimbursed or are in the final stage of being
reimbursed.
Contractor: Lodging Tax funds are used to support the following annual contracts:
• Port Angeles Regional Chamber of Commerce – Visitor Center Operations: $117,300
• LuLish Design – Destination Marketing Campaign: $181,115
Deliverables to Date:
Organization Name Amount Awarded
Port Angeles Fine Arts Center Foundation $131,000
N-Dub Productions, LLC $15,000
Port Angeles Arts Council $9,900
Peninsula College $10,000
6
Port Angeles Marathon Association $22,500
GOPA, LLC $10,000
Peninsula Adventure Sports, LLC $9,000
Juan de Fuca Foundation for the Arts $36,500
Olympic Peninsula Rowing Association $10,000
Ian’s Ride $3,000
My Heroes, Inc. $3,000
Port Angeles City Ballet $2,000
Lincoln Park BMX Association $44,800
Port Angeles Youth Basketball $54,000
Port Angeles Waterfront Center, LLC $130,000
Olympic Peninsula Culinary Loop Tourism Association $5,000
The Chamber of Commerce of Port Angeles, WA $57,000
Olympic Peninsula Tourism Commission $47,000
The Dungeness Crab Festival $50,500
Events Northwest, LLC $10,000
Olympic Peninsula Fungus Festival, LLC $10,000
Community Boating Program $10,000
Port Angeles Waterfront District $10,000
Total Amount Awarded $777,900
*Please note, the costs detailed above are only for funds awarded through contracts to outside organizations.
Additionally, costs associated with internal City operations such as administrative costs, debt service to the general
fund, and capital projects managed by City departments (i.e., Dream Playground, City Pier Tower) are also not
included. Please see the adopted 2024 City Budget for a comprehensive program detail.
City of Port Angeles
Planning Commission
Comprehensive Plan
Land-Use Element Update
By: Chloe Bonsen, Associate Planner/Long Range and Special Projects Administrator
February 26, 2025
1
What is the
Comprehensive Plan?
The Comprehensive Plan supports the long -range
community-driven vision of Port Angeles. The
Washington State Growth Management Act
requires municipalities develop the plan to
allocate growth to urban areas and determine
how a municipality operates. The Plan spans the
course of 20 years and is updated every 10 years.
2
What is the Land Use Element
of the Comprehensive Plan?
The Land Use Element guides various larger facets of
the Comprehensive Plan and city development. It is
often one of the most involved elements as it includes
guidance for zoning, the future land use map, and
compatibility of land uses and the natural
environment.
3
Land Use
Element:
Themes
•The Land Use Element is central to all other elements.
•It provides for the distribution of land use, meeting Port
Angeles’s needs for residential, commercial, recreation,
public facilities, and other land uses.
•Describes development patterns that support Port Angeles’
vision for the future.
•Aims to promote compatible pedestrian-oriented
development, resource protection, sustainable design,
economic vitality, and inviting yet distinctive public spaces.
4
Land Use Element: Existing Conditions
Summary - Major land use conditions
5
Downtown with First/Front
Street and Lincoln Street
are the focus of commercial
development.
Some areas like C and 8th
Streets are zoned for
neighborhood commercial
uses.
Neighborhoods are
predominantly low-density
residential, with pockets of
middle housing and multi-
family development in
designated zones.
The Rayonier Mill site
should support a vision for
mixed-use development OR
open space preservation
and public water access.
East Urban Growth Area is
planned for future
annexation.
Truck bypass around
downtown prioritized OR
not prioritized.
White Creek restoration
project continues as
planned by WSDOT .
Land Use
Element:
Goal G-3A
Land Use Pattern
Establish and manage a development
pattern consistent with the
community’s vision and provide for
various land uses that further the
policies of this Plan. To guide land
development in a manner that
balances certainty with flexibility to
adapt to future challenges and
opportunities.
6
7Current Future Land Use Map (2016)7
8Current Land Use Map Conversion by Parcel
Land Use Designation Reorganization Concepts
Future Land Use Map Designation Implementing Zones Notes:
Commercial
Mixed Use
CBD, CSD, CO, CN, CA, CR Remove Commercial Residential Zone
Consider scaling down the number of zones
Waterfront District DWD New designation to highlight Downtown as the city’s heart on the FLUM
Industrial IL, IH, IP, IM Remove IP and IM zones since they are no longer used.
Low Density Residential R7, R9, R11
Consolidate from three residential designations to two residential
designations. Medium Density Residential RMD, RTP, PRD
High Density Residential RHD, RTP, PRD
Residential Low-Medium Density R11, R9, R7, RMD, RTP, PRD Option 1: Rezone all R11 areas to R9
Option 2: Rezone all R11 and R9 areas to R7
Residential Medium-High Density RMD, RHD, RTP, PRD RMD zone is proposed to be a switch-hitter and can be implemented by
either of the two new residential designations.
Parks and Open Space PBP
All zones
This FLUM designation covers public parks, Ediz Hook, and creek ravines.
This helps identify the unique geography of Port Angeles. PBP zone is
deleted and there is no dedicated “parks and open space” zone, and any
zone can implement the FLUM designation. Creek ravines are rezoned
from PBP to adjacent zoning.
Public Facilities PBP
All zones
This new FLUM designation covers built facilities such as city hall, public
safety, schools, and utility stations. This helps identify important capital
facilities. PBP zone is deleted and there is no dedicated “public facilities”
zone, and any zone can implement the FLUM designation.9
10Current Land Use Map (with proposed changes)
Revised
Goal G-3B Resource Protection, Sustainability, and
Climate Change
•Establish and promote strategies to ensure
Port Angeles is a sustainable and resilient
community through resource conservation.
•Protect and enhance the area’s unique
natural, historical, archaeological, and
cultural amenities.
11
NEW Goal #1
12
Community Design.
•Promote compatible, high-quality, and pedestrian-friendly
development that reinforces Port Angeles’s identity and
supports the local economy.
NEW Goal #2
13
Residential Neighborhoods and Housing Stock.
•Expand the quantity and diversity of housing options for all
types of households while enhancing neighborhoods’
quality of life and environmental compatibility.
NEW Goal #3
14
Downtown and Commercial Areas.
•Cultivate a healthy and diverse economy with a wide
variety of shopping, dining, entertainment, arts, culture,
and housing opportunities while enhancing environmental
compatibility and the function of commercial districts.
NEW Goal #4
15
Industry and Maritime.
•Maintain and promote active use of industrial lands and
waterfronts to maintain a diverse economy while
stewarding the community's natural resources and desired
development patterns.
NEW Goal #5
16
Environmentally Hazardous Sites.
•Actively pursue and participate in environmental
remediation of contaminated sites and vacant industrial
lands using the best available science
Existing
Goal G-3N
Make Port Angeles food secure by promoting
local and regional sustainable agriculture,
utilizing multiple sources for food production
and procurement, and increasing food
production within the City.
17
Existing
Goal G-3O
To create open space within the urban
landscape, retain natural landscapes, preserve
fish and wildlife habitat, and provide natural
corridors connecting wildlife habitats.
18
Existing
Goal G-3P
To encourage the development of parks and
recreational opportunities for all residents of the
City and to increase access to natural areas in a
manner that minimizes adverse impacts, and
achieves the desired urban design of the City.
19
Relocated Goal G-2A:
20
To manage growth in a responsible manner that is beneficial
to the community as a whole is sensitive to the rights and
needs of individuals, and is consistent with the State of
Washington's Growth Management Act
Land Use Designation Reorganization Concepts
Future Land Use Map Designation Implementing Zones Notes:
Commercial
Mixed Use
CBD, CSD, CO, CN, CA, CR Remove Commercial Residential Zone
Consider scaling down the number of zones
Waterfront District DWD New designation to highlight Downtown as the city’s heart on the FLUM
Industrial IL, IH, IP, IM Remove IP and IM zones since they are no longer used.
Low Density Residential R7, R9, R11
Consolidate from three residential designations to two residential
designations. Medium Density Residential RMD, RTP, PRD
High Density Residential RHD, RTP, PRD
Residential Low-Medium Density R11, R9, R7, RMD, RTP, PRD Option 1: Rezone all R11 areas to R9
Option 2: Rezone all R11 and R9 and areas to R7
Option 3: Rezone all R11, R9, and RMD and areas to R7
Residential Medium-High Density RMD, RHD, RTP, PRD RMD zone is proposed to be a switch-hitter and can be implemented by
either of the two new residential designations.
Parks and Open Space PBP
All zones
This FLUM designation covers public parks, Ediz Hook, and creek ravines.
This helps identify the unique geography of Port Angeles. PBP zone is
deleted and there is no dedicated “parks and open space” zone, and any
zone can implement the FLUM designation. Creek ravines are rezoned
from PBP to adjacent zoning.
Public Facilities PBP
All zones
This new FLUM designation covers built facilities such as city hall, public
safety, schools, and utility stations. This helps identify important capital
facilities. PBP zone is deleted and there is no dedicated “public facilities”
zone and any zone can implement the FLUM designation
21
Next Steps
Comments from Planning Commissioners, City
Council members, and Stakeholder Advisory
Committee members are currently being
gathered.
Continue to audit, change, and relocate various
goals and policies within the elements to ensure
proper organization and characterization. (i.e.,
Climate goals located in the climate element)
Continue working with the community and
consultants to meet state -mandated deadlines for
the periodic update of the comprehensive plan.
22
Thank you
City of Port Angeles Planning Commission
Vision 2045 Comprehensive Plan
Housing Element Update
By: Jalyn Boado, Associate Planner/Housing Administrator
1February 26, 2025
2February 26, 2025
Vision 2045
Comprehensive Plan
Housing Element Housing Needs
Assessment (HNA)
Housing Action
Plan (HAP)
Housing Needs
Assessment
HOUSING PROJECTIONS
3February 26, 2025
Housing Projections
“The population of Clallam County is
projected to grow by 9,107 residents by
2045. The City of Port Angeles will need to
prepare 1,671 new housing units by this time
to meet growing housing needs.”
4
February 26, 2025
Housing Projections
“The 2025 Port Angeles Housing Needs
Assessment cites a need for 252 new multi-family
units and 675 new single-family homes to achieve
a 5% vacancy rate… there is capacity for
approximately 4,458 housing units in the Urban
Growth Area not including existing capacity in
commercial zones.”
5
February 26, 2025
Housing Projections
“Overall, 38% of households are cost-burdened, and 16%
are severely cost-burdened. Renters face higher levels of
cost burden, while almost three-quarters of homeowners
are not cost-burdened. Between 2010-2022, the
percentage of owner-occupied households earning
$150,000 or more has increased at a much higher rate
than for renter households.”
6
February 26, 2025
Housing Element of the
Comprehensive Plan
Periodic Update
7February 26, 2025
Housing Element: Themes
8
1.Refining Policy Language for Clarity and Actionability
2.Strengthening Connections Between Goals and
Implementation
3.Encouraging Housing Density and Affordability
4.Incorporating State and Regional Legislative Requirements
5.Revisiting and Updating Policies Based on Progress
6.Promoting Collaboration and Regional Coordination
3February 26, 2025
Existing Goal G-6A
9
Housing Supply:
Provide a sufficient supply, variety, availability, and attainability
of housing to meet community needs.
o Accommodate different area median income levels (AMI) 30-150%
o Promoting variety of housing types and residential densities
o Expand homeownership activities
o Allow multi -household dwellings and workforce housing in accessible areas
o Promote infill development and middle housing
o Discourage redevelopment of mobile home parks
o Ensure sufficient urban services
o Work with the County to increase densities in some areas of the UGA
o Promote building rehab in the Waterfront district
February 26, 2025
New Goal #1
10
Housing Affordability and Access:
Reduce disparities in housing access and mitigate
displacement impacts to vulnerable communities.
o Create more senior and special needs housing.
o Promote development of shelters and supportive housing.
o Undo racially disparate impacts.
o Mitigate displacement pressures.
o Promote the City’s Multifamily Tax Exemption Program.
o Require tenant relocation assistance.
February 26, 2025
New Goal #2
11
Housing Quality:
Encourage the design, construction, and maintenance of
housing to keep homes in good condition.
o Encourage preservation.
o Consider housing rehab programs.
o Permit manufactured, prefabricated, and modular
housing.
o Provide open spaces, recreation, pedestrian
connectivity.
o Encourage soundproofing and weatherization.
o Provide resources for clean energy alternatives in
buildings.
February 26, 2025
Existing Goal G-6B
12
Collaboration for Affordable Housing:
Partner with Clallam County, Peninsula Housing Authority, and other
entities and programs to increase the economic diversity of the
housing supply.
o Continue partnership in a county-wide Housing Solutions Committee.
o Advocate for state, federal, and philanthropic funding to support the development of low- and moderate -
income housing.
o Assemble packages of publicly owned land for emergency housing, shelters, PSH, and transitional housing.
o Expand the utility cost savings program.
o Promote housing revitalization in medium and high-density zones where building height limitations can be
increased.
o Allow for density bonuses for affordable housing on religious organization owned land.
February 26, 2025
Existing Goal G-6C
Use the Housing Action Plan (HAP)
as a guide and implementation tool
for future City actions in support of
providing available State supported
financing options, municipal code
revisions that promote innovative
housing products and designs,
incentive zoning, and
renovation/rehabilitation of existing
of the City’s housing stock.
13
o Designate timelines for HAP actions.
o Develop measurable standards for the HAP.
o Incentivize non-cash density offsets.
February 26, 2025
Next Steps
Comments from Planning Commissioners, City Council
members, Stakeholder Advisory Committee members are
currently being gathered.
June 2025
o Final milestone for Comprehensive Plan grant funding from
the Washington State Department of Commerce.
o The Housing Action Plan will be presented to the Planning
Commission.
o Public Open House for all draft Comprehensive Plan
deliverables
December 2025:
o The Housing Element of the Comprehensive Plan and the
Housing Action Plan will be approved and enacted by City
Council.
14February 26, 2025
Thank you
15February 26, 2025
City of Port Angeles Planning Commission
Vision 2045 Comprehensive Plan
Economic Development Element Update
By: Ben Braudrick, Planning Supervisor
1February 26, 2025
What is the Economic Development
Element of the Comprehensive Plan?
The intent of the Economic Development Element is to guide
decision-making and investments that diversify and
strengthen the local economy. The Element should provide a
comprehensive overview of the economy, set policy direction
for economic growth, and identify strategies, programs, and
projects to improve the economy.
2
Economic Profile
•Port Angeles must plan for an additional 1,671 residents by 2045, an 8 percent population
increase.
• Job growth in the city has been slower than Clallam County and the state over the past decade.
•Port Angeles’ population has aged since 2012, with 22 percent of residents now over 65.
•Health care and social assistance is the city’s largest employment sector, with over 3,000 jobs.
•Small businesses are key to Port Angeles’ employment landscape. The average size of a retail
business is five employees, and there are 144 retail businesses in the city.
•Port Angeles has a strong base of employees who live in and near the city, with 63 percent
commuting less than 10 miles, a higher proportion than many other cities.
•About 10 percent work in Seattle, Olympia, Bellevue, and Tacoma, and at least a portion of
these are likely hybrid or remote workers.
3
Commercial Market Analysis
•Half of Clallam County’s retail space is located in Port Angeles, although very
little has been built since 2000 in the city.
•Retail vacancy is around five percent, an increase from recent lower vacancy
rates which may signal an undersupply of retail space in the city, at least of
some types.
•Port Angeles has most of Clallam County’s office space, but much of it was
built before 1980.
•Port Angeles is a regional industrial hub, and about one -third of the city’s
current stock of industrial and flex space was developed since 2000.
•Industrial and flex vacancy rates in Port Angeles are extremely low, indicating
the potential demand for more industrial space in the city.
4
Stakeholder Interview Key Takeaways
5
•The shift away from resource -based industries and towards tourism has decreased
job security and wages. Some solutions may involve innovative resource-based
industries and year-round events, though the city’s remote location is a challenge.
•Downtown revitalization is underway and is key to the region’s economy, including
new housing downtown, placemaking, and reuse/tenanting of vacant properties.
•Peninsula Community College is having a positive impact on workforce training in
the city.
•There is a lack of large industrially zoned parcels in the city.
•Key city actions to improve the economy include infrastructure investments,
improving permitting and code enforcement, marketing, and continuing to work
with local and regional Economic Development and business organizations.
Goal and Policy Updates:
•Reorganized a number of policies to better match themes of main goals:
•ED-1: Balanced Local Economy
•ED-2: Quality of Life
•ED-3: Tourism Industry
•ED-4: Downtown Revitalization
•ED-5: Economic Impacts of Climate Change
•Added policies relating to sustainable resource -based industries, health care,
infrastructure funding, downtown placemaking, creative district, and
partnerships
•Consolidated some policies and moved several policies to other elements.
6
Questions:
•Any missing themes or key industries?
•Introductory section from previous plan had the following bullet points as
overarching Economic Development goals. Feedback on changes to these?
•Optimizing the city's relationship with its natural setting
•Supporting safe, attractive and character-rich neighborhoods
•Creating a more dynamic, successful downtown
•Improving Port Angeles' standing as a regional hub for business and Port-related
enterprises.
•Recognizing and supporting the economic impact of the college, Homeland
Security, and Department of Defense presence.
7
Next Steps
Comments from Planning Commissioners, City Council
members, Stakeholder Advisory Committee members
are currently being gathered.
June 2025
o Final milestone for Comprehensive Plan grant funding
from the Washington State Department of Commerce.
o The Housing Action Plan will be presented to the Planning
Commission.
o Public Open House for all draft Comprehensive Plan
deliverables
December 2025:
o The Housing Element of the Comprehensive Plan and the
Housing Action Plan will be approved and enacted by City
Council.
8February 26, 2025
Thank you
9February 26, 2025
Clallam County Multi-Jurisdictional
Hazard Mitigation Plan Overview
By: Courtney Bornsworth, Natural Resources and Grant Administrator Associate Planner
February 26th, 2025
1
Background
2
Multi-Jurisdictional Hazard Mitigation Plan (MJHMP) provides a
framework for Clallam County to reduce vulnerability to natural
and human-caused hazard events through mitigation actions
In 2024, the County began an update to the 2019 MJHMP
City has an annex within the plan to identify risks posed by
natural hazards and to present viable strategies to reduce the
impact of those hazards
Enables the city to apply for federal grant opportunities to
reduce hazard risk through mitigation
Participation in the Hazard Mitigation and Climate Resilience
(HMCR) Steering Committee
Plan
Overview
3
Clallam County
Multi -Jurisdictional
Hazard Mitigation
Plan
Volume 1 – County-
wide
Volume 2 –
Jurisdictions and
Tribes
City of Port Angeles
Annex
Volume 1
4
Encompasses all federally required elements of a
hazard mitigation plan relevant to the entire
planning area
Includes all relevant documentation required to
meet the necessary criteria for FEMA approval
Organized into seven sections to reflect logical
progression of activities undertaken to develop
the MJHMP
Volume 1 - MJHMP
Volume 1
•Section 1.0 – Introduction
•Section 2.0 – Planning Process
•Section 3.0 – Community Profile
•Section 4.0 – Hazards Assessment
•Section 5.0 – Mitigation Strategy
•Section 6.0 – Plan Maintenance
•Section 7.0 – References
5
Volume 2
6
Includes all federally-required
jurisdiction-specific elements, in annexes
for each participating jurisdiction
Contains the city’s hazards assessments
and mitigation strategies
Volume 2 - MJHMP
Risk and Vulnerability
Assessment
7
•Hazard Types assessed during the HMCR Steering Committee
meetings:
•Disease/Pandemic
•Drought
•Flood
•Human-Caused Hazards
•Maritime Disaster/Oil Spill, Utility Failure/Power Outage
•Landslide
Risk and Vulnerability
Assessment Continued
8
•Seismic Hazards
•Cascadia Subduction Zone Earthquake
•Earthquake 7.0 Design Level
•Severe Weather
•Windstorms
•Winter Storms
•Extreme Heat
•Tsunami
•Wildfire (and wildfire smoke)
•Climate Change (integrated into each hazard)
Mitigation Strategy
9
•Staff from CED, Public Works, Fire, IT and Police worked
together to develop mitigation actions
•Actions had to address one or more of the hazards identified in
the risk assessment
•A total of 33 mitigation actions were included in the city’s annex
in the plan (9 old and 24 new)
•Many mitigation actions are also included in the Capital
Facilities Plan
Examples
10
Valley Creek upstream stormwater control assessment
and improvements including watershed restoration
Underground cable replacements – grounding of
distribution lines
Upgrades to the shoreline, including the Olympic
Discovery Trail and stormwater outfalls
Conduct city-wide wildfire risk assessment
Develop risk assessment and response plan for
vulnerable populations in response to extreme weather
conditions and wildfire smoke
Next
Steps
11
Incorporate the Clallam
County MJHMP into the
Comprehensive Plan
Periodic Updates
Use the hazards, risk
assessments and mitigation
strategies to develop the
Climate Resiliency and
Hazard Mitigation Element in
the Comprehensive Plan
Questions?