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HomeMy WebLinkAbout08272025 Planning Agenda PacketREGULAR MEETING AGENDA PLANNING COMMISSION August 27, 2025 6:00 - 8:00 PM Notice is hereby given that the Port Angeles Planning Commission will meet on Wednesday, August 27, 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 310 8485 Webinar password: PC20250827 (72202508 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 August 27, 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=mdd35ecc659932afd2afd50020db6e8bf The meeting is open to the public. I.CALL TO ORDER II.ROLL CALL III.PUBLIC COMMENT IV.APPROVAL OF MINUTES Minutes of the July 23, 2025 Meeting V.ACTION/DISCUSSION ITEMS 1.Discussion: Comprehensive Plan Citywide Rezone Staff presentation and Commission discussion of the proposed citywide rezone that will accompany the Comprehensive Plan Periodic Update. 2.Discussion: Comprehensive Plan Periodic Update Element Review Staff presentation and Commission discussion of proposed amendments to the Parks and Recreation and Hazard Mitigation and Climate Resiliency Elements. Discussion of previously presented Capital Facilities and Utilities and Public Services Elements. 3.Discussion: Draft Housing Action Plan Review Commission discussion of the draft Housing Action Plan. VI.STAFF UPDATES 1.Monthly Building Report 2. Monthly Affordable Housing Report 3.Monthly Natural Resources Report 4.Quarterly Grant Report 5.Monthly Land Use Permitting Report VII.REPORTS OF COMMISSION MEMBERS VIII.PUBLIC COMMENT IX. ADJOURNMENT PLANNING COMMISSION MEETING Port Angeles, Washington July 23, 2025 This meeting was conducted as a hybrid meeting. CALL TO ORDER - REGULAR 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 Young, Vice Chair Steiger, Commissioners: Schorr, Kiedrowski, McMillian. Members Absent: Commissioners Mellema and Stanley Staff Present: Community and Economic Development Director Shannen Cartmel, Planning Supervisor Ben Braudrick, Housing Administrator Jalyn Boado, Senior Development Services Specialist Pat Bartholick. PUBLIC COMMENT John Ralston, Resident: Spoke against bicycle lane planning near the end of the Second Bridge. Mr. Ralston also shared concerns related to development requirements (i.e. sidewalk installation requirements, required sewer capacity study). ACTION ITEMS Action Item: Approval of Minutes of the May 28, 2025, Meeting It was moved by Vice Chair Steiger and seconded by Commissioner Schorr to: Approve the Minutes of May 28, 2025. Motion carried 5-0. Action Item: Approval of Minutes of the June 12, 2025, Meeting It was moved by Vice Chair Steiger and seconded by Commissioner McMillian to: Approve the Minutes of June 12, 2025. Motion carried 5-0. AGENDA ITEMS 1.Discussion: Draft Housing Action Plan Staff provided a presentation and facilitated a robust discussion on the Draft Housing Action Plan. Commissioners shared insights and feedback including: •Commissioner McMillian emphasized prioritizing the blighted property reduction strategy and explored connecting incentives for sweat equity. •Commissioner Steiger raised concerns regarding rental data accuracy, highlighted successes in the plan such as permit-ready plans and fee waiver expansions, and recommended partnerships with private companies for weatherization. Also suggested a damage fund model for landlords based on Chelan/Douglas County. •Commissioner Schorr highlighted low average rent figures, emphasized linking housing with economic development and higher AMI, and recommended grants to address development roadblocks. Also supported local sourcing in programs like the City Shade initiative. August 27, 2025 Planning Commission Agenda Packet 1 •Commissioner Kiedrowski questioned nonprofit prioritization for the 935 W 10th project, supported permit- ready plans and down payment assistance, and discussed potential for condo-style conversion of single- family homes. Raised a concern over legal covenants restricting development. •Commissioner Young acknowledged improvements in permitting, emphasized addressing unsheltered individuals, and discussed impacts of infrastructure burdens and parking reforms. •Additional discussions included exploring partnerships with local tree nurseries, use of local contractors and materials, opportunities through cruise ship tourism, and questions around job-based housing demands. 2.Discussion: Draft Comprehensive Plan Element Review a.Staff presentation and discussion of the draft Utilities and Public Services and Capital Facilities Elements as a part of the 2025 Comprehensive Plan periodic update. b.Discussion of the Utilities and Public Services and Capital Facilities Elements was moved to a future meeting for the sake of time. ACTION ITEMS It was moved by Vice Chair Steiger and seconded by Commissioner McMillan to: To extend the meeting by fifteen minutes Motion carried 5-0. STAFF UPDATES Comprehensive Plan Periodic Update Planning Supervisor Braudrick gave a brief update about the recent public engagement opportunities, the Comprehensive Plan Open House, Neighborhood Walks and Survey. Overall, through the three public engagement activities staff has received 100s of public comments. The goal is for staff to respond to each public comment and give the Planning Commission the first look at the staff responses prior to the public hearings. Monthly Building Report Senior Development Services Specialist Pat Bartholick gave a brief overview of the monthly building report over the last few months. As of now we are slightly ahead of permitting numbers in comparison to last year and ahead of building permit valuation largely due to the middle school development. Monthly Affordable Housing Report Planner Boado gave a brief update about affordable housing programs. In the last May and June three fee waivers we’re processed which saved developers more than $30k in permitting cost. A large NICE grant was also passed. Land Use Report Planning Supervisor Braudrick gave a report on the Rayonier site special meeting. A new associate planner/long range and special projects administrator will be brought on in August to take over the land use permitting and projects. COMMISSION REPORTS Chair Young, None Vice Chair Steiger, None Commissioners Schorr, Went to the Elwha Cultural Museum. The Rayonier site was built on a burial site. Commissioners Stanley, None August 27, 2025 Planning Commission Agenda Packet 2 Commissioners Kiedrowski, None Commissioners McMillian, None Commissioners Mellema, None SECOND PUBLIC COMMENT John Ralston, Resident made a statement about personal property and stormwater improvements. Talked about the Housing Action Plan presentation. The permit ready plans are used in multiple jurisdictions. The 10th and C St property is subject to a sewer capacity study. Blighted property may take a longer to accomplish. ADJOURNMENT Chair Young motioned to adjourn the meeting at 8:13 p.m. Commissioner Stieger seconded the motion. _____________________________________ _______________________________ Chair Young, Chair Jalyn Boado, Secretary August 27, 2025 Planning Commission Agenda Packet 3 Parks, Recreation, & Open Space Element August 27, 2025 Planning Commission Agenda Packet 4 Introduction i Revised Introduction with updated Information The Parks, Recreation and Open Space Element serves as a guide for the strategic development and ongoing management of the City's park system. It provides a clear direction for realizing Port Angeles' vision for parks and recreation, encompassing several key goals. These include optimizing the city's inherent connection with its exceptional natural environment, ensuring a wide spectrum of recreational opportunities are available and accessible to everyone, fostering vibrant and valued neighborhoods through access to parks, trails, and natural areas, and sustaining Port Angeles' rich arts, cultural heritage, and overall sense of community. This framework underscores a comprehensive approach to parks planning, recognizing their multifaceted role in recreation, environmental stewardship, neighborhood enhancement, and the cultivation of a strong community identity within Port Angeles. The Park Element sets the qualitative goals that the quantitative Levels of Service standards will help to achieve and measure. These standards, such as park acreage per capita or trail accessibility metrics, will be developed and applied in alignment with this overarching vision to ensure the city effectively meets its park and recreation objectives for all residents. August 27, 2025 Planning Commission Agenda Packet 5 City Parks and Recreational Facilities The City of Port Angeles Parks and Recreation Department currently manages a significant portfolio of land and facilities dedicated to recreation and open space. This includes over 114 acres of developed parkland, complemented by 81.5 acres designated for future park development, and an additional 91.8 acres preserved as protected open space. The developed parkland features a variety of recreational amenities, such as 14 playground equipment sites, 13 baseball and/or softball fields, 9 football and/or soccer fields, and 12 tennis courts. Approximately 10 acres are occupied by community facilities, notably the Senior and Community Services Center and the Vern Burton Community Center, which offer diverse year-round recreational programs. Civic Field serves as a comprehensive athletic complex equipped for soccer, football, and baseball, complete with lighting for evening use, concession stands, covered stadium seating, and locker rooms. The city also owns unique facilities like the Feiro Marine Life Center situated in City Pier Park, and cultural sites within Lincoln Park, including a traditional native longhouse, the Loomis Building, and several other log structures. The Port Angeles Fine Arts Center finds its home within Webster Woods Park, further integrating arts and recreation. Additionally, the city maintains two public walkways connecting downtown with the bluff residential area, one of which culminates at the Conard Dyar Memorial Fountain. For maritime access, the city operates a boat launch ramp and moorage floats at the eastern end of Ediz Hook, and the city pier provides moorage for transient boaters. Finally, the department maintains a significant portion of the Olympic Discovery/Waterfront Trail, stretching from Morse Creek to the Coast Guard Base entry on Ediz Hook and continuing through the city to the western boundary at Lower Elwha Road. The city also owns and operates the 41-acre Ocean View Cemetery. The Carnegie Library building, adjacent to the former fire hall, has been repurposed into a museum leased by the Lower Elwha Klallam Tribe. i Updated Facilities Inventory Facilities Inventory Park Location Description Amenities 5th & Oak Park 136 W. 5th St. Port Angeles, WA 98362 This park is located on the corner of West 5th St. and Oak St. It is one of our smaller, enclosed residential neighborhood parks. It's the perfect place for youngsters to explore the outdoors. Dog Waste Bag Dispensers Open Field Park Benches Picnic Tables August 27, 2025 Planning Commission Agenda Packet 6  Playground 9/11 Memorial Waterfront Park 400 N. Francis St. Port Angeles, WA 98362 Formerly named Francis Street Park, this park is a main access point for Waterfront Trail/Olympic Discovery Trail users. Sweeping views of the harbor are what makes this a community showcase park for our local citizenry and visitors. Features include handicapped parking for easy access to the trail and a lookout pavilion.  Dog Waste Bag Dispensers  Flag Pavilion Open Grass Areas  Picnic Areas  Play Structures  Viewpoint  Walking Paths  Waterfront Trail Access Campfire Clubhouse 619 E. 4th St. Port Angeles, WA 98362 The Campfire Clubhouse at Jessie Webster Park provides rental space for meetings and events. With a kitchen, restrooms, dining hall, stage, meeting rooms, foyer, heat, and tables and chairs, it's a great place for events up to approximately 75 people.  Banquet Hall  Chairs  Clubhouse Kitchen  Meeting Rooms  Rental Facility  Restrooms  Tables Charles R. Willson Memorial Park 511 W. 7th St. Port Angeles, WA 98362 Charles R. Willson Park is located between the 8th Street Bridges on West 7th Street. This quiet neighborhood park offers a nice place for people to play.  Basketball Court  Open Field  Picnic Tables City Pier & Hollywood Beach 315 N. Lincoln St. Port Angeles, WA 98362 The City Pier & Hollywood Beach is located at the north end of Lincoln Street on the waterfront in the heart of downtown Port Angeles. The City Pier is next to downtown area shopping, ferry service to Victoria, the Waterfront Trail, and the home of the Arthur D. Feiro Marine Life Center. The pier offers fantastic views of the inner harbor, Port Angeles, and the Olympic Mountains.  Beach Access  Covered Stage  Dog Waste Bag Dispensers  Hollywood Beach  Park Benches  Picnic Tables  Restrooms  Viewing Tower  Walking Paths  Waterfront Trail Access City Pier Moorage Floats 315 N. Lincoln St. Port Angeles, WA 98362 Ramps and moorage floats are provided, temporary moorage is free, while overnight moorage is $20/night with a 10 night maximum. Moorage is provided on a first come, first served basis.  ADA Accessible  Seasonal Closures August 27, 2025 Planning Commission Agenda Packet 7 Civic Field 307 S. Race St. Port Angeles, WA 98362 Civic Field, a multipurpose sports stadium located across from Erickson Playfield, accommodates football, baseball, and soccer with covered seating for about 2,500 spectators. In 2016, it received a modern LED lighting system upgrade. Civic Field hosts all home games for Port Angeles High School's soccer, baseball, and football teams and, since 2017, has been the home field for the West Coast League's collegiate baseball team, the Port Angeles Lefties.  Baseball Field  Bleachers  Concession Stand  Football Field  LED Field Lighting  Locker Room  Parking  Rental Facility  Restrooms  Soccer Field  Stadium Conrad Dyar Memorial Fountain West 1st Street and North Laurel St. Port Angeles, WA 98362 Conrad E. Dyar Memorial Fountain Park, situated in downtown Port Angeles at the corner of First and Laurel Streets, honors a former City Park Board chairman. Formerly the Laurel Street Circle, the park offers numerous seating areas, flower baskets, and a mural behind its fountain, making it a popular spot for shoppers and downtown visitors.  Flag Pavilion  Park Benches  Water Fountain Crown Park 1921 W. 4th St. Port Angeles, WA 98362 Crown Park is located on West 4th Street and sits on the bluff overlooking the former Nippon Paper Mill. Crown Park is a small neighborhood park which offers unobstructed views of the Strait of Juan de Fuca and the harbor to the east. Crown Park also has a small playground, a small field, and benches.  Open Grass Areas  Park Benches  Picnic Tables  Playground  View Parking Dream Playground 302 S. Race St. Port Angeles, WA 98362 The Port Angeles Dream Playground, a large community-built project completed in five days in September 2002 by over 2,000 volunteers using donated resources, was funded by over $185,000 raised from local businesses and more than 10,000 individuals. In 2009, volunteers added an 800 square-foot covered pavilion next to the playground.  Play Structures  Playground Ediz Hook Boat Launch 700 Ediz Hook Road Port Angeles, WA 98362 Annual passes are not currently for purchase, and one-time use passes are not currently being collected for this location.  Boat Ramp Elks Playfield 533 W. 14th St. Port Angeles, WA 98362 Elks Playfield is located at 14th Street and Cedar Street, between the 8th Street Bridges. This large park accommodates several city sports, including soccer and softball. It also has six pickleball courts, a playground, and restrooms.  Bleachers  Open Field  Pickleball Courts  Playground  Restrooms August 27, 2025 Planning Commission Agenda Packet 8  Softball Diamond Erickson Playfield 302 S. Race St. Port Angeles, WA 98362 Erickson Playfield, a 4.2-acre semi-wooded park on Race Street across from Civic Field, is a popular family destination offering a covered picnic shelter, four tennis courts, a skate park, pump track, grass field with a calisthenics park, and the large, community-built Dream Playground for all ages. Its location also provides quick access to Olympic National Park.  Covered Picnic Area  Four Tennis Courts  Open Field  Parking  Picnic Tables  Playground  Pump Track  Restrooms  Skate Park Erickson Skate Park 302 S. Race St. Port Angeles, WA 98362 The Port Angeles Skate Park is a multi-use built recreational environment made only for the use of the following non-motorized wheeled devices: skate boards, bicycle motocross or BMX bikes, inline/roller skates, and scooters  Skate Park Gateway 125 East. Front St. Port Angeles, WA 98362 The Gateway is on Front and Lincoln and serves as the Public Transit Center for Port Angeles. The Gateway can be rented for events.  ADA Accessible  Parking  Pavilion  Restrooms Harborview Park 700 Ediz Hook Road Port Angeles, WA 98362 Located at the end of Ediz Hook, Harborview Park features spectacular views of the Port Angeles inner harbor and the Olympic Mountains.  Beach Access  Dog Waste Bag Dispensers  Open Grass Areas  Picnic Tables  Restrooms Haynes View Point E. Front St. and N. Peabody St. Port Angeles, WA 98362 Haynes View Point is located at the foot of North Peabody Street. It offers an all-encompassing view of the harbor, Straits of Juan de Fuca, and Canada. This is a popular place for locals and visitors to sit and watch the world go by.  View Parking  View Point Hazel Porter Kiel Park 115 W. 13th St. Port Angeles, WA 98362 Hazel Porter Kiel Park is a small neighborhood park located on 13th Street between Laurel and Oak Streets. This quiet park offers a tennis court and open field with space for families to play and picnic.  Open Field  Picnic Tables  Tennis Court James View Point W. 2nd St. and Oak St. Port Angeles, WA 98362 James View Point is located on 2nd Street and Oak Street, at the top of the zigzag that begins on the south side of Laurel Street. The small park offers a great view of the harbor, the  Open Grass Areas  Park Benches  View Point August 27, 2025 Planning Commission Agenda Packet 9 Strait of Juan de Fuca, and Canada. Jessie Webster Park 3rd Street and Eunice Street Port Angeles, WA 98362 Jessie Webster Park is located on 3rd Street and Eunice Street, behind Swain's General Store. The park is wooded and has a walking trail as well as a rental facility called the Campfire Clubhouse.  Dog Waste Bag Dispensers  Open Space Areas  Picnic Tables  Walking Paths Lincoln Park 1900 W. Lauridsen Blvd. Port Angeles, WA 98362 Lincoln Park is in the area of 1500 West Lauridsen Boulevard, just east of the Fairchild International Airport. Two ponds in the northeastern corner are home to many different species of ducks and birds. Fishing is available for youth 14 years of age and younger without a license.  BMX Track  Clubhouse  Disc Golf Course  Dog Park  Dog Waste Bag Dispensers  Loomis Rentals  Open Field  Picnic Tables  Playground  Restrooms  Trails  Water  Youth Baseball Field Lions Park 601 E. Whidby Ave. Port Angeles, WA 98362 Lions Park is located on the 600 block of Whidby Avenue just south of Lauridsen Boulevard and is also accessible from Lauridsen Boulevard by a fenced path. This is a quiet neighborhood park with a lot of open space and a small covered area  Covered Picnic Area  Open Field  Open Grass Areas  Park Benches  Picnic Tables Ocean View Cemetery 3127 W. 18th St. Port Angeles, WA 98362 Ocean View Cemetery is owned and operated by the City of Port Angeles Parks & Recreation Department. The land for Ocean View Cemetery was acquired from the Federal Government largely through the efforts of Matilda C. (Dudley) Cooper. Mrs. Cooper started a petition in the early 1890s to secure land for the City to use as a cemetery. By 1894, the 54-acre cemetery was ready for business. Pebble Beach Park Front Street & Oak St. Port Angeles, WA 98362 In 2019, the City approved the renaming of West End Park to sŋaʔŋáʔant (Pebble) cáwŋən (Beach) ʔəssaqɬúŋt (Park) in both Klallam and English. Located where Front Street and Oak Streets meet, sŋaʔŋáʔant cáwŋən ʔəssaqɬúŋt - Pebble Beach Park features two sand pocket  Open Grass Areas  Park Benches  Parking  Rental Facility August 27, 2025 Planning Commission Agenda Packet 10 beaches with water access, plazas, a viewing platform, lawn and gathering space, benches, nearby public restrooms and parking, and access to the Waterfront Trail and Esplanade. Viewing Tower Walking Paths Water Waterfront Trail Access Port Angeles Fine Arts Center & Webster's Woods Art Park 1203 E. Lauridsen Blvd. Port Angeles, WA 98362 The Port Angeles Fine Arts Center (PAFAC) gallery occupies the former 1951 residence and studio of Esther and Charles Webster, a Paul Hayden Kirk-designed example of modern Northwest architecture featuring extensive glass and timber. Its location on the Olympic foothills offers panoramic views of the city, the Strait of Juan de Fuca, Vancouver Island, and the Olympic National Park mountains. Adjacent to the gallery is Webster's Woods Art Park, established in 2000, which annually showcases new outdoor sculptures through the "Art Outside" program, inviting visitors to explore the art integrated into the natural woodland environment year-round for free. Quinn Redlin Kintner Memorial Park 1006 E. Georgiana St. Port Angeles, WA 98362 Quinn Redlin Kintner Memorial Park, formerly Georgiana Park, is a small park located in Port Angeles' medical district at the corner of Washington and Georgiana Streets. Following a community fundraising effort that began in 2016, the park was renovated with a new, fully ADA-accessible playground, funded in part by a donation from the Quinn Redlin Kintner family's endowment. In recognition of this contribution, the park was renamed in her honor in 2017, with the playground completed in the fall of 2018. ADA Accessible Dog Waste Bag Dispensers Open Grass Areas Park Benches Picnic Tables Playground Rains Park 921 E. 8th St. Port Angeles, WA 98362 Rains Park is a nice neighborhood park with a play structure and open space located on 8th Street just east of Race Street. Open Field Picnic Tables Playground Rayonier Locomotive #4 Chase Street & Lauridsen Boulevard Port Angeles, WA 98362 The Rayonier Locomotive #4 was acquired by Rayonier in 1947 and used to load and move lumber for Rayonier’s mill and products to the main lines leaving for other sites such as Port Townsend and Portland. After the engine was retired, it was donated to the City of Port Angeles in 1960. The locomotive now sits at one of the City’s traffic islands off of Lauridsen Boulevard, directly across from the Library. Sail & Paddle Park 700 West Ediz Hook Rd. Port Angeles, WA 98362 Sail & Paddle Park is located on Ediz Hook just east of the former Nippon Paper Mill. This park features great views of the harbor, Port Angeles, and the Olympic Mountains. The park also has beach access for launching kayaks. Beach Access Dog Waste Bag Dispensers Open Grass Areas August 27, 2025 Planning Commission Agenda Packet 11  Park Benches  Picnic Tables  View Parking Shane Park 613 S. G St. Port Angeles, WA 98362 Shane Park, situated on G Street between Seventh and Eighth Streets, features a fully accessible ADA-compliant playground, large ballfields, and the Born Learning Trail, an interactive path for parents and children. This expansive park is a central location for various outdoor sports activities in Port Angeles, hosting both youth and adult soccer and softball leagues.  ADA Accessible  Basketball Court  Open Field  Park Benches  Parking  Picnic Tables  Playground  Restrooms  Soccer Field  Softball Diamond  Walking Paths Valley Creek Estuary 313 Marine Drive Port Angeles, WA 98362 Valley Creek Estuary was built through a combined effort between the City of Port Angeles and other local organizations. The park has views of the Port Angeles harbor, Olympic Mountains, Straits of Juan de Fuca, and Canada.  Friendship Bridge  Open Grass Areas  Park Benches  Pavilion  Viewing Tower  Waterfront Trail Access Vern Burton Community Center 308 E. 4th St. Port Angeles, WA 98362 The centrally located Vern Burton Community Center offers a large, divisible main hall (8,100 sq ft, capacity 1100 standing/500 banquet) with an atrium and accessible restrooms, plus a smaller, flexible meeting area (capacity 55). Originally a high school gym, it retains hardwood floors and a high ceiling suitable for sports. A well-equipped commercial kitchen is available, along with tables and chairs for up to 500 people. Its downtown location provides easy access to transportation and amenities.  ADA Accessible  Banquet Hall  Basketball Court  Chairs  Fully Functioning Kitchen  Indoor Sports  Meeting Rooms  Parking  Pickleball Courts  Public Address System  Restrooms Tables  TOA Stereo Music System  Volleyball August 27, 2025 Planning Commission Agenda Packet 12 Veterans Memorial Park 217 S. Lincoln St. Port Angeles, WA 98362 Veterans Memorial Park is located just west of the Clallam County Courthouse on Lincoln Street. This memorial is dedicated to all veterans who have served our country in war and peace. The park, originally named Central Park, was renamed in 1986 in honor of those who served in all branches of the armed forces and all conflicts since the Civil War.  Flag Pavilion  Memorial Markers  Open Grass Areas  Park Benches  Reflection Pond  Walking Paths Volunteer Field West 18th & South L Street Port Angeles, WA 98362 Volunteer Field is a 7-acre park and athletic complex located adjacent to Fairchild International Airport and northwest of Lincoln Park. Both baseball and soccer are played here during different times of the year. Installed throughout the end of 2023, a new, top-of- the-line turf infield has been in use since Spring of 2024! Volunteer Field is a scheduled facility. Please contact our office for more information regarding use of the facility.  Baseball Field  Football Field  Parking  Restrooms  Soccer Field  Turf Infield Waterfront Trail (Olympic Discovery Trail) Lincoln St. and Front St Port Angeles, WA 98362 The Waterfront Trail follows the waterfront of Port Angeles. It extends from the Coast Guard Station entrance gate on Ediz Hook and wraps around the waterfront, connecting with the Olympic Discovery Trail. The Olympic Discovery Trail extends to Sequim with plans to lengthen the trail further to the east and west.  Beach Access  Dog Waste Bag Dispensers  Park Benches  Trails  Walking Paths Webster's Woods Art Park 1203 E. Lauridsen Blvd. Port Angeles, WA 98362 The first sculptures were installed in Webster's Woods in 2000 and every year new pieces are presented through the Center's Art Outside program. Visitors can explore the side independently by using the park trails and discover artworks hanging in trees, burrowing in the ground, or camouflaged by the natural beauty of the foliage. Webster's Woods is free and open to the public year-round. Wolverton Park & Community Garden 825 W. 11th St. Port Angeles, WA 98362 Wolverton Park is located on West 11th & A Street in a residential neighborhood. Half of the park is open space, and the other half is a Community Garden.  Community Garden  Open Field Level of Service Forecasted Needs Forecasted needs for Port Angeles parks likely involve maintaining and upgrading existing infrastructure while addressing aging facilities to ensure safety and functionality. Depending on population growth and Level of Service standards, expanding parkland and improving equitable August 27, 2025 Planning Commission Agenda Packet 13 access across neighborhoods may be necessary. Enhancing recreational opportunities through diverse facilities, improving accessibility for all abilities, and continuing the protection of natural areas and open spaces are also anticipated. Furthermore, ongoing trail development and connectivity, along with understanding and responding to evolving community needs through engagement, will shape future park priorities and development within the city. The Capital Facilities Plan, attached in the Appendix, details upcoming capital improvement projects for parks and recreation over the next six- year planning horizon. This plan, which includes potential funding avenues, is updated annually to reflect evolving needs and priorities for the city's park system. i Remove old Facilities Inventory. Goals and Policies Goal 10A To acquire, develop, renovate and maintain a sustainable system of parks, recreational facilities, and open spaces to ensure that the contributions of natural resources and recreation to human well-being are maintained and recognized as a value.P-10A.01 Provide Port Angeles with a diversity of open spaces, parks, and recreation facilities and programs appropriately distributed throughout the City. P-10A.02 Ensure that equality is achieved to the extent possible in the types and variety of facilities, quality of maintenance, and the range of recreation services provided. P-10A.03 Retain and reflect the natural beauty that attracts visitors, business, and residents to the area. P-10A.04 Forge effective partnerships and strengthen ties with other public, private, and non-profit providers including providing high quality recreational opportunities. P-10A.05 Identify waterfront improvements to increase marine transportation and recreation. P-10A.06 Identify appropriate locations for small (pocket) parks, community gardens and food forests throughout the community and integrate them into its Parks system. August 27, 2025 Planning Commission Agenda Packet 14 P-10A.07 The City should continue to provide or participate with private sponsors to provide high quality recreational opportunities. P-10A.08 Continue to participate as a partner in the extension of the Olympic Discovery Trail through the City to the western City limits. Goal 10B To enhance the quality of life in the community by providing facilities, services, and programs that offer positive opportunities for building healthy, safe, and productive lives to the broadest segment of the population. P-10B.01 Provide consistently high-quality recreational experiences to residents and visitors through a wide variety of park types and features. P-10B.02 Strive for excellence through efficient, accurate, and skillful performance in every process, service and product delivered by the Parks and Recreation providers. P-10B.03 Keep citizens involved and informed about parks and recreation issues, services, and family friendly features and amenities. P-10B.04 Manage Park facilities in a manner that will ensure public safety, identify family friendly features and amenities, and keep the parks free of misuse to the greatest extent possible and resulting in a sustainable and resilient park system. P-10B.05 Incorporate health and nutrition into parks and recreation programming. P-10B.06 Provide high quality services, emphasize the design of park areas to reduce long-term maintenance and operating costs, and implement improved technology to conserve limited resources such as water, power, and people. P-10B.07 Provide programs and opportunities that are sensitive to the needs of all of its citizens, including those with limited financial resources, disadvantaged youth, the elderly, the disabled, and those with other special needs. August 27, 2025 Planning Commission Agenda Packet 15 Goal 10C To establish and protect a visual character of the community through open spaces, streetscapes, borrowed landscapes, and publicly owned natural resource areas. P-10C.01 Strive to protect and retain the natural beauty of the area. P-10C.02 Supplement and enhance the visual attractiveness of the city through the use of formal landscaping in street medians, city entryways, and along sidewalks, as well as the use of other public spaces, flower beds, and street trees. Emphasize use of planter strips with drought tolerant vegetation and bio-retention facilities. Goal 10D To promote economic growth through recreational tourism and attract visitors and new business by enhancing the image of the community through beautification and recreation programs. P-10D.01 To encourage efficient transportation systems, support the use of shuttle services during events to move participants between venues. Goal 10E To provide a system of walking trails and bicycle paths to complement and coordinate with the existing street system and provide recreational opportunities and physical activity while reducing the dependence on traditional automobile transportation. P-10E.01 The City should continue efforts to improve or provide access to Valley, Tumwater, Peabody, Ennis and White's Creeks through the development of an integrated trails system. Goal 10F 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. August 27, 2025 Planning Commission Agenda Packet 16 P-10F.01 Preserve and maintain unique or major physical features contained within the boundaries of City parks and recreational areas for access and enjoyment by residents of the community. P-10F.02 Adapt parks and recreation facilities to reflect the risks of climate change including sea level rise, extreme heat, extreme precipitation, and drought. Prioritize actions based on the critical nature of the facility. i New Goal and assoc. policies moved from Land Use Goal G-3P. G-3P [reloc.] 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. P-3P.01 [reloc.] Ensure that the development and planning of parks and recreational facilities is consistent with the Capital Facilities Element. P-3P.02 [reloc.] Distribute public parks and recreational facilities equitably throughout the City to afford access to all residents. i Old policy P-3P.03 below amended to focus it on only a single topic. P-3P.03 [reloc.] Utilize land donated for public use to provide common open space, public buildings, parks, and recreational opportunities. P-3P.04 [reloc.] Preserve and maintain unique or major physical features contained within the boundaries of City parks and recreational areas for access and enjoyment by residents of the community. P-3P.05 [reloc.] Adapt parks and recreation facilities to reflect the risks of climate change including sea level rise, extreme heat, extreme precipitation, and drought. Prioritize actions based on the critical nature of the facility. P-3P.06 [reloc.] Consider the relationship of parks and recreation facilities to emergency management and human health such as facilities used as community hubs. Consider business August 27, 2025 Planning Commission Agenda Packet 17 continuity and economic development, such as the wharf, beaches, and trails. P-3P.07 [reloc.] Cooperate with the County and other jurisdictions in planning, funding, constructing, and managing multi- purpose recreation and transportation trails which link together various areas of the City, the Port Angeles Urban Growth Area (PAUGA), and other areas of the County and region. Adapt trail designs, materials, and locations to reflect the risks of sea level rise. August 27, 2025 Planning Commission Agenda Packet 18 Hazard Mitigation & Climate Resiliency Element August 27, 2025 Planning Commission Agenda Packet 19 Introduction The Hazard Mitigation and Climate Resiliency Element addresses the social, economic, and environmental sustainability of the City of Port Angeles to help better prepare the community members against climate impacts and natural hazards. This element encompasses natural hazards identified in the 2024 - 2029 Clallam County Multi-Jurisdictional Hazard Mitigation Plan as well as the climate resiliency priorities at the citywide and city government levels identified in the 2023 Climate Resiliency Plan. This element reflects the unique priorities and values of our community while prioritizing impactful resilience actions that can be taken to improve the resilience of the community over the coming years. Through the goals and policies outlined below, the City will work towards building community resilience to help better prepare for natural hazards and climate impacts, reduce greenhouse gas emissions from local sectors and activities, and works towards a carbon-neutral future. Existing Conditions According to a 2019 Greenhouse Gas Emissions study, the City of Port Angeles’ residents, businesses, employees, and visitors produced 132,597 metric tons of CO2 which is approximately 6.7 MTCO2e per person. Most of these emissions (68%) came from transportation and mobile sources, primarily on-road vehicles (59.3%). The second leading contributor to greenhouse gas emissions was waste at 15%, followed by process & fugitive emissions at 14.4%. The City’s goal to reduce greenhouse gas emissions and achieve carbon neutrality by 2030 will only be achieved through the implementation of the Climate Resiliency Plan and incorporation of goals and policies directly related to hazard mitigation and climate resiliency. Key hazards identified in the Multi-Jurisdictional Hazard Mitigation Plan include drought, flood, landslide, tsunami, sea level rise, wildfire, and wildfire smoke, among others. Past growth and development indicate that vulnerability to the identified natural hazards have generally increased for the City of Port Angeles since the previously prepared 2019 MJHMP and August 27, 2025 Planning Commission Agenda Packet 20 will continue to increase over time. Since 2018, the City has reported several major disaster declarations including severe winter storms, straight-line winds, flooding, landslides, mudslides, snowstorms, and the COVID-19 Pandemic. Understanding the increased frequency of these natural hazards further illustrates the need for the City to improve its community resilience to existing and future hazards. Where We are Headed To achieve carbon neutrality by 2030 while also bolstering our community’s resilience to natural hazards, the City will need to implement mitigation and adaptation measures across a variety of sectors. Greenhouse gas emission reduction alone will not get us to carbon neutrality; further goals and policies must be implemented to increase carbon sequestration throughout the city, increase the resiliency of our forested and natural areas, and allow for adaptive and best management practices to ensue as conditions change over the years, while balancing the need for housing demands. i Below goal is adapted from the Land Use element goal G-3R. Goal 1: Protect and improve ecosystems by increasing resilience to climate hazards that pose a risk to forest health, fish and wildlife habitats, and water quality. (Modified from Goal G-3R). Policy 1.1 Establish and implement an Urban Forestry Program intended to retain, restore, and enhance the overall tree canopy and forest health throughout the city, including its critical areas. Policy 1.2 Develop a Tree Protection Ordinance for all new developments requiring a minimum percentage of trees to be retained during development, including best management practices to ensure the health of the trees is maintained through all phases. Policy 1.3 Conduct annual or biannual forest health assessments and tree risk assessments in all City-owned open spaces and forested parcels to prioritize risk reduction and forest health. August 27, 2025 Planning Commission Agenda Packet 21 i Below goal is adapted from the Land Use element goal G-3B. Goal 2: 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. (Goal G-3B) Policy 2.1 Assess climate migration impacts with forecasting every five years. Integrate the findings into the Comprehensive Plan, infrastructure plans, revenue and expense forecasting, and housing assessments. i Below policy is adapted from the Land Use element policy P-3B.01. Policy 2.2 Participate in State and Tribal government programs for the identification, preservation, and restoration of sites and structures that have historical or cultural significance. i Below policy is adapted from the Land Use element policy P-3B.02. Policy 2.3 Require low impact development techniques, including Green Building, where feasible, in all new developments. i Below policy is adapted from the Land Use element policy P-3B.04. Policy 2.4 Evaluate risks of development on coastal bluffs that are impacted by sea level rise and erosion. i Below policy is adapted from the Land Use element policy P-3E.08. Policy 2.5 Encourage design of new development that maximizes southern exposures and solar efficiency, protects from prevailing winds, and is designed to minimize energy use. i Below policy is adapted from the Land Use element policy P-3E.06. Policy 2.6 Encourage development to preserve native vegetation when feasible and use drought tolerant species in new landscaping, considering the impacts of climate change on our natural and built environment. August 27, 2025 Planning Commission Agenda Packet 22 Policy 2.7 Work with conservation partners to establish a native plant nursery and seed bank to support long-term restoration and carbon sequestration efforts. Goal 3: Protect and enhance the climate resilience of urban forests by implementing climate-smart forest management practices. Policy 3.1 Create and adopt an Urban Forest Management and Implementation Plan to maintain and expand tree canopy cover, improve tree and watershed health, prioritize carbon sequestration, and build climate resilience. Policy 3.2 Ensure all urban forest management plans include considerations for the impacts of climate change. Policy 3.3 Encourage private forest landowners to increase the climate resilience of forests, steams, and associated ravines on their lands by making urban forest management plans publicly available, incentivizing the use of best management practices in forest management. Policy 3.4 Perform forest health assessments in public spaces and sensitive areas and plan for their future success given the known climate hazards most likely to affect their growth. Policy 3.5 Begin planting trees and other vegetation in parks and open spaces using a combination of assisted population migration and assisted range expansion in preparation for warmer, drier summers. August 27, 2025 Planning Commission Agenda Packet 23 Goal 4: Increase tree canopy cover to reduce heat islands, improve carbon sequestration, reduce stormwater runoff and improve air quality, prioritizing neighborhoods and streets with the lowest amount of existing green infrastructure. Policy 4.1 Continue the City Shade Street Tree Program to incentivize the installation of street trees throughout the community, aiming for a citywide tree canopy coverage target of 30%. Policy 4.2 Update Port Angeles Municipal Code to reflect the need for improvements to the urban forest, specifically street trees and green infrastructure. Policy 4.3 Maximize tree canopy coverage in surface parking lots. Policy 4.4 Conduct canopy assessments on a routine basis to determine the effectiveness of programs such as the City Shade Street Tree Program. Policy 4.5 Incentivize the use of drought-tolerant native and non- native, non-invasive species in new development and redevelopments. Goal 5: Ensure the protection and restoration of streams, riparian zones, estuaries, wetlands, and floodplains to achieve healthy floodplains that are more resilient to climate change. Policy 5.1 Protect and restore watershed-scale processes to maximize the ecological benefits and climate resilience of riparian ecosystems, utilizing best available science. Policy 5.2 Protect and restore riparian vegetation to reduce erosion, provide shade, and support other functions that improve the resiliency of our urban streams. Policy 5.3 Increase aquatic habitat resilience to low summer flows by increasing the time water is stored on the landscape through floodplain connectivity, restoration and retention of native vegetation. Policy 5.4 Update the Critical Areas Ordinance to expand the protection and restoration of environmentally sensitive areas throughout the city, meeting state and federal August 27, 2025 Planning Commission Agenda Packet 24 requirements and utilizing best management practices throughout. Policy 5.5 Acquire properties or conservation easements on properties that are most vulnerable to climate- exacerbated hazards with the highest likelihood of becoming unsuitable for future development. Goal 6 Improve emergency preparedness, response, and recovery efforts to mitigate risks and impacts to climate hazards such as extreme heat, drought, flooding, sea level rise and wildfire. (Modified from Goal G-5F) Policy 6.1 Adopt the 2025 Clallam County Multi-Jurisdictional Hazard Mitigation Plan in its entirety. Policy 6.2 Identify and prioritize critical facilities within Port Angeles in need of back-up generators. Policy 6.3 Protect and enhance the climate resilience of urban forests by implementing climate-smart forest management. Policy 6.4 Identify the Wildland-Urban Interface and implement strategies for reducing wildfire risk potential in these areas. Policy 6.5 Develop a community-wide wildfire resilience strategy to improve emergency response capabilities, create fire- resilient landscapes, protect the local economy, and foster short- and long-term recovery in the event of a wildfire. i Below goal and policies being considered for placement in this element or the Land Use element, where it exists today. Goal 7: Environmentally Hazardous Sites. Actively pursue and participate in environmental remediation of contaminated sites and vacant industrial lands using best available science. Policy Establish a vision for the future use and development of the old Rayonier Mill site based on post-cleanup conditions and development capacity, housing needs, economic development potential, enhanced public August 27, 2025 Planning Commission Agenda Packet 25 shoreline access, and opportunities to preserve of open space and enhanced and marine wildlife habitat. Policy Designate the Rayonier cleanup sites on M Street as future open space. Policy Explore funding opportunities to assist with the cleanup of environmentally hazardous sites throughout town, improving the economic development and feasibility of these locations. i Below goal is adapted from the Land Use element goal G-3N. Goal 8: 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. (Goal G-3N) i Below policy is relocated from Land Use policy P-3N.02. Policy 8.1 Encourage partnerships between local farms/farmers and residents to establish local food production projects and local composting and green waste recycling projects. Policy 8.2 Connect local farms/farmers with the North Olympic Land Trust for the preservation of farmland through the use of conservation easements. i Below policy is adapted from Land Use policy P-3N.03. Policy 8.3 Facilitate policies between the Department of Community and Economic Development and the Department of Public Works & Utilities that foster agreement and resource availability systems for allowing gardening for food, habitat, or both in the right-of-way (e.g., planting strips) and explore irrigation and planting incentives. Policy 8.4 Update the list of approved street trees in the Urban Standards and Guidelines to include a variety of fruit bearing trees. i Below policy is adapted from Land Use policy P-3N.05. August 27, 2025 Planning Commission Agenda Packet 26 Policy 8.5 Update language around animal husbandry within the City to break down barriers to owning and raising small livestock. Goal 9: Ensure environmental justice by providing all residents an equitable opportunity to learn about climate impacts, influence policy decisions, and take actions to enhance community resilience. Policy 9.1 Continue to implement residential conservation and rebate programs to provide equitable access to energy saving opportunities. Policy 9.2 Ensure all community members have equitable access to green space within 1/3 mile of their home. Policy 9.3 Utilize a variety of mechanisms for disseminating information regarding climate hazards and preparedness, including the City’s website, social media platforms, City Council meetings, utility billing stuffers, and posting information at City Hall. Goal 10: Improve public transit, active transportation, and zero-emission vehicle access, making transportation safer, cleaner, and more accessible to all community members. Policy 10.1 Improve trails, sidewalks, streets, and public facilities to encourage walkability and non-motorized transportation. Policy 10.2 Increase multimodal capacity in coordination with the location of higher-density housing and commercial centers to reduce single-occupancy vehicle dependence and greenhouse gas emissions. Policy 10.3 Incentivize electric vehicle infrastructure in new residential and commercial developments. Policy 10.4 Incentivize electrification of the city’s Port infrastructure and allow marine electrification. Policy 10.5 Explore alley conversion into attractive pedestrian zones for improved access to local businesses. Policy 10.6 Encourage development of low-carbon-impact transportation infrastructure. August 27, 2025 Planning Commission Agenda Packet 27 Capital Facilities Element August 27, 2025 Planning Commission Agenda Packet 28 Introduction i Replaced and Updated Introductory Text The Capital Facilities element directs the long-range development and maintenance of all facilities and capital assets that support residents, businesses, and overall quality of life. These essential assets form the very foundation upon which a thriving community is built. Recognizing their critical importance, the Washington State Growth Management Act (GMA) places significant emphasis on the planning and provision of adequate capital facilities to accommodate growth and maintain essential services. Understanding these requirements and exploring potential funding avenues within the city, as well as acknowledging the role of alternate service providers, is crucial for the continued prosperity of Port Angeles. The Growth Management Act (RCW 36.70A) mandates that local governments in Washington engage in comprehensive planning. A key component of this planning process is the development of a Capital Facilities Plan (CFP). The GMA requires that the CFP include a thorough assessment of the current condition, capacity, and service levels of all city-owned infrastructure, as well as a forecast of future needs based on projected population and employment growth. Furthermore, the city must establish desired levels of service standards defining the quality and quantity of public services to be provided. The CFP must also identify how the necessary capital improvements will be financed, outlining potential local, state, and federal sources, and establish a prioritized timeline for the construction, expansion, or replacement of capital facilities. A cornerstone of the GMA, concurrency requires that adequate public facilities and services are in place or funded to support new development at the time of occupancy, without diminishing existing service levels, necessitating a close link between land use planning and capital facilities planning. To address its capital facility needs, the City has several potential funding sources at its disposal. These may include a portion of property tax levies, which can be dedicated to capital projects, potentially involving existing levies or voter-approved bond measures for larger initiatives. Additionally, a portion of the city's sales tax revenue can be allocated to capital improvements. User fees for services like water, sewer, and stormwater can include a capital component to fund system upgrades and expansions, and the real estate excise tax (REET), a tax on the sale of real property, provides a dedicated funding source for capital projects. Impact fees, one-time charges levied on new development, can help offset the cost of providing public facilities necessitated by August 27, 2025 Planning Commission Agenda Packet 29 that growth. Furthermore, the city can actively pursue state and federal grants and low- interest loans to supplement local funding for specific capital projects, and collaborations with private entities or philanthropic organizations can sometimes provide funding or in- kind contributions for certain facilities, such as parks or community centers. This element looks at the broader view of funds while the Capital Improvement Program (CIP) in Appendix A are specific facility projects that have realistic funding sources assigned during the annual budget cycle. The City of Port Angeles directly provides and maintains a diverse range of capital facilities, including: • Water System: Water treatment plants, storage reservoirs, and distribution pipelines. • Wastewater System: Collection pipes, treatment plants, and discharge infrastructure. • Stormwater System: Drainage pipes, detention ponds, and outfalls. • Parks and Recreation Facilities: Parks, trails, sports fields, community centers, and playgrounds. • Public Safety Facilities: Police station, fire stations, and emergency operations center. • General Government Facilities: City hall, public works buildings, and other administrative offices. While the City is directly responsible for many core capital facilities, it's important to recognize that some essential services and infrastructure are provided by alternate entities. Special purpose districts, like the William Shore Aquatic Center, North Olympic Library System, and Port of Port Angeles operate independently and are responsible for their own capital facilities and service provision within their defined boundaries, which may overlap with the city. Telecommunication companies own and operate the capital facilities for internet, phone, and cable services. Understanding the roles and responsibilities of these alternate providers is crucial for effective regional planning and coordination, and the City of Port Angeles must work collaboratively with these entities to ensure seamless service delivery and avoid duplication of effort. i Added in information and list of EPF’s Essential Public Facilities (EPFs) are the backbone of any thriving community, delivering critical services such as public safety, education, and healthcare. Understanding what existing facilities are available is vital, as this information lays the groundwork for creating effective future policies that ensure everyone continues to have easy access to these essential services, ultimately supporting the well-being of the entire community. The following is an initial inventory of existing Essential Public Facilities within the Port Angeles area that are provided by alternative providers: • Airports: Fairchild International Airport August 27, 2025 Planning Commission Agenda Packet 30 • State Education Facilities: Peninsula College • State or Regional Transportation Facilities (as defined in RCW 47.06.140): o Black Ball ferry terminal o Marine port facilities and connecting transportation corridors o Highway 101 and 117 o WSDOT maintenance yard o Clallam Transit yards • Regional Transit Authority Facilities (as defined in RCW 81.112.020): This category may be covered by the existing Clallam Transit yards; further confirmation is needed. • State and Local Correctional Facilities: Jail at the Clallam County campus and the Juvenial Services and Detention Center on East 18th Street. • Solid Waste Handling Facilities: City-owned transfer station on the west side of town Goals and Policies i Goal 8A has equity statements added Goal 8A To provide and maintain safe and financially feasible urban services and capital facilities at or above stated levels of service to all City residents and the general public. Ensure equitable access and outcomes for all community members, particularly those historically underserved. Regularly assess service levels and outcomes across different demographics and geographic areas to identify and address disparities. i P-8A.01 has equity statements added P-8A.01 The Comprehensive Plan should establish general level of service standards for each urban utility and service. Such standards should be used to determine the impacts of development. These standards should be developed with an explicit focus on achieving equitable service delivery and should be regularly evaluated for their impact on different communities within the city. The evaluation process should include community feedback and disaggregated data analysis. i P-8A.02 has equity statements added August 27, 2025 Planning Commission Agenda Packet 31 P-8A.02 Develop individual comprehensive service and facility plans for the following capital facilities and/or services: • Transportation, including streets, and non-motorized (bikeways and pedestrian walkways), • Water system, • Sanitary sewer system, • Electrical system, • Stormwater, • Solid Waste, • Possible inclusion of Combined Sewer Overflow, • Parks and recreation services, and • Emergency services (police, fire, and medical response). These standards should be developed with an explicit focus on achieving equitable service delivery and should be regularly evaluated for their impact on different communities within the city. The evaluation process should include community feedback and disaggregated data analysis. i P-8A.03 has equity statements added P-8A.03 Each comprehensive service and facility plan should be consistent with the Comprehensive Plan, the County-Wide Planning Policy, and the State Growth Management Act. Furthermore, these plans should actively work towards achieving equitable service provision and inclusive community benefits, with clear accountability measures. i P-8A.04 has equity statements added P-8A.04 At a minimum, ensure the continuation of established level of service standards for all urban utilities and services to the extent and in the manner provided herein. This continuation should be coupled with ongoing analysis to identify and eliminate any existing inequities in service delivery or access. This analysis should inform budget allocations and service improvements. i P-8A.05 has equity statements added P-8A.05 Cooperate with the appropriate private and/or public agencies to develop individual comprehensive service and facility plans for each of the following utilities and/or services: • Telecommunications, • Schools, • Mass transportation, and August 27, 2025 Planning Commission Agenda Packet 32 •Solid waste collection and disposal. This cooperation should include actively seeking input from diverse community stakeholders, including those often excluded from decision-making processes, to ensure that plans address equity concerns. i P-8A.06 has equity statements added P-8A.06 Create and maintain comprehensive service and facility plans consistent with the general level of service standards established in the Comprehensive Plan and establish detailed level of service standards which, at a minimum, meet all local, state, and federal health and safety requirements. Establish desired level of service standards and should include an inventory of current facilities, measurements of current and future service capacities, the determination of future service and facility improvements necessary to serve the twenty-year vision of the Comprehensive Plan Land Use Map, and a financial feasibility analysis. Include a thorough equity impact assessment to identify existing disparities and ensure that future improvements are prioritized in ways that advance equitable outcomes for all residents. The assessment should be made publicly available. i P-8A.07 has equity statements added P-8A.07 Create and maintain comprehensive service and facility plan for streets and non- motorized facilities (bikeways, trails, and pedestrian walkways) that include specific actions and requirements for bringing into compliance any street facilities that fall below the required level of service, including demand management strategies which encourage reduced reliance on single occupant vehicle trips and encourage use of alternate modes of transportation such as the bicycles, walkways, and transit riding with incentive programs for and from local businesses. Include a future US 101 corridor to meet long- term local and regional non-motorized transportation needs. This plan should prioritize investments in active transportation infrastructure in historically underserved communities to enhance equitable access to transportation options and promote healthy lifestyles for all residents. Incentive programs should be designed to be inclusive and accessible to individuals from diverse socioeconomic backgrounds. i P-8A.08 has equity statements added P-8A.08 The City should require concurrency and standards be met at the time of new development for the following utilities and services: The application August 27, 2025 Planning Commission Agenda Packet 33 of these concurrency requirements should be monitored to ensure equitable provision of services across all areas of the city, preventing the creation or perpetuation of service disparities. •Paved streets, curbs, and sidewalks •Water service, •Sanitary sewer service, •Electrical service •Solid waste collection, •Stormwater management, •Telecommunications services, and •Emergency services (police, fire and emergency medical response). i P-8A.09 has equity statements added P-8A.09 Require the following services and facilities within six years from the time of development: •Parks and recreation services and facilities, and •Transit system. Planning for the provision of these services should prioritize equitable distribution and accessibility to ensure that all residents, regardless of location or socioeconomic status, can benefit. i P-8A.10 Minor grammar edit P-8A.10 Adopt and maintain an annual Capital Facilities Plan consistent with the Comprehensive Plan and State Growth Management Act. The Capital Facilities Plan's financing schedule may be corrected, updated, or modified without being considered as an amendment to the Comprehensive Plan, following a public hearing before the City Council. i P-8A.11 has equity statements added, and minor grammar edit P-8A.11 Adopt and maintain a Comprehensive Parks and Recreation Plan consistent with the Comprehensive Plan and the Growth Management Act as an Element of the Comprehensive Plan. This plan should include a detailed equity analysis of the existing parks and recreation system and establish clear goals and strategies for achieving equitable access, distribution, and programming that meets the diverse needs of all community members. This includes culturally relevant programs and accessible facilities. i P-8A.12 has equity statements added August 27, 2025 Planning Commission Agenda Packet 34 P-8A.12 Require sidewalks be included in all development and redevelopment proposals where sidewalks do not exist at the time of application for development. Permeable materials are preferred for sidewalk construction where feasible. Prioritize the installation and improvement of sidewalks in underserved neighborhoods with high pedestrian activity to promote equitable access to safe and accessible pedestrian infrastructure. Explore funding mechanisms specifically for these areas. i P-8A.13 has equity statements added P-8A.13 Develop and implement an Urban Forestry Program to properly manage street trees, park trees, and forested environmentally sensitive areas located within the city. This program should prioritize tree planting and green space enhancement in historically disadvantaged neighborhoods that may lack equitable access to green infrastructure. Engage residents in these efforts. P-8A.14 Create a unified, coherent design element for signage, street lighting, traffic control devices, and similar structures to be used throughout the city and specifically in the downtown area as a method for improved way finding and place identification for visitors and residents alike. i P-8A.15 has additions from the City. P-8A.15 Consider efficient use of utilities, rain gardens, limited expansion of impervious services, etc…, and adaptation strategies in planning and designing capital facilities. P-8A.16 Development shall be served with adequate transit service as determined in the comprehensive service and facilities plan for transportation within six years from the time of development. i P-8A.17 has equity statements added P-8A.17 Deny any development that will not be served at or greater than a citywide level of service standard of 10 acres of parks per 1,000 population within six years from the time of development. Ensure that the application of this standard contributes to the equitable distribution of parkland throughout the city, addressing historical disparities in access to green spaces. Consider the quality and usability of parkland in addition to acreage. P-8A.18 Deny any development that will not be served at or less than the following level of service standards at the time of development. •Police 600 persons per one officer •Fire Four-minute response time or residential sprinkler system installationAugust 27, 2025 Planning Commission Agenda Packet 35 i P-8A.19 has equity statements added P-8A.19 Deny any development that will not be served with solid waste collection service at or less than a city-wide level of service standard of 400 pick-up accounts per 1000 population within six years from the time of development. Ensure accessibility and affordability of solid waste collection services for all residents, including those in underserved communities P-8A.20 Participate with the County in the development, maintenance, and implementation of a regional solid waste plan, which addresses collection, disposal, and recycling of solid waste. i P-8A.21 has equity statements added P-8A.21 Consider the cumulative effect of development on the City's need for adequate public service buildings. Ensure that the location and design of public service buildings are accessible and welcoming to all members of the community. i P-8A.22 has equity statements added P-8A.22 Consider projected climatic change impacts and adaptation strategies to determine whether adequate services can be provided into the future, prior to approving any development. Assess the disproportionate impacts of climate change on vulnerable populations and incorporate adaptation strategies that address these inequities. i P-8A23 has equity statements added P-8A.23 Support public education and Peninsula College, including initiatives for rebuilding schools. Prioritize equitable funding and resources for all schools and ensure that rebuilding initiatives address the needs of diverse student populations. i P-8A.24 has equity statements added P-8A.24 Consider level of service standards for development based on the School District's projected enrollment figures and residential growth as provided for in the Land Use Element of the Comprehensive Plan: Ensure equitable access to appropriate educational space for all students, regardless of location or background. August 27, 2025 Planning Commission Agenda Packet 36 •High School 125 square feet of permanent, appropriate educational space per student •Middle School 104 square feet of permanent, appropriate educational space per student •Elementary School 100 square feet of permanent, appropriate educational space per student City shall not approve any development that is not served with water service at or greater than the following level of service standards at the time of development. i New Policy moved from Economic Development NEW POLICY Take a leading role in enhancing visitors' first impression of the community by maintaining and upgrading the City’s public facilities, green infrastructure, and strengthen the nuisance abatement program. i Goal 8B has equity statements added as well as comment from the City. Goal 8B To provide urban streets and utilities at minimum levels of service for all city residents and the general public. Emphasize equitable access to and quality of streets and utilities for all residents, while being mindful of affordability. P-8B.01 All arterial streets shall function at an average daily Level of Service (LOS) of D or better. i P-8B.02 has equity statements added P-8B.02 Development on all arterial streets and any other streets identified as school walking routes should include pedestrian sidewalks on both sides of the street. Prioritize sidewalk development in areas with high pedestrian activity and ensure accessibility for people of all abilities. P-8B.03 The City shall not approve any development that is not served with water service at or greater than the following level of service standards at the time of development: •Single family units: 2 gallons per minute @ 30 psi •(Fire - 1000 gallons per minute @ 20 psi for single family residential > 3,600 square feet) •(Fire - 500 gallons per minute @ 20 psi for single family residential < 3,600 square feet) •Multi-family units: 1 gallon per minute @ 30 psi (fire per Uniform Fire Code) August 27, 2025 Planning Commission Agenda Packet 37 •Commercial: per Uniform Fire Code •Industrial: per Uniform Fire Code P-8B.04 The City shall not approve any development that is not served with sewer service at or greater than a level of service standard of 300 gallons per day per person at the time of development. P-8B.05 The City shall not approve any development that is not served with electrical service at or greater than a level of service standard of 118 volts (120 volt base) at the time of development. P-8B.06 The City shall not approve any development that increases a site's post- development stormwater run-off beyond that allowed by the Department of Ecology Stormwater Management Manual for Western Washington as adopted by the City. P-8B.07 The City should not approve any development that cannot be served with telecommunications service at or greater than the following level of service standards at the time of development: Telephone Residential 1 service per unit Commercial 1 service per business Industrial 1 service per business Cable Television Residential 1 service per unit Commercial 0 service per business Industrial 0 service per business Internet Residential 1 service per unit Commercial 0 service per business Industrial 0 service per business i P-8B.08 has equity statements added August 27, 2025 Planning Commission Agenda Packet 38 P-8B.08 Highways of Statewide Significance (HSS) should function at Level of Service (LOS) D or better, consistent with the Regional Transportation Plan (RTP). Consider the impact of highway performance on different communities and ensure equitable access and connectivity. i P-8B.09 has equity statements added P-8B.09 Develop a Capital Facilities Plan list, with public input, for prioritizing pedestrian walkway needs. Actively seek input from diverse communities to ensure that pedestrian walkway priorities reflect the needs of all residents, including those with mobility challenges. i P-8B.09 has equity statements added P-8B.10 Seek funding to increase the provision of sidewalks in already developed areas where sidewalks do not occur. Prioritize sidewalk improvements in underserved areas to promote equitable pedestrian access. Goal 8C To participate with the County, State, and Federal governments as well as other public agencies to provide adequate regional public services such as schools, highways, tie-ins to regional communication networks, libraries, and correctional facilities.i P-8C.01 has equity statements added P-8C.01 The City should cooperate with the County and the community's health care providers to ensure quality health care facilities within the City that serve the region as a whole. Advocate for equitable access to quality health care services for all residents, regardless of their socioeconomic status or location. i P-8C.02 has equity statements added P-8C.02 The City should cooperate with the County in planning regional library facilities within the City. Ensure that the location, hours, and resources of regional libraries are accessible and meet the needs of diverse communities. i P-8C.03 has equity statements added P-8C.03 The City should cooperate with the County in planning for adequate correctional facilities. Advocate for fair and equitable practices within the correctional system. i Gaol 8D has equity statements added Goal 8D To reduce the amount of impervious surface created by new developments and thereby reduce stormwater management costs and environmental impacts to the City and its natural resources, reduce development costs to private property owners, and provide safe and August 27, 2025 Planning Commission Agenda Packet 39 more attractive streets through traffic calming, safe pedestrian amenities, and improved street edge landscaping. Ensure that the benefits of reduced impervious surfaces and improved streetscapes are experienced equitably across all neighborhoods.P-8D.01 Revise existing urban development standards in low density residential areas to include low impact development standards for street, pedestrian and non- motorized access, sewer, and fire suppression to more nearly reflect the needs of suburban densities and conditions in outlying undeveloped areas of the City and PAUGA. i P-8D.02 has equity statements added P-8D.02 The City should invest in Green Infrastructure, Low Impact Development (LID), and similar technologies to maintain and enhance environmental quality. Prioritize green infrastructure investments in underserved areas that may experience disproportionate environmental burdens. i P-8D.03 has equity statements added P-8D.03 Encourage the use of Low Impact Development stormwater management techniques (such as vegetated roofs, permeable pavement, rainwater harvesting, and bioretention) for all new developments. Provide resources and incentives to ensure that LID techniques are feasible for a wide range of developers and property owners. Goal 8E Prepare for the increased demand for solid waste and recycling collection and disposal. P-8E.01 Participate with the County in the development, maintenance, and implementation of a regional solid waste plan, which addresses collection, disposal, and recycling of solid waste P-3N.06 [reloc.] Encourage the City of Port Angeles to operate a composting facility. i Goal 8F has equity statements added Goal 8F Enhance emergency services to address response to extreme heat, drought, flooding, sea level rise, and wildfire. Ensure that emergency preparedness and response efforts are inclusive and address the specific needs of vulnerable populations. i P-8F.01 has equity statements added August 27, 2025 Planning Commission Agenda Packet 40 P-8F.01 Develop resilience hubs — community-serving facilities augmented to support residents. (Locate resilience hubs in accessible locations and ensure that they offer services that meet the diverse needs of the community. i P-8F.02 has equity statements added P-8F.02 Coordinate resource distribution and services before, during, and after a hazard event ensuring equitable distribution of resources. i P-8F.03 has equity statements added P-8F.03 Identify safe evacuation routes for earthquakes, tsunamis, high-risk debris flow, and landslide areas. Ensure that evacuation routes are accessible to all residents, including those with mobility issues or limited transportation options. i P-8F.04 has equity statements added P-8F.04 Improve knowledge of earthquake, tsunami, landslide hazard areas and understanding of vulnerability and risk to life and property in hazard-prone areas. Conduct outreach and education in multiple languages and formats to ensure that all residents understand the risks. i P-8F.05 has equity statements added P-8F.05 Evaluate current earthquake, tsunami, and landslide warning systems to ensure effectiveness and efficiency and increase coordination between local jurisdictions. Ensure that warning systems are accessible to all residents, including those with sensory impairments. P-8F.06 Strengthen response to earthquakes, tsunamis, and landslides by incident management teams to increase resilience. i P-8F.07 has equity statements added P-8F.07 Create a Community Wildfire Preparedness Plan that engages diverse community members in the development of the preparedness plan to ensure it addresses the needs of all residents i P-8F.08 has equity statements added P-8F.08 Provide education and outreach to residents to ensure their personal preparedness in the event of wildfire. Offer educational materials in multiple languages and formats and conduct outreach to underserved communities. August 27, 2025 Planning Commission Agenda Packet 41 i P-8F.09 has equity statements added P-8F.09 Enhance Emergency Services to increase efficiency of wildfire response and recovery activities. Ensure that wildfire response and recovery efforts address the needs of all affected residents equitably. i P-8F.10 has equity statements added P-8F.10 Complete a new wildfire assessment that accounts for Wildland Urban Interface areas. Consider the socioeconomic characteristics of Wildland Urban Interface areas and potential disparities in wildfire risk and resilience. i P-8F.11 has equity statements added P-8F.11 Develop and disseminate maps relating to the fire hazard to help educate and assist builders and homeowners engaged in wildfire mitigation activities, and to help guide emergency services during response. Ensure that maps and related information are accessible and understandable to all residents. i P-8F.12 has equity statements added P-8F.12 Improve brush clean-up operations to decrease wildfire fuel. Ensure that brush clean-up programs are implemented equitably across all neighborhoods. P-8F.13 Improve current emergency evacuation routes. Site new emergency evacuation routes to increase route redundancy in case the primary emergency evacuation route is affected by the emergency. Goal 8G Increase municipal cleanup and refuse capacity to prepare for increased need following extreme precipitation events. P-8G.01 Develop and implement a strategy to expedite the removal of waste (e.g., downed tree limbs and buildings blocking roads and streams) during and after a disaster incident to reduce the risks of subsequent fire, flood, injury, and disease vectors. Goal 8H Reduce waste-related greenhouse gas emissions from wastewater and landfills. P-8H.01 Evaluate wastewater facility to reduce greenhouse emissions and build resilience to climate impacts such as landslides. August 27, 2025 Planning Commission Agenda Packet 42 P-8H.02 Maximize the co-generation and on-site utilization of natural gas from anaerobic digesters and other methods of harnessing energy in wastewater treatment. This will reduce vulnerability to power and fuel shortages, as well as reduce emissions. P-8H.03 Reduce vulnerability of access routes to the treatment plant and consider identifying alternative routes should primary routes be compromised. Goal 8I Prepare conservation strategies and protect water quality to increase resilience to drought, sea level rise, and reduced snowpack. i P-8I.01 has equity statements added P-8I.01 Enhance water supply monitoring to increase resilience during drought periods. Ensure that monitoring data is used to inform equitable water management decisions. i P-8I.02 has equity statements added P-8I.02 Reduce water consumption through education and incentive programs. For example: •Create a smart grid water use system and share data with consumers •to increase conservation. Ensure that smart grid technology and data sharing are accessible to all residents. •Promote and incentivize smart irrigation technologies for golf courses •and parks. •Update water rates to discourage watering lawns. Analyze the potential impact of rate changes on low-income households and consider implementing tiered rates or assistance programs •Provide incentives for efficient food cultivation. i P-8I.03 has equity statements added P-8I.03 Maintain and enhance the quality of water resources through the regulation of clearing, grading, dumping, discharging, and draining and the provision of flood and erosion control measures and regulations to protect wetlands and other environmentally sensitive areas. Use adaptive management practices and best available climate science and projections to inform these efforts. Ensure that regulations and control measures are applied equitably and that the benefits of environmental protection are shared by all communities. August 27, 2025 Planning Commission Agenda Packet 43 Utilities & Public Services Element August 27, 2025 Planning Commission Agenda Packet 44 Introduction i Replaced introduction with updated text The Utilities Element serves as a required critical framework to detail the location and capacity of existing and proposed utilities such as electricity and telecommunications. Beyond a simple inventory, the GMA also mandates that the Utilities Element contain recommendations for meeting future utility needs, based on projected population and economic growth. This necessitates a collaborative approach, requiring consultation with Bonneville Power Administration and consideration of their plans and forecasts. By addressing these requirements, the Utilities Element ensures that adequate infrastructure is strategically planned and available to support development, without compromising existing service levels. As a full-service City, the city of Port Angeles provides the community with electricity, garbage collection, recycling and yard waste collection, water, wastewater (sewer), and stormwater services at competitive rates and in compliance with all state and federal standards. Those City provided utilities are outlined in the Capital Facilities Element (8). While the city directly manages these core utilities, other essential services are provided by alternative providers operating within the area. Service Type Residential Commercial Industrial Telephone 1 service per unit 1 service per business 1 service per business Cable Television 1 service per unit 0 service per business 0 service per business Internet 1 service per unit 0 service per business 0 service per business August 27, 2025 Planning Commission Agenda Packet 45 i New text with updated information Telecommunications Port Angeles residents and businesses benefit from a diverse range of telecommunication services. High-speed internet options include fiber optic from CenturyLink and Astound Broadband, with varying availability. Cable internet is also provided by Astound Broadband and CenturyLink, while DSL is available through CenturyLink and AT&T. For wireless connectivity, fixed wireless services are offered by Nikola Broadband, CresComm Broadband, and the 5G home internet options from T-Mobile and Verizon. Satellite internet, ensuring wide coverage, is available from Viasat, HughesNet, and Starlink. The Clallam County PUD's fiber network supports services from providers. Landline phone services are accessible through traditional providers like CenturyLink, as well as local provider Angeles Communications. Mobile phone service is readily available from major carriers like AT&T and Verizon. August 27, 2025 Planning Commission Agenda Packet 46 Goals and Policies i Goal 5A Grammar update Goal 5A To ensure access or allow the opportunity for services and facilities which enhance the quality of life for Port Angeles citizens of all ages, characteristics, needs, and interests and to achieve the desired urban design of the City. P-5A.01 Include provisions in public facilities for citizens with disabilities and construct them according to accepted standards. P-5A.02 Locate social services providing home care in residential neighborhoods in a manner that maintains the character of the immediate neighborhood. P-5A.03 Comprehensive service and facility plans should be consistent with the City's Comprehensive Plan and should be implemented through applicable land use approvals and construction permits. i P-5A.04 Revised text by the City P-5A.04 City projects shall consider various ages, characteristics, needs, and interests while being mindful of tribal issues and other community interests. Goal 5B To support services and facilities through different levels of participation in cooperation with other public or private agencies. i P-5B.01 Updates per the City P-5B.01 The City should be the "primary responsible agency" and should take the lead in cooperation with other governmental entities to provide: •Utility and emergency services (water, wastewater, electrical, stormwater, police, fire, solid waste and emergency medical response services) August 27, 2025 Planning Commission Agenda Packet 47 • Transportation infrastructure, including trails and sidewalks and • Parks and recreation i P-5B.02 has equity statements added P-5B.02 The City should participate as a "financial partner" to support essential programs and services including: • accessibility for youth from diverse socioeconomic backgrounds. • Library facilities, ensuring equitable access for individuals with varying needs and from diverse backgrounds. • Senior programs, ensuring culturally relevant and accessible programs for a diverse senior population. • Low- and moderate-income housing programs • Facilities for senior programs, ensuring accessible and culturally appropriate facilities. • Utility assistance for low-income households, andSocial and public health services, addressing health disparities and ensuring culturally competent services. i P-5B.03 has equity statements added P-5B.03 As a "supporter," the City should promote and cooperate in providing programs and services including: Library programs such as information and assistance, ensuring services are accessible and relevant to diverse community members. • Affordable housing information and referral, ensuring information is accessible in multiple languages and formats. • Economic and business development services, supporting equitable opportunities for businesses owned by underrepresented groups. • Tourism information and services, promoting inclusive tourism that benefits all community members. • Schools and community learning, supporting equitable access to quality education and learning opportunities for all. • Fine arts, promoting diverse artistic expressions and ensuring equitable access to arts and culture. August 27, 2025 Planning Commission Agenda Packet 48 • Community recreation, ensuring affordable, accessible, and culturally relevant recreational opportunities for all. • Public and private youth, family and senior services, ensuring culturally competent and accessible services that meet the diverse needs of these groups. • Telecommunications, promoting equitable access to broadband and technology for all residents. • Crime prevention programs, ensuring fair and equitable approaches to crime prevention and addressing systemic inequities. • Health Care programs, promoting equitable access to quality and culturally competent healthcare. • i P-5B.04 has equity statements added P-5B.04 Develop and use public facilities cooperatively, in the promotion of social and community services, ensuring these cooperatively used facilities are accessible and welcoming to all members of the community. Goal 5C To provide safe, clean, usable, and attractive public facilities which enhance the cultural, educational, economic, recreational, and environmental attributes of the City. i P-5C.01 has equity statements added P-5C.01 Support industrial diversification by the development of urban services, ensuring equitable opportunities in new industrial sectors for all residents. i P-5C.02 has equity statements added P-5C.02 Major parks and large open spaces should provide for a variety of outdoor activities and be located to take advantage of natural processes (such as wetlands and tidal actions) and unusual landscape features (such as cliffs and bluffs), and to integrate stormwater facilities into the natural landscape where feasible (such as LID techniques and BMPs and stormwater treatment wetlands), ensuring equitable access to these diverse park experiences for all residents, regardless of location or ability. August 27, 2025 Planning Commission Agenda Packet 49 i P-5C.03 has equity statements added P-5C.03 Provide a variety of settings and activities suitable to people of all ages, characteristics, and interests, explicitly mentioning equitable access and culturally relevant options. i P-5C.04 has equity statements added P-5C.04 Encourage more active involvement and communication between education (professional and student), business, community, art and cultural communities to help integrate key people into the startup community, ensuring opportunities for participation from underrepresented groups in these sectors. i P-5C.05 has equity statements added P-5C.05 Work in partnership with the community as stewards of the area’s unique environment and quality of life, ensuring inclusive engagement of diverse community members in environmental stewardship efforts. Goal 5D To provide utility services in an efficient and cost- effective manner. P-5D.01 Design urban services for the maximum planned density and/or land use intensity of a given area as designated on the Comprehensive Plan Land Use Map. P-5D.02 Provide urban services only in areas that are logical extensions of areas, which are currently served by such services or needed to implement a specific goal or policy of the Comprehensive Plan. i P-5D.03 has equity statements added P-5D.03 Promote and encourage energy conservation, renewable energy, distributed energy generation, improved distribution efficiencies, and recycling efforts throughout the community, ensuring equitable access to energy efficiency programs and renewable energy options, particularly for low-income residents. August 27, 2025 Planning Commission Agenda Packet 50 i P-5D.04 has equity statements added P-5D.04 Promote the joint use of transportation rights-of-way and utility corridors for all forms of transportation, including non-motorized, ensuring these shared corridors are designed to be safe and accessible for all users, including those with disabilities. i P-7D-06 Relocated from Conservation P-7D.06 [reloc.] Utilize common utility corridors for urban service facilities located in shoreline areas. P-5D.05 Promote coordination, consistency, and concurrency at all stages of utility development in the Port Angeles Urban Growth Area. P-5D.06 Planning for utility services should be consistent with the goals and policies of the Capital Facilities Element. P-5D.07 Serve new development with sanitary sewers. P-5D.08 Consider the policies adopted in the Water Resources Inventory Area 18 Watershed Management Plan, including the provision of water supply to the urban areas in and between the Elwha River and Morse Creek drainage basins. i P-5D.09 has equity statements added P-5D.09 Provide infrastructure to all industrial lands to encourage development, ensuring equitable access to job opportunities created by this development for all residents. i P-5D.10 has equity statements added P-5D.10 Encourage the use of renewable energy in both the private and public sectors, providing all reasonable support and advocacy at the State level for regulations and incentives that encourage such installations, ensuring that renewable energy incentives are accessible to a wide range of residents and businesses, including those with lower incomes. August 27, 2025 Planning Commission Agenda Packet 51 Goal 5E To build resilience and capacity to prepare for increased energy demand by enhancing energy and resource efficiency and diversifying the grid. P-5E.01 Continue working with Bonneville Power Administration to provide incentives and education for residents to conserve energy, access renewable energy, and finance energy efficiency retrofits. P-5E.02 Incentivize active and passive solar building design and leverage existing Bonneville Power Administration programs (e.g., energy efficiency incentives) and state and federal funding sources and policy. i Adding from Conservation Element P-7B-19 [reloc.] Promote the use of alternative energy, energy conservation technology, and smart energy grid. Goal G-5F Enhance emergency services to address response to extreme heat, drought, flooding, sea level rise, and wildfire. i P-5F.01 has equity statements added P-5F.01 Identify safe evacuation routes for earthquakes, tsunamis, high-risk debris flow, and landslide areas, ensuring these routes are accessible to individuals with mobility challenges and that communication about them reaches all residents, including those with language barriers. i P-5F.02 has equity statements added P-5F.02 Improve knowledge and strengthen response to earthquakes, tsunamis, and landslide hazard areas and increase understanding of vulnerability and risk to life and property in hazard-prone areas, ensuring this information is accessible to all residents, including those with language barriers or limited access to technology. i P-5F.03 has equity statements added P-5F.03 Evaluate current earthquake, tsunami, and landslide warning systems to ensure effectiveness and efficiency and August 27, 2025 Planning Commission Agenda Packet 52 increase coordination between local jurisdictions, ensuring warning systems reach all residents effectively, including those without internet access or who speak languages other than English. i P-5F.04 has equity statements added P-5F.04 Strengthen response to earthquakes, tsunamis, and landslides by incident management teams to increase resilience, ensuring that response efforts are equitable and address the diverse needs of the affected population. i P-5F.05 has equity statements added P-5F.05 Create a Community Wildfire Preparedness Plan, ensuring inclusive community engagement in the development of this plan. i P-5F.06 has equity statements added P-5F.06 Provide education and outreach to residents to ensure their personal preparedness in the event of a wildfire, ensuring outreach is accessible and culturally relevant to all residents, including those with language barriers or limited access to information. i P-5F.07 has equity statements added P-5F.07 Enhance Emergency Services to increase efficiency of wildfire response and recovery activities, ensuring equitable resource allocation and support during response and recovery. i P-5F.08 has equity statements added P-5F.08 Complete a new wildfire assessment that accounts for Wildland Urban Interface areas, considering the disproportionate impacts of wildfire on vulnerable populations. i P-5F.09 has equity statements added P-5F.09 Develop and disseminate maps relating to the fire hazard to help educate and assist builders and homeowners engaged in wildfire mitigation activities, and to help guide August 27, 2025 Planning Commission Agenda Packet 53 emergency services during response, ensuring these maps and information are accessible to all residents, regardless of their housing situation or access to technology. i P-5F.10 has equity statements added P-5F.10 Improve brush clean-up operations to decrease wildfire fuel, ensuring these operations are conducted equitably and do not disproportionately impact vulnerable populations. i P-5F.11 has equity statements added P-5F.11 Improve current emergency evacuation routes. Site new emergency evacuation routes to increase route redundancy in case the primary emergency evacuation route is affected by the emergency, ensuring these routes are accessible to individuals with mobility challenges and that information about them is widely disseminated. P-3E.07 [reloc.] Encourage new residential development to promote resilience by incorporating underground utilities. Goal 5G Prepare conservation strategies and protect water quality to increase resilience to drought, sea level rise, and reduced snowpack. P-5G.01 Enhance water supply monitoring to increase resilience during drought periods. i P-5G.02 has equity statements added •P-5G.02 Reduce water consumption through education and incentive programs, ensuring these programs are accessible and beneficial to all residents, including low-income households.For example: •Create a smart grid water use system and share data with consumers to increase conservation, ensuring access to this technology for all residents. Promote and incentivize smart irrigation technologies for golf coursesand parks. •Update water rates to discourage watering lawns. Provide incentives for efficient food cultivation, ensuring these incentives August 27, 2025 Planning Commission Agenda Packet 54 are accessible to diverse community members. i P-5G.03 has equity statements added 1. P-5G.03 Maintain and enhance the quality of water resources through the regulation of clearing, grading, dumping, discharging, and draining and the provision of flood and erosion control measures and regulations to protect wetlands and other environmentally sensitive areas. Use adaptive management practices and best available climate science and projections to inform these efforts, ensuring that the benefits of these protections are equitably distributed and that potential negative impacts on vulnerable populations are addressed. s. August 27, 2025 Planning Commission Agenda Packet 55 August 27, 2025 Planning Commission Agenda Packet 56 TABLE OF CONTENTS Thank You ............................................................................................................................................................ 4 Land Acknowledgement ...................................................................................................................................... 5 Executive Summary ............................................................................................................................................. 6 Housing Action background: Defining the Challenge ........................................................................................ 8 How Port Angeles Plans for Future Housing Needs ....................................................................................... 10 Housing Needs Assessment Summary ........................................................................................................... 12 Project Goals ...................................................................................................................................................... 19 Public Engagement ............................................................................................................................................ 19 Housing Development Strategies ..................................................................................................................... 20 Implementation Schedule ................................................................................................................................. 33 Appendix A: Housing Policy Analysis goals from the 2019 HAP.................................................................... 36 Appendix B: Housing Needs Assessment ........................................................................................................ 43 Appendix C: Land Capacity Analysis Map ........................................................................................................ 44 Appendix D: Port Angeles Housing Cost Burden Charts ................................................................................. 46 TABLES AND FIGURES Table 1: ................................................................................................................................................................ 11 Figure 1: .............................................................................................................................................................. 10 Figure 2: ............................................................................................................................................................... 13 Figure 3: 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............................................................................................................................................................... 20 Figure 9: ............................................................................................................................................................... 21 Figure 10: ............................................................................................................................................................. 22 Figure 11: ............................................................................................................................................................. 23 Figure 12: ............................................................................................................................................................. 25 Figure 13: ............................................................................................................................................................. 26 Figure 14: ............................................................................................................................................................. 27 Figure 15: ............................................................................................................................................................. 28 Figure 16: ............................................................................................................................................................. 29 August 27, 2025 Planning Commission Agenda Packet 57 Figure 17: ............................................................................................................................................................. 30 Figure 18: ............................................................................................................................................................. 31 August 27, 2025 Planning Commission Agenda Packet 58 THANK YOU CITY COUNCIL Mayor Kate Dexter Deputy Mayor Navarra Carr Councilmember Brendan Meyer Councilmember Amy Miller Councilmember Lindsey Schromen-Wawrin Councilmember Drew Schwab Councilmember LaTrisha Suggs PLANNING COMMISSION Chair Colin Young Vice Chair Daniel Steiger Commissioner Dallas Kiedrowski Commissioner Walker Mellema Commissioner Anna Schorr Commissioner Sherne-Marie McMillan Commissioner Ben Stanley CITY STAFF Nathan A. West, City Manager Calvin W. Goings, Deputy City Manager Shannen C. Cartmel, Community and Economic Development Manager Benjamin G.L. Braudrick, Planning Supervisor Jalyn C. Boado, Housing Administrator August 27, 2025 Planning Commission Agenda Packet 59 LAND ACKNOWLEDGEMENT The City of Port Angeles acknowledges the Coast Salish peoples of this land, the land which touches the shared waters of all tribes and bands within the Lower Elwha Klallam, Jamestown S’Klallam, Port Gamble S’Klallam, Skokomish, Quinault, Hoh, Quileute, and Makah nations. August 27, 2025 Planning Commission Agenda Packet 60 EXECUTIVE SUMMARY The City of Port Angeles 2025 Housing Action Plan (HAP) is an updated strategy building on the 2019 plan to tackle critical housing challenges and promote a fair, diverse, and sustainable housing future. With housing affordability and accessibility emerging as key issues in Washington State, Port Angeles faces unique challenges, such as geographic constraints, aging infrastructure, and limited land development capacity. Defining the Challenge Port Angeles, once sustained by robust forestry and maritime industries, has experienced significant economic transitions in recent decades. The decline of its traditional industries has given rise to a tourism-based economy, characterized by lower-wage jobs and increased difficulty for local workers to secure affordable housing. Major employers, including the Coast Guard, Olympic National Park, and regional healthcare systems, report challenges in recruiting and retaining staff due to housing shortages and low vacancy rates. Several systemic and geographic barriers exacerbate these issues: o Geographic Isolation: Surrounded by natural barriers—the Strait of Juan de Fuca, Olympic Mountains, and major waterways—Port Angeles has limited available land for development compared to other regional cities. o Aging Infrastructure: Several of the City’s wastewater and stormwater basins lack capacity to support higher-density housing. o Historic Development Patterns: Outdated zoning and land use decisions have resulted in large-lot single-family housing that limits infill and density. o Aging Housing Stock: The median home in Port Angeles was built in 1962, and more than half of the city’s housing units are over 50 years old. Renovating or redeveloping these homes often proves cost-prohibitive due to updated building and energy codes. o Limited Workforce and Resources: The city’s distance from the Puget Sound metropolitan area complicates access to skilled labor, materials, and larger-scale developers. These challenges have contributed to severe housing affordability issues. Nearly 50% of households are classified as low-income, and 38% are cost-burdened, spending more than 30% of their income on housing. Among renters, 68% are low-income, with many facing significant housing insecurity. Homelessness in Clallam County reached its highest level in a decade in 2024, doubling from the previous year. Progress Since 2019 Since adopting its first Housing Action Plan, the City has made measurable strides to mitigate these barriers: o Permit Fee Waiver Program: Implemented in 2023, waiving 25 building and land use permit fees for affordable, infill, and multifamily housing projects. o Permit-Ready Plans: Developed a library of pre-approved designs for small-lot homes and townhouses, expediting permitting and lowering development costs. August 27, 2025 Planning Commission Agenda Packet 61 o Housing Pipeline Pilot Project: Acquired property at 935 W 10th Street to catalyze affordable, high-density development and demonstrate innovative approaches to multifamily housing. o Zoning Reforms: Updated municipal code to encourage diverse housing types, including Accessory Dwelling Units (ADUs), co-living arrangements, and higher-density developments. o Multifamily Property Tax Exemption (MFTE): Continued operation and alignment with recent state legislation to incentivize affordable multifamily construction. These actions represent important steps toward increasing housing options and affordability, though continued and expanded efforts are required to meet community needs. Strategic Recommendations To achieve these goals, the Plan outlines actionable strategies across six focus areas: 1. Increase Housing Supply and Variety: Expand initiatives like the Housing Pipeline Project, co-living code updates, and workshops for multifamily builders. Encourage infill development through continued zoning and permitting reforms. 2. Improve Affordability: Leverage the Affordable Housing Sales and Use Tax to fund projects for residents earning at or below 60% of Area Median Income (AMI). Continue the MFTE program with enhanced anti-displacement safeguards. 3. Preserve Existing Housing: Continue programs like the COPA Weatherization Program and enforce blighted property reduction strategies to address vacant or unfit buildings. 4. Promote Homeownership: Explore down payment assistance programs in partnership with local financial institutions and community organizations to support first-time buyers. 5. Address Homelessness: Create a City-wide Homelessness Navigator position to coordinate services, bridge gaps, and connect residents with resources. 6. Prevent Displacement: Consider policies and incentives to empower tenants and nonprofit organizations to preserve affordable housing stock. Implementation and Next Steps The Plan includes a detailed schedule of programs and actions, assigning responsibilities to City departments, partners, and stakeholders. Progress will be monitored through periodic assessments to ensure alignment with housing targets and community goals. This Plan provides a framework for creating a diverse, inclusive, and sustainable housing environment where all residents—regardless of income—can find a safe, affordable place to call home. August 27, 2025 Planning Commission Agenda Packet 62 HOUSING ACTION BACKGROUND: DEFINING THE CHALLENGE Constructing housing in Port Angeles has presented various challenges throughout the City’s history, some more difficult than others. The city experienced steady and healthy growth from the 1920s to the 1970s, largely due to the success of its forestry and maritime industries, its designation as the county seat, and its role as host to an international ferry service to Victoria, British Columbia, as well as the headquarters of Olympic National Park. For most of the twentieth century, large lumber, pulp, paper, and plywood mills along the city’s waterfront and the Port’s piers and marina drove the local economy. Those industries that supported past generations have diminished, and stagnation in the construction industry has followed suit. In the 21st Century, the economy has begun to diversify, and tourism has become an increasingly more prevalent economic sector for Port Angeles. Finding and securing affordable and attainable housing for working families remains a significant issue, as lower-wage tourism jobs have become more common since the closure of the local mills. Major public institutions, such as the Coast Guard, the National Park Service, the National Forest Service, Olympic Medical Center, and the Port Angeles School District, all struggle to house their employees within the City. In many cases, recruiting new employees is challenging, particularly due to low housing vacancy rates. That low vacancy rate creates operational gaps that reduce the services Clallam County public institutions and local private businesses can provide. Port Angeles faces several distinct barriers to new construction, rehabilitation of aging housing, and accommodating increased density and growth: 1. Port Angeles has island-like physical barriers. As Port Angeles has grown, expanded, and developed over the last 50 years, it has had to navigate several physical barriers. The city limits feature five small stream corridors: the boundaries of Morse Creek to the east, the Elwha River to the west, the shoreline of the Strait of Juan de Fuca to the north, and the Olympic Mountain range to the south. These geographic characteristics make housing development more challenging than in surrounding cities, which have fewer natural barriers to growth and greater available undeveloped land capacity. 2. Port Angeles is held to higher infrastructure standards and suffers from a lack of physical capacity. Port Angeles faces several additional challenges, with the greatest of which is wastewater capacity due to several basins with a combined sewer/stormwater system. The aging areas of the system are sized in a manner that does not account for additional stormwater runoff from on-site impervious surfaces, such as structures, detached garages, and driveways. Certain neighborhoods that are “upstream” of these capacity pinch points may require more than just an increase in wastewater pipe size. The Port Angeles urban growth area is the only location on the Olympic Peninsula that holds a National Pollution Discharge Elimination System Phase II permit and is therefore subject to higher standards to address minimum control measures set by the Federal Environmental Protection Agency. These standards, combined with a sewer system that has capacity issues, can make constructing housing of any kind more cost prohibitive. August 27, 2025 Planning Commission Agenda Packet 63 3. Historic development has long-lasting negative effects on future development. The federal government originally platted Port Angeles as a townsite with 7,000-square-foot lots and a gridiron configuration that did not account for the coast and natural geography. The western area of the City remained undeveloped until the 1970s, when larger lot development with curvilinear streets and cul-de-sacs, which lacked alleyways, was seen as a more attractive development pattern. Single-occupancy vehicle-oriented transportation and heavily segregated residential and commercial development were also the standard for mid-sized municipalities at the time. A more traditional complete streetscape and local access to commercial services, which were more prevalent prior to World War II, were replaced by large lot monocultural detached single-family house units in zoning that did not foresee the challenges Port Angeles is facing today. 4. Port Angeles housing is generally aging and fails to meet state and federal building standards. The median age of all housing units constructed in Port Angeles is over 60 years old, and the average house was built in 1962, which is comparatively older than those in surrounding North Olympic Peninsula communities and statewide trends. Remodeling and rehabilitating older homes, especially those that have been vacant for an extended period, becomes increasingly challenging over time. Periodic updates to the Washington State Building and Energy codes must be met during these updates, making the ability to rent or sell a second rehabilitated home cost-prohibitive without the renter or buyer becoming cost-burdened by the rental or mortgage rate. 5. Port Angeles is a ferry ride and a floating bridge from the Puget Sound Metropolitan Area The I-5 corridor is a minimum two-hour drive distant, which complicates the procurement of building materials and skilled workers in the fields of engineering and architectural services, as well as skilled builders with the necessary expertise in trades required to construct larger multifamily apartment buildings. The return on investment for those interested in developing middle and multifamily housing without public sector assistance is greater in the I-5 corridor. Although Port Angeles has led the way for zoning and building allowances and housing programs in Washington State for mid- sized cities, competing with access to skilled work and services, materials, and financial assistance continues to be a significant barrier. 6. Port Angeles acts as its own independent utility Port Angeles taxpayers are responsible for all local infrastructure maintenance and improvements, facilities, and public services, including water, power, transportation, wastewater collection and treatment, parks, fire, and police. With a 2025 OFM projected population of 20,240, Port Angeles must see growth in its tax base before the municipality can properly maintain all the existing infrastructure in its Urban Growth Area. Maintaining existing facilities–and expanding new ones– requires proper planning practices, prioritized development and assessments, and fiscal responsibility. Although there is potential land capacity for development in the unincorporated urban growth area, it comes at a significant cost in terms of upgrading the city’s already constrained infrastructure and city services. The city's wastewater treatment plant is projected to have adequate capacity until at least 2030, designed to serve a population of 24,800. August 27, 2025 Planning Commission Agenda Packet 64 HOW PORT ANGELES PLANS FOR FUTURE HOUSING NEEDS With these geographic and systemic barriers to housing development, the City of Port Angeles remains committed to exploring every approach to encourage the development of affordable and diverse housing by reducing regulatory barriers in its zoning code. City staff developed and sent out a housing needs assessment survey to the greater Port Angeles community to assess community-wide opinions on current housing conditions, preferences, and priorities, and received over 580 responses. The 2019 Housing Action Plan (HAP) clarified population and housing projections, analyzed housing market trends, outlined the existing housing stock, and established goals and policies. This updated 2025 HAP serves as the periodic update of the Housing Action Plan (HAP), providing a comprehensive evaluation of progress made from 2019 to 2025. The HAP takes the data from the Housing Needs Assessment (HNA) and the goals and policies outlined in the Housing Element of the comprehensive plan and lays out tangible implementation steps. The HAP update aims to achieve several key objectives: • Summarize and Contextualize Key Findings: This section will distill and clarify the major insights derived from the Housing Needs Assessment (HNA), offering a thorough understanding of the current housing landscape (refer to the Appendix B for detailed findings). • Identify Growth Targets and Population Trends: The HNA will project the growth targets and demographic shifts anticipated for the City of Port Angeles over the next decade, providing critical context for future housing development. • Outline Housing Goals for the City: Drawing on extensive feedback from the Port Angeles City Council, the Stakeholder Advisory Committee, and community members gathered through public engagement sessions, we will define specific housing goals aimed at addressing local needs. • Evaluate Progress on 2019 HAP Goals: A thorough assessment will be conducted to measure the effectiveness and progress toward achieving the goals initially outlined in the 2019 HAP. • Review Current Affordable Housing Projects: This section will provide an in-depth overview of the City’s existing affordable housing initiatives, assessing their impact and effectiveness in meeting community needs. In addition, the update will present a series of recommendations for the development of robust housing strategies, which include: • Strategies to Increase Housing Supply: Crafting actionable plans to expand the overall availability of housing in the area. • Strategies to Diversify Housing Types: Proposing a wider array of housing options, ensuring that various needs and preferences within the community are met. • Strategies for Housing Affordability: Focusing on measures that will make housing accessible and affordable for individuals and families across all income levels. Figure 1: Comprehensive Plan Graphic August 27, 2025 Planning Commission Agenda Packet 65 • Strategies to Minimize Displacement: Developing approaches to protect low-income residents from being displaced due to redevelopment, ensuring that vulnerable populations are supported. • Strategies to Support Housing Preservation: Emphasizing the importance of maintaining and improving existing housing stock to protect community character and affordability. • Consider Broader Economic Context: Evaluating how housing strategies can contribute to mitigating economic displacement pressures, creating a stable and supportive environment for all residents. What is affordable housing? The Department of Housing and Urban Development (HUD) establishes income limits to determine eligibility for assisted housing programs. These income limits are based on estimates of Median Family Income and the definitions of Fair Market Rent for each metropolitan area, specific parts of some urban areas, and all non-urban counties (HUD Office of Policy Development and Research). In the City of Port Angeles and Clallam County, affordable housing is defined as households with incomes at or below 80% of the area median income (AMI). The HUD-determined AMI income limits change annually and vary with household size (see Table 1). Persons in Family Income Level 1 2 3 4 5 6 7 8 Extremely Low Income (30% AMI) $19,950 $22,800 $26,650 $32,150 $37,650 $43,150 $48,650 $54,150 Very Low Income (50% AMI) $33,200 $37,950 $42,700 $47,400 $51,200 $55,000 $58,800 $62,600 Low Income (80% AMI) $53,100 $60,700 $68,300 $75,850 $81,950 $88,000 $94,100 $100,150 Source: U.S. Department of Housing and Urban Development (HUD). Table 1. HUD Income Limits for Clallam County, 2025 August 27, 2025 Planning Commission Agenda Packet 66 HOUSING NEEDS ASSESSMENT SUMMARY The following is a summary of the Housing Needs Assessment (HNA). This Housing Needs Assessment (HNA) is prepared as part of the periodic update of the Comprehensive Plan’s background analysis required by the State Growth Management Act (GMA) under RCW 36.70A.130. This report identifies current and future housing needs to serve all income demographics within the community and analyzes potential gaps in housing supply, types, and affordability. The complete Housing Needs Assessment can be found in Appendix B to this Plan. COMMUNITY PROFILE •The Port Angeles population has grown slowly since 1980, with an annual growth of less than one percent. This is a slower growth rate than that of Clallam County and significantly slower than the state's population growth. It is estimated that in 2024, the population of Port Angeles was 20,410. •The average age in 2022 is 41.3 years in Port Angeles, which is younger than the county's average age but older than the state's average. •Port Angeles has relatively homogeneous racial diversity, with 80 percent of the population identified as white. Overall, the city’s population diversity is similar to Clallam County and less diverse compared to the state as a whole. •The average household size in Port Angeles is 2.2, which is approximately the same as the county average and smaller than the 2022 statewide average of 2.5. However, the state has a higher proportion of family households and children compared to Port Angeles and Clallam County. •More than 50 percent of households own their homes, and homeowners earn more than twice as much as renter households in the city. •Nearly half of Port Angeles households are classified as low-income, earning less than 80% of the Area Median Income. Among renters, 68 percent of households are classified as low-income. •About 38 percent of households are cost-burdened, spending more than 30 percent of their income on housing costs, with renters and lower-income households facing high levels of cost- burden. •In 2024, homelessness in Clallam County has reached its highest rate in the last decade. The number of unsheltered individuals has doubled since 2023. •In 2020, more than half of elderly family households were low-income, and 35 percent of all senior-headed households consisted of seniors living alone and facing cost burdens. •2,840 households have a member with a disability, and most of them are low-income households. August 27, 2025 Planning Commission Agenda Packet 67 Figure 2 illustrates the historic population growth in Port Angeles from 1960 and projected to 2045. Each year the Washington State Office of Financial Management works with local jurisdictions to conduct a census or collect data to do a population estimate. The black throughline represents the annual growth rate where population growth has decreased and stagnated between 1980 and 2020. Looking forward to 2045 the annual growth rate is expected to increase. WORKFORCE PROFILE • In 2021, there were 9,102 jobs in Port Angeles. The Health Care and Social Assistance sector has dominated and experienced rapid growth since 2011. This is also a top industry in Clallam County. The average wage in the industry is comparable to the county's average. Other key job sectors are Accommodation and Food Services, Education, Retail, Public Administration, and Manufacturing. • Port Angeles has a similar number of commuters both entering and leaving the city, with 39 percent of workers residing in Port Angeles. The patterns of commuting out are diverse, with Seattle and various smaller locations serving as job destinations. • Port Angeles has a balanced employment-to-housing ratio, at 0.9. • The Education and Health Care sector is projected to grow by 1.3 percent in the Olympic Workforce Development Area. Meanwhile, Leisure and Hospitality is expected to be the fastest-growing sector, with an annual growth rate of 2.1 percent Figure 2. Historic Population Growth in Port Angeles, 1960–2024 Source: U.S. Census Bureau Decennial Census, Washington Office of Financial Management (OFM) Historic Population Data and April 1 Population Estimates. August 27, 2025 Planning Commission Agenda Packet 68 Figure 3 does not include children or retired individuals who are not working. 5,521 individuals work in Port Angeles, but do not live within city limits. These people may live in Clallam County, Sequim, or closer to Port Townsend. 5,430 live in Port Angeles and work elsewhere. This is inclusive of individuals who work from home or commute to Tacoma, Seattle, or Olympia. 3,581 individuals work and live within Port Angeles city limits. Compared with other cities both nearby and in Kitsap County, Port Angeles has a relatively high share of workers who both live and work in the city. This indicates a relative balance of jobs to housing in the city and reflects Port Angeles’ status as the economic center of the northern Olympic Peninsula. The city’s relative isolation also likely contributes to this trend. HOUSING SUPPLY • There were 9,930 housing units in 2022, with almost three-quarters being single-unit buildings. Additionally, 9.4 percent were middle housing types, and 15 percent were multifamily apartments. • Large units with three or more bedrooms represent half of the city’s housing stock. • More than half of the housing in Port Angeles is old housing built before 1970. • The current rent in Port Angeles averages about $1,118 per month, while housing prices are approximately $452,961. • Since 2010, the median income in Port Angeles has risen by 35 percent, which is like the median gross rent increase of 34 percent. The home value has appreciated at a higher rate of 57 percent. • Since 2014, the rent vacancy rate has decreased significantly from ten to around three percent. Overall, 8.5 percent of housing units are unoccupied. 5,521 Work in Port Angeles, Live Elsewhere 5,430 Live in Port Angeles, Work Elsewhere 3,581 Live & work in Port Angeles Source: U.S. Census Bureau Longitudinal Employer-Household Dynamics (LEHD) via Census OnTheMap Figure 3. Commute Patterns in Port Angeles and Clallam County, 2022 August 27, 2025 Planning Commission Agenda Packet 69 To purchase a home at the average home price of $452,961, a household would need to make about $114,000, which is 89 percent higher than the median income (see Figure 4). The median household earning $60,212 could afford to purchase a house costing $239,107, assuming current interest rates, a 20 percent downpayment, and a 30-year mortgage. Therefore, there is a gap of about $213,596 between what the average household in Port Angeles could afford and the average prices of homes in the city. Figure 4 shows the home price that households at various income levels in Port Angeles could afford (in grey). The horizontal dashed lines show the median sales price and median household income in Port Angeles. Sources: 2010-2022 American Community Survey 5-Year Estimates, Table S2503; Zillow Home Value Figure 4. Housing Affordability at Various Income Levels in Port Angeles, 2022 August 27, 2025 Planning Commission Agenda Packet 70 Figure 5 demonstrates the change of Census-reported total and occupied unit counts and vacancy rates in Port Angeles over the past decade for both ownership and rental units. Although ownership vacancy rates have remained relatively consistent over time, rental vacancy rates have dropped steadily since 2014, from 10 percent in 2014 to 2.8 percent in 2022. This trend indicates increased demand for apartments in the city, and likely an undersupply. Low vacancy rates can make it harder for workers to find housing, making it harder for local employers to recruit and retain workers, in addition to driving up housing costs and exacerbating housing insecurity overall. The current vacancy rates for both rental and ownership housing are below what is considered a “healthy” vacancy rate, which is between five and six percent. This demonstrates a need for more housing production in the city to keep up with demand and help improve housing affordability. GAP ANALYSIS • The availability of very low- and extremely low-income housing units is inadequate to serve the current number of households in those income brackets. • There is a gap between household size and unit size: there are more smaller households than smaller units available. Source: U.S. Census Bureau 2022 American Community Survey 5-Year Estimates, Table DP0 Figure 5. Housing Vacancy Rates in Port Angeles, 2012-2022 August 27, 2025 Planning Commission Agenda Packet 71 • The availability of median priced and above housing units is inadequate to serve the current number of households in those income brackets. Figure 6 illustrates the number of available housing units in red hatch mark lines and households in the blue bar graph. If the hashed marks are above the blue bar, this illustrates a surplus of available housing for that income bracket. Both figures 6 and 7 are sorted by area median income level. The charts demonstrate a lack of available housing for both <30-50% AMI and >100% AMI. This lack of housing has three outcomes: 1. Those experiencing the housing deficit at below 50% AMI cannot afford the available housing. Source: 2016-2020 HUD Comprehensive Housing Affordability Strategy (CHAS), WA Department of Commerce Housing Planning for All Tool (HAPT). Figure 6. Comparison of Housing Units and Household Incomes in Port Angeles, 2020 664 605 241 85 63 13 173 299 0-30%30-50%50-80%80-100%100-120%120% +Emergency Housing PSH non PSH Source: WA Department of Commerce Housing Planning for All Tool (HAPT). Figure 7. Port Angeles Target Housing Units by Income, 2024-2045 August 27, 2025 Planning Commission Agenda Packet 72 2. Those experiencing a housing deficit at above 100% AMI must occupy housing below what is potentially attainable and not suited for their income. 3. Those residents between 50 and 80% AMI are having difficulty finding attainable housing because of existing deficits in other AMI brackets. Ultimately the 50-80% AMI residents housing availability is being compressed by residents who are experiencing a lack of available housing in their income bracket. LAND CAPACITY ANALYSIS While Port Angeles has sufficient land capacity to meet the total housing unit target, there is a shortfall of land for units that can accommodate low-income households when assessing which households these units could serve. Therefore, to ensure capacity for low-income households, the city will need to consider land use and zoning changes alongside the adoption of this Comprehensive Plan update. (See Appendix C for the Land Capacity Analysis Map) August 27, 2025 Planning Commission Agenda Packet 73 P ROJECT G OALS City of Port Angeles Housing Goals Through the City’s stakeholder advisory committee, the internal staff Comprehensive Plan steering committee, and public engagement efforts, we have collaboratively identified five housing goals. Goal G-6X: Housing Supply: Provide a sufficient supply, variety, availability, and attainability of housing to meet community needs. Goal G-6X: Housing Affordability and Access: Reduce disparities in housing access and mitigate displacement impacts to vulnerable communities. Goal G-6X: Housing Quality: Encourage the design, construction, and maintenance of housing to keep homes in good condition. Goal – 6X 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. Goal - 6X: Use the Housing Action Plan as a guide and implementation tool for 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 the City’s existing housing stock. PU BLIC E NGAGEMENT To be added at a later date August 27, 2025 Planning Commission Agenda Packet 74 H OUSING D EVELOPMENT S TRATEGIES TASK 1: HOUSING PIPELINE PROJECT Strategy Addressed: Increase housing supply City Council Strategic Focus Area: #3 Goal B The City of Port Angeles has initiated the Housing Pipeline Pilot Project to address the shortage of multifamily apartments, increase the affordable housing supply, and to encourage density in the downtown area while creating a commercially oriented corridor This initiative is designed to eliminate barriers such as land acquisition, site development challenges, and design work. The City is committed to engaging with partners, land developers, and community members as it proactively seeks to provide affordable housing and address the housing gap. The Housing Pipeline Pilot Project will utilize state grants and City funds to develop a 14,000-square-foot lot located at 935 W 10th Street. This property is well-suited for development due to its location at the intersection of 10th and C Streets, which offers excellent access to public transportation. The lot is already served by utilities, and its commercial zoning permits high-density residential development, making it an ideal site for a significant number of housing units. The City will either sell the site at a nominal amount or enter a long-term land lease; however, potential developers must go through a Request for Proposal (RFP) process, which will be determined at the discretion of the City Council. The project must ensure that housing is available to individuals earning below 80% of the area's median income and will remain affordable for a minimum of 40 years, if not longer. The Housing Pipeline Pilot Project will serve as a demonstration initiative to show that a multi-story, multifamily housing development, maximizing land capacity, can be successfully achieved while fostering a neighborhood with diverse housing types. Responsible Party: The City Manager’s Office and the Community and Economic Development Department. Funding Sources: Washington State Housing Trust Fund, Connecting Housing to Infrastructure Program (CHIP), Affordable Housing Sales and Use Tax Funds. Figure 8. 935 W 10th Street Site August 27, 2025 Planning Commission Agenda Packet 75 TASK 2: MULTIFAMILY B UILDERS T RAINING Strategy Addressed: Increase housing supply City Council Strategic Focus Area: #3 Goal C In partnership with the North Peninsula Builders Association, the Port Angeles Realtors Association, and Peninsula College, the City of Port Angeles will facilitate a workshop series tailored to prospective multifamily housing contractors and vendors. The initiative responds to the growing need for quality housing in the community, particularly as the construction of multifamily apartments has recently been dominated by the Peninsula Housing Authority and Peninsula Behavioral Health. There has been a noticeable absence of large new market-rate apartment developments in Port Angeles for several years. The workshop series will address this gap by providing valuable training and resources to local builders, guiding them on best practices for constructing multifamily housing that effectively meets the diverse needs of the Port Angeles community. The series will specifically focus on designs and construction methods suitable for populations with incomes between 0% and 120% of the area median income, emphasizing affordability and accessibility. Participants can expect expert-led sessions that cover regulatory requirements, innovative building techniques, and community engagement strategies, all aimed at fostering a collaborative approach to housing development in Port Angeles. This initiative represents a proactive step towards creating a more inclusive and sustainable housing landscape for Port Angeles residents. Responsible Party: The Community and Economic Development and the Public Works and Utilities Departments. Funding Sources: To be determined. Figure 9. 306 W 1st Street Multifamily Residential Building August 27, 2025 Planning Commission Agenda Packet 76 TASK 3: FEE WAIVER PROGRAM Strategy Addressed: Increase the variety of housing type City Council Strategic Focus Area: Not yet addressed in the City of Port Angeles Strategic Plan The permit fee waiver program is part of the City's existing affordable housing initiatives, which were implemented in November 2023 (Ordinance No. 3723). This program will be managed until 2033, at which point the Port Angeles City Council will evaluate its effectiveness. The fee waiver program (FWP) eliminates 25 building and land use permit fees, designed to encourage the development of infill, multifamily, and affordable housing units in Port Angeles. Additionally, it aims to lower financial barriers, making development more accessible for residents, builders, and developers. This fee waiver program is among the most successful city-run affordable housing initiatives, having saved residents, builders, and developers a total of $479,005.98 to date (August 2025). In the coming years, city staff will be looking for innovative ways to streamline and advance the fee waiver program. Responsible Party: The Community Economic Development, Fire, and the Public Works and Utilities Departments. Funding Sources: N/A Figure 10: Fee Wavier Brochure August 27, 2025 Planning Commission Agenda Packet 77 TASK 4: CO-LIVING HOUSING MUNICIPAL CODE UPDATE Strategy Addressed: Increase the variety of housing types City Council Strategic Focus Area: Not yet addressed in the City of Port Angeles Strategic Plan "Co-living housing" refers to a type of residential development that includes individually rented and lockable sleeping units, each providing living and sleeping space. Residents share kitchen facilities and potentially restroom facilities with others in the building. According to RCW 36.70A.535, the City of Port Angeles will be updating its municipal code to permit co-living as an acceptable use on any lot within an urban growth area that allows for a minimum of six residential units. This includes lots zoned for mixed-use development. As housing in Washington has become increasingly unaffordable, interest in co-living arrangements has grown significantly. Co-living offers several benefits: •It provides market-rate, non-subsidized rental homes that are affordable for people in the workforce earning as little as 50 percent of the area median income. For instance, older co- living units in the Spokane area can cost as low as $350 per month, while some new co-living units in the Puget Sound suburbs rent for around $1,000 per month. •It presents a low-cost, private alternative for individuals seeking to avoid traditional roommate situations. •It encourages community-building through shared living spaces that foster social connections. •It increases affordable housing options in high-opportunity neighborhoods with good transportation access. •It helps reduce energy demand, as co-living units are typically smaller, and the development of this type can lessen commutes and urban sprawl. Figure 11. Co-living Sample Floor Plan August 27, 2025 Planning Commission Agenda Packet 78 Modern co-living buildings are often of high quality and may feature attractive amenities. Stakeholders have noted that co-living is a fantastic option for seniors looking to downsize, and it helps build community and lessen feelings of loneliness for people of all ages. Co-living arrangements are particularly suitable for urban infill development on narrow lots since the rent per square foot tends to be higher than that of other multifamily building types. Like any development, co-living buildings must comply with all relevant building, fire, and life safety codes. For these reasons and more, co-living is an effective approach to addressing the housing needs in the state. Responsible Party: The Community and Economic Development Department. Funding Sources: N/A August 27, 2025 Planning Commission Agenda Packet 79 TASK 5: PERMIT READY PLANS Strategy Addressed: Increase the variety of housing types City Council Strategic Focus Area: Not yet addressed in the City of Port Angeles Strategic Plan In 2023, the City of Port Angeles utilized the Housing Action Plan Implementation (HAPI) grant to develop a set of permit-ready plans. These pre-designed building and engineering plans are available to residents of Port Angeles free of charge. The permit-ready plans simplify the permitting process and eliminate fees associated with plan development and review. The city offers four small lot home designs, ranging from 400 to 800 square feet, which include both single-story and two-story options. These small home designs can be used as Accessory Dwelling Units (ADUs) or as primary residences. Additionally, there is a Townhome Unit Plan with a total footprint of 2,543 square feet. Residents and developers within the Port Angeles city limits can access permit-ready plans for free, benefit from an expedited permit review process, and receive a waiver for permit fees. In the coming years, the City will update these plans to align with the evolving building and energy code requirements. The City will continue to engage in discussions with local builders and organizations, to explore creating more permit-ready plans for the community. In the future, the City will expedite the building permit review process to make Permit Ready Plans an over-the-counter process, allowing applicants to obtain approval within 24 hours. In the coming years, the City will work towards building a permit ready plan library and gathering resources to make these homes easier to build and finance. City staff will also improve the permit ready plan application process by tracking how long and how much money it takes to build these plans. Responsible Party: Requires all departments due to the review of the permit ready plans. Funding Sources: The Washington State Department of Commerce Housing Action Plan Implementation Grant. Figure 12. City of Port Angeles Permit Ready Plan Townhouse Model August 27, 2025 Planning Commission Agenda Packet 80 TASK 6: MULTIFAMILY PROPERTY TAX EXEMPTION (MFTE) Strategy Addressed: Increase the supply of housing affordable to all income levels City Council Strategic Focus Area: Not yet addressed in the City of Port Angeles Strategic Plan The City of Port Angeles will continue to operate the Multifamily Property Tax Exemption (MFTE) program in collaboration with the Clallam County Assessor's office. Cities and counties implement MFTE programs to support local housing objectives by waiving property taxes. According to Chapter 84.14 RCW, local governments can provide exemptions for new construction, conversion, and rehabilitation of multifamily residential properties that contain at least four units. Under these exemptions, property owners are exempt from paying property taxes on residential improvements for a specified number of years. However, property owners are still responsible for paying taxes on the land and any non-residential improvements, such as the commercial portions of mixed-use buildings. The Multifamily Property Tax Exemption (MFTE) in Port Angeles provides qualified multifamily housing properties with a property tax exemption on the value of residential improvements for a duration of 8, 12, or 20 years (for self-help homeownership programs). This initiative, offered by the City of Port Angeles, aims to promote the development of more multifamily and affordable housing, thereby reducing barriers to housing development. In the 2025 legislative session, House Bill 1494 (Chapter 164, Laws of 2025) was passed. This bill implements recommendations from Commerce’s 2023 Legislative report to improve the multifamily tax exemption (MFTE) program. The bill extends the 20-year rental program to 70 cities. It also requires jurisdictions to follow anti-displacement requirements in their MFTE program and strengthens the tools for jurisdictions to enforce compliance from participants. The Washington State Department of Commerce will update MFTE guidance by spring 2026, and the City of Port Angeles will adopt any necessary updates to the MFTE program. Responsible Party: The Community Economic Development Department and the Clallam County Assessor. Funding Source: N/A Figure 13. Multifamily Duplexes at 1012 W 17th Street August 27, 2025 Planning Commission Agenda Packet 81 TASK 7: SALES AND USE TAX GRANTS Strategy Addressed: Increase the housing affordable to all income levels City Council Strategic Focus Area: Not yet addressed in the City of Port Angeles Strategic Plan Pursuant to RCW 82.14.530, the Port Angeles City Council adopted ordinance 3655 authorizing a Sales and Use Tax for affordable housing in the amount of 1/10th of 0.01%. Voters passed this initiative, and it took effect on April 1, 2020. Affordable Housing Sales and Use Taxes are collected upon the transaction of all retail sales inside the Port Angeles City limits. Affordable Housing Sales and Use Tax Grants must be used to assist with constructing, procuring, and stabilizing affordable housing and housing-related assistance programs for households with incomes at or below 60% of the area median income (AMI). In practice, Affordable Housing Sales and Use Tax Grants must be utilized for various purposes aimed at enhancing affordable housing options. Examples of the types of housing that may be funded include emergency housing, transitional housing, supportive housing, and the addition of new affordable housing units within existing structures. Facilities that provide housing-related services and acquire land for these initiatives are also eligible for funding. Additionally, the grants can support the construction or acquisition of properties intended for use in behavioral health-related facilities, as well as land acquisition for these purposes. Furthermore, the funding can cover the operational and maintenance costs of new affordable housing units and facilities where housing-related programs are offered, as well as newly constructed evaluation and treatment centers. It is important to note that the affordable housing and facilities providing these essential programs are specifically directed to assist individuals from certain population groups. This includes those with behavioral health disabilities, veterans, senior citizens, individuals who are homeless or at risk of becoming homeless, unaccompanied homeless youth or young adults, persons with disabilities, and survivors of domestic violence, all of whom have incomes at or below sixty percent of the median income within the jurisdiction imposing the tax. In the coming years, the City of Port Angeles will be working with local non-profits and religious organizations. Responsible Party: The Community and Economic Development and the Finance Departments Funding Source: 1/10 of 1% of the City of Port Angeles Sales and Use Tax as authorized through RCW 82.14.530 and RCW 82.14.540. Figure 14. Rendering of 4PA’s Touchstone Campus Tiny Homes August 27, 2025 Planning Commission Agenda Packet 82 TASK 8: COPA WEATHERIZATION PROGRAM Strategy Addressed: Support preservation of existing housing City Council Strategic Focus Area: Not yet addressed in the City of Port Angeles Strategic Plan The City of Port Angeles offers a free weatherization program for low-income households. This program provides increased incentives for both homeowners and tenants. Weatherization is a valuable investment that can significantly enhance the comfort and efficiency of your home. By properly sealing gaps, adding insulation, and making necessary upgrades, you can create a more consistent indoor temperature year-round. This not only reduces the strain on your heating and cooling systems, ultimately lowering your energy bills, but also contributes to a healthier living environment by minimizing drafts and reducing moisture buildup. Additionally, weatherization can increase the lifespan of your HVAC systems and boost your home's resale value, making it a smart choice for any homeowner looking to blend cost savings with long-term benefits. Many homeowners in Port Angeles have benefited from free or reduced-cost upgrades through this initiative. If you are approved for the Free Weatherization Program, you will be eligible for the following benefits: •Windows: Up to $20 per square foot of glass •Insulation: Up to 100% coverage of the cost for qualifying installations •Ductless Heat Pump: Up to $6,000 toward the installation of a qualifying unit •Heat Pump Water Heater: Up to $3,000 for a qualifying water heater In the coming years, the City of Port Angeles will work closely with local weatherization service providers to do more direct outreach to community members that qualify for this program. Responsible Party: The Public Works and Utilities Department. Funding Source: Bonneville Power Administration. Figure 15: Weatherization Graphic August 27, 2025 Planning Commission Agenda Packet 83 TASK 9: DOWN PAYMENT ASSISTANCE HOME BUYERS GAP PROGRAM Strategy Addressed: Mitigate economic displacement pressures City Council Strategic Focus Area: Not yet addressed in the City of Port Angeles Strategic Plan Port Angeles has a significant population of renters compared to homeowners. In 2022, 44% of residents in Port Angeles rented their homes, while the average for Washington State was 36%, and Clallam County had 27%. Additionally, there is a noticeable disparity between renters and homeowners regarding the number of households that are cost-burdened (see appendix C). 24% of renter-occupied households are severely cost-burdened, while 27% are cost-burdened. In contrast, 9% of owner-occupied units are severely cost-burdened, and 17% are cost-burdened (see Appendix B: Housing Needs Assessment). The City aims to promote the development of subsidized rental units in Port Angeles for the city's lowest-income households while also fostering homeownership within our community. In the coming years, the City of Port Angeles will be working with community housing partners, the Port Angeles Association of Realtors, and local financial institutions providing home loans to find innovative ways to help more community members achieve homeownership within the city. Responsible Party: Partnership with local banks and homeownership stakeholders Funding Source: N/A Figure 16. Clallam County Attainable Workforce Housing Summit August 27, 2025 Planning Commission Agenda Packet 56 TASK 10: CITY-WIDE HOMELESSNESS NAVIGATOR Strategy Addressed: Mitigate economic displacement pressures City Council Strategic Focus Area: #2 Goal B Measure 1 The City of Port Angeles has several programs to address homelessness. The Fire Department operates a community paramedic program, while the Police Department oversees the REdisCOVERY Program. The Parks Department is responsible for cleanup efforts on City-owned land. Additionally, the City relies heavily on partnerships with community-based organizations, including the North Olympic Healthcare Network, Olympic Medical Center, Olympic Peninsula Community Clinic, Peninsula Behavioral Health, Reflections Counseling, The Answer for Youth, Peninsula Housing Authority, 4PA, Serenity House, and the Clallam County Homelessness Taskforce. To assist community members facing housing instability, connect organizational efforts, and explore innovative solutions to reduce homelessness in the upcoming years, the City plans to hire a navigator. Responsible Party: The Parks and Recreation Department and the City Manager’s Office. Funding Source: A portion of the business licensing revenue Figure 17. Serenity House Homelessness Shelter Source: Serenity House of Clallam County August 27, 2025 Planning Commission Agenda Packet 57 11.BLIGHTED PROPERTY REDUCTION STRATEGY Strategies Addressed: Increase Housing Supply City Council Strategic Focus Area: #3 Goal D Measures A, B, C,D Substandard and dangerous buildings pose significant risks to our community. When vacant properties are not properly secured, they become even more hazardous, as the public can easily access them. Such buildings may attract criminal activity, trespassers, trash, and debris. Additionally, squatters in these vacant structures can create fire hazards that pose a risk to everyone in the vicinity. It's important to note that a building being unoccupied is not inherently a violation. There are many reasons a property might be unoccupied, such as a homeowner living in another city part of the year, being in the process of moving, or having a house for sale. An unoccupied building is classified as a vacant structure. It becomes a code violation only if it is deemed "unsafe or unfit for human habitation or other authorized use" or if it qualifies as a nuisance property, as defined by city regulations. The city has broadened the definition of a vacant building to include properties that are unoccupied yet not visibly unsafe or unfit. The term "nuisance vacant building" or “blighted property” has been established to refer to properties that have two open violations for an extended period or those that have received six separate sanitation citations within a 12-month period. If these criteria are met, a Building Inspector can issue a vacant building notice for a property that is unoccupied but does not yet display visible signs of being unsafe or unfit from the outside. Source: Peninsula Daily News Figure 18. Razed Abandoned Building in the 200 Block of East Front Street August 27, 2025 Planning Commission Agenda Packet 58 If a property owner is not responsive to the notice/red tag, then the City will explore corrective actions like: • Civil or criminal legal action. • Taking corrective action at the owner's expense. • The City may use eminent domain to purchase and redevelop the property. In addition to the nuisance vacant building/blighted property actions, the City will also explore additional property taxes on undeveloped land. City staff will explore connecting the blighted property reduction strategy with the existing low-income homeownership sweat equity programs like Habitat for Humanity of Clallam County, Peninsula Housing Authority, and the Olympic Housing Trust. The City of Port Angeles is both land-constrained and, in some areas, has limited utility capacity. We must use all available land to its full capacity. Responsible Party: The Police Code Enforcement, the Community and Economic Development, the Legal Department, and the Fire Departments. Funding Source: This action will generate funding August 27, 2025 Planning Commission Agenda Packet 59 IM PLEMENTATION SCOPE + SCHEDULE This schedule is currently in draft form. The final schedule will be presented to Planning Commission for their review on October 22. Co-living Municipal Code Update 1. Identify existing conditions and which zones in the Port Angeles Municipal Code (PAMC) have the capacity for co-living. 2. Conduct public engagement through the Planning Commission presenting co-living municipal code update to the community. 3. Present the co-living municipal code update to the Planning Commission in a public hearing for recommendation to the City Council. 4. City Council will make the final decision in adopting the co-living municipal code update. Multifamily Builders Workshops 1. Secure Funding and Timelines: Identify and pursue funding sources to support the planning, facilitation, and delivery of the workshops. Establish a clear project timeline to guide key milestones and ensure the workshops are launched successfully and on schedule. 2. Establish Partnerships & Develop Curriculum Framework: Engage with key partners— including local builders, housing advocates, educational institutions, and industry associations—to collaborate on workshop planning. These partnerships will ensure that the curriculum reflects both local development challenges and opportunities. 3. Design a Multifamily Housing Curriculum: Work collaboratively to develop a workshop curriculum focused on the end-to-end process of multifamily housing development. Topics will include permitting pathways, design best practices, financing strategies, and construction planning—tailored to the needs of local builders and stakeholders. 4. Schedule and Promote Workshops: Select initial workshop dates with adequate lead time for promotion and outreach. Establish a consistent meeting cadence—such as monthly or quarterly—based on participant interest, facilitator availability, and alignment with broader housing development goals. Housing Pipeline Project 1. Community Outreach and Engagement: The City will host a public outreach session to gather community input on the future vision for the 935 W 10th Street site. Special efforts will be made to engage residents living near the C Street corridor to ensure their perspectives are included in the planning process. 2. Consultant Procurement: Request for Qualifications (RFQ): An RFQ will be issued to identify and select a qualified engineering and architectural consultant. The selected firm will lead predevelopment planning and site preparation activities. 3. Request for Proposals (RFP) Advertisement: The City will advertise a Request for Proposals (RFP) for the development of the 935 W 10th Street site. This process invites eligible organizations to submit comprehensive proposals for the site’s redevelopment. 4. Proposal Prioritization Criteria: City staff and the Port Angeles City Council will evaluate proposals based on their ability to deliver high-density housing and affordability for households earning 80% or less of the area median income (AMI). August 27, 2025 Planning Commission Agenda Packet 60 5.Site Transfer Agreement: The City intends to transfer site control of 935 W 10th Street through a long-term land lease or at a nominal cost to the organization that presents the most impactful and community-aligned development proposal. 6.Program Evaluation and Replication: Upon completion of this project phase, the City will conduct a comprehensive review of the Housing Pipeline Project. This evaluation will assess outcomes, identify lessons learned, and explore the potential to replicate the model for future housing development efforts. Homeownership program 1.Community-Based Outreach and Partnership Building: The City will engage with community- based organizations to assess how best to address gaps in homeownership support programs. This outreach will help identify opportunities for collaboration and ensure any new City efforts are aligned with community needs and existing resources. 2.Down Payment Assistance Program Feasibility: The City will conduct a feasibility study to explore the potential for establishing a one-time down payment assistance program aimed at increasing homeownership among income-eligible households. 3.Exploring Financial Institution Partnerships: In lieu of a City-run program, the City will evaluate potential partnerships with local financial institutions to promote and expand access to down payment assistance for first-time homebuyers. City-Wide Homelessness Navigator 1.Position Hosting and Oversight: The City will establish a dedicated position focused on addressing homelessness and housing instability. The role will be housed within an appropriate City department to ensure coordination with related community services and programs. 2.Position Development: City leadership will draft the job description and define clear Key Performance Indicators (KPIs) to measure the effectiveness and impact of the role. These metrics will guide performance evaluation and continuous improvement. 3.Collaborative Engagement and Needs Assessment: Upon hiring, the Homelessness and Housing Instability Coordinator will participate regularly in the Clallam County Homelessness Task Force and collaborate with partner organizations already serving unhoused and housing-insecure populations. These efforts will support a coordinated approach to identifying and addressing service gaps within the system of care. Blighted Property Reduction Strategy 1.Identification of Blighted Properties: A coordinated effort will be undertaken to identify properties that exhibit signs of significant disrepair, prolonged vacancy, or pose a potential hazard to the surrounding community. 2.Assessment and Documentation: Once identified, properties will be assessed to determine whether they have been vacant or hazardous for an extended period (e.g., 18 months or more). Appropriate documentation will be collected to support further action. In certain cases, visible signage may be placed on the property to indicate its condition and encourage accountability. August 27, 2025 Planning Commission Agenda Packet 61 3. Notification and Opportunity for Remediation: Property owners will be notified of the identified concerns and given the opportunity to take corrective measures. The goal is to encourage voluntary compliance and timely remediation. 4. Escalation for Non-Response or Inaction: If no meaningful progress is made within a reasonable period (e.g., six months), additional steps may be taken to address the property. These may include legal remedies, corrective actions initiated by the City, or other measures allowed under applicable regulations. 5. Outcome and Resolution: The process concludes when the property is either rehabilitated, actively undergoing redevelopment, or otherwise resolved in a manner that improves neighborhood conditions. August 27, 2025 Planning Commission Agenda Packet 62 APPENDIX A : HOUSING POLICY ANALYSIS GOALS FROM THE 2019 HAP The 2019 HAP identified eleven housing task objectives to be achieved over the next ten years. City staff have made progress on each task: Task 1: Continue differential taxing rates for affordable housing purposes Maintain property tax exemptions – for multifamily projects that include affordable housing components within designated areas for up to 12 years for all improvements to new or rehabilitated building elements – but not land in accordance with RCW 84.14. Validate differential property tax rates and exemptions - following appropriate hearings and public comment in accordance with the provisions of the Growth Management Act (GMA) for a differential property tax rate assessment schedule that reflects actual land use and that will favor and tend to prime the use of land leases under community land trusts and affordable housing projects. Staff Progress: Task 1 to “continue differential taxing rates for affordable housing projects” has been accomplished. City Staff have maintained the multifamily property tax exemption (MFTE) program. Since the MFTE programs inception in 2019, the City has issued four final certificates for the multifamily tax exemption to multifamily projects in Port Angeles. Future Work: The City of Port Angeles has yet to evaluate property tax rates and exemptions for community land trusts and for affordable housing project. More research needs to be done to see what other jurisdictions have done to accomplish this taxation model. Task 2: Allow and encourage the use of innovative housing products and designs Maintain lot size averaging – subdividing land into parcels that may be smaller than the minimum lot specified in the zoning district so long as the average of all the lot sizes created remains equal to or above the minimum lot size. Lot size averaging is like cluster development in that it makes efficient use of the developable portions of a site building to the allowable density while protecting environmental and other features and providing housing type developments that are compatible with the surrounding neighborhood. Implement Cottage Housing Development (CHD) – that allows small lot single family housing developers to construct these types of housing products in feasible and appropriate single-family neighborhoods including Residential Single Family (RS-7, RS-9, and RS-11) zones where the added density will benefit from walkable distances to existing transit, school, employment, community facility, and other supporting services. Implement overlay districts – including Cottage Housing Development (CHD), Planned Residential Development (PRD), Planned Low Impact Development (PLID), Infill Overlay Zone (IOZ), Planned Industrial Development (PID), and Mixed Commercial Overlay (MCO) that reduce or remove unnecessary property setbacks, maximum site coverage allowances, and other restrictions that prevent the use of innovative, functional, and cost-effective land and housing products. August 27, 2025 Planning Commission Agenda Packet 63 Update zoning and development regulations - to expand the definition of allowable innovative, functional, and cost-effective housing products such as duplex, attached single family, town or row houses, tandem houses, manor houses, congregate housing, micro housing, small efficiency dwelling units (SEDU), and mixed-use structures among others in the Residential Medium Density (RMD) and Residential High Density (RHD) zones. Staff Progress: Staff have accomplished all the subtasks in maintaining lot size averaging, implementing cottage housing developments, created overlay zones (mixed commercial, infill, planned residential development, planned industrial development, and planned low impact development overlay zones), and updated zoning and development regulations. Future Work: After the adoption of the Vision 2045 comprehensive plan and the Housing Action Plan, City Staff will be working to update the zoning code and design standards to better meet the needs of our community members. Task 3: Implement Accessory Residential Unit (ARU) program Note: The 2019 HAP uses the term “Accessory Residential Unit or ARU”, and the Port Angeles Municipal Code uses the term “Accessory Dwelling Unit or ADU” interchangeably. Amend existing ARU ordinance to remove homeowner occupant requirement. Continue deferring permit and planning review fees, utility connection charges, and impact fees for affordable ARUs – until such time as the ADU affordable units, if ever, are sold or rented in the marketplace as market rate housing at which time the deferred fees will be repaid to the Port Angeles Affordable Housing Fund (AHF). Pre-approve ARU design manual and prototypes – using kit housing projects like Lowe’s Katrina Cottages and including local architect’s ADU plans per Seattle and Santa Cruz, California example. Establish an ARU low-cost loan program – working with local lenders per Craft3 or First Federal. Staff Progress: At the City of Port Angeles, we now refer to Accessory Residential Units (ARUs) as Accessory Dwelling Units (ADUs). In November 2023, the Port Angeles City Council permanently waived building permit fees associated with affordable, infill and multifamily housing projects. The goal of this program is to reduce financial barriers and make development more affordable and accessible for residents, builders and developers alike. Permit fee waivers are now offered for 15 different housing types, including qualifying single-family household projects in the same year, City staff collaborated with an architectural firm to create permit-ready plans for Accessory Dwelling Units (ADUs) and townhomes. This program reduces the burden of cost and time spent by potential applicants. Pre-designed building and engineering plans, which are available completely free of charge, streamline the permit process and eliminate fees associated with plan development and review. You can choose from four small lot home designs (400 to 800 sq ft), including both single-story and two-story plans. We also have a townhome permit ready plan design. The permit ready plans and fee waivers make ADUs and infill housing more affordable and attainable for Port Angeles community members. August 27, 2025 Planning Commission Agenda Packet 64 Future Work: The City has not created or partnered with local lenders to create an ADU loan program. Task 4: Implement incentive zoning – noncash density off-sets Maintain incentive zoning allowance – providing additional (height) floor, reduced parking ratios, and increased site coverage for mixed-use projects that provide on or off-site affordable housing units within appropriate land use districts and overlays such as the Planned Residential Development (PRD), Planned Low Impact Development (PLID), Mixed Commercial Overlay (MCO), and Infill Overlay Zone (IOZ). Design for ground floor retail – but allow interim or temporary non-retail uses until the market can sustain retail tenants in all commercial and mixed-use zones including Commercial Neighborhood (CN), Community Shopping District (CSD), Commercial Arterial (CA), and Central Business District (CBD) as well as the Planned Residential Development (PRD), Planned Low Impact Development (PLID), Mixed Commercial Overlay (MCO), and Infill Overlay Zone (IOZ). Evaluate transfer development rights (TDR) housing credits – for the feasibility of identifying sending and receiving zones for transferring housing density credit units when the increased density allowed by providing affordable housing units within a mixed-use project will not be provided on- site. Allow fee-in-lieu – provide a fee-in-lieu program where developer pays into the Port Angeles Affordable Housing Fund (AHF) the equivalent amount for the development of an affordable housing unit when the affordable housing units will not be provided on-site. Staff Progress: The Port Angeles Municipal Code (PAMC) maintains incentive zoning allowances. Building height bonuses, parking reduction tools and increased site coverage for mixed-use projects. The PAMC also allows for ground floor retail in residential buildings in the listed zones and overlays. The City has not adopted a transfer development rights housing credits or a fee-in-lieu program. The existing comprehensive fee waiver program does not collect building or development fees for ADUs, duplexes, triplexes, fourplexes, cottage housing, caretaker units, apartments/multifamily housing, townhomes, group homes, permanent supportive housing, transitional housing, emergency housing, adult family housing, single family homes in self-help programs (Habitat for Humanity and Peninsula Housing Authority), and single-family homes of applicants experiencing economic hardship. We will not be doing a fee-in-lieu program because any permitting fees that we do receive need to be used for operational expenses. Likewise, we will not be implementing transfer development rights housing credits because the same density incentives are achieved through incentive zoning. Task 5: Implement incentive zoning – cash offsets Defer permit and planning review fees for affordable units – until such time as the affordable units, if ever, are sold or rented in the marketplace as market rate housing at which time the deferred fees will be repaid to the Port Angeles Affordable Housing Fund (AHF). August 27, 2025 Planning Commission Agenda Packet 65 Defer utility connection charges for affordable units – until such time as the affordable units, if ever, are sold or rented in the marketplace as market rate housing at which time the deferred utility connection charges will be repaid to the AHF. Defer Park, traffic, and school impact fees – if adopted, until such time as the affordable units, if ever, are sold or rented in the marketplace as market rate housing at which time the deferred impact fees will be repaid to the AHF. Staff Progress: Since the 2018 Housing Action Plan the City of Port Angeles has gotten rid of all parks, traffic, school, and fire impact fees. The fee waiver program waives permit, planning, most public works fees for the housing types described above. Task 6: Package a demonstration project site Package a demonstration project site - to create a prototype mixed-use project for market rate and affordable units in the downtown, medical center, and/or high-density residential neighborhood. Utilize the Jefferson/Clallam County Community Land Trust – including the management organization, bylaws, lease rates, and other provisions for all units – market rate and affordable – and the equity. Staff Progress: The City has purchased a property at 935 W 10th Street as a part of the Housing Pipeline Project (see the recommendation section for more information). This land acquisition will work to build dense multifamily housing in a walkable neighborhood. Additionally, the City is starting to have conversations with the Olympic Housing Trust and learning about ways to support their organization and the community land trust model. Task 7: Initiate a catalytic mixed-use project with affordable units Create development solutions for the property – that develop the property under alternative scenarios using the noncash density incentives provided for additional height, reduced parking ratio, and increased site coverage allowances. Assess the economic feasibility of the preferred concepts – to determine land value, construction cost, indirect development cost – and the impact of noncash and cash off-set incentives, Assess partnership opportunities – including purchase of the land for a land trust by a nonprofit entity, and the purchase of some affordable units by the Peninsula Housing Authority for very low- income households. Assess and mitigate environmental impacts – to assess on and off-site stormwater run-off, design aesthetics, and urban amenities. Conduct public hearings and approve a pre-packaged plan solution – including appropriate property- specific development agreements, design guidelines, and SEPA MDNS or EIS mitigation documents. August 27, 2025 Planning Commission Agenda Packet 66 Develop a competitive process – governing the sale or long-term lease and development of the property for the preferred and pre-approved design/develop solution. Judge proposals – by fixing the asking price for the property and ranking proposals on design merits and beneficial impacts on the city’s affordable housing objectives. Award project – following public hearings and review procedures, award the project to the proposal ranked to have the most design merit and beneficial affordable housing development impacts on the property, downtown, and city. Staff Progress: These tasks have not been accomplished yet. We are planning on accomplishing this task in the Housing Pipeline project through 2030 (see the recommendation section for more information). Task 8: Establish a Port Angeles Affordable Housing Fund (AHF) Conduct a public survey of voter households to determine public support – for the use of an allocation from General Funds (GF), an allocation from the Real Estate Excise Tax (REET), a special Property Tax Levy (PTL) or limited levy lid lift dedicated to affordable housing and/or a countywide Local Option Sales Tax (LOST) dedicated to affordable housing to provide affordable housing cash off-sets and match fee-in-lieu payments, public and non-profit donations, grants, loans, and other funding measures with which to implement pro-active housing programs and projects. Submit and approve a financing mechanism(s) – based on the results of the survey, submit referendums necessary to create a revolving capital fund necessary for implementing pro-active housing programs and projects. Capitalize the revenues – with which to initiate acquisitions, prime infrastructure development, conduct RFP design/develop competitions, and other implementing actions appropriate to the proposed pro-active housing programs and projects. Partner with a management entity – for implementation to a new or existing nonprofit housing agency such as Peninsula Housing Authority. Staff Progress: The Sales and Use Tax fund and the New Improvement and Community Enhancement (NICE) neighborhood fund are used to capitalize on the revenues for affordable housing developments and infrastructure improvements. Additionally, as the City has sent out survey questions regarding housing funding. The housing pipeline project will partner with a management entity for the new housing stock that is created. Task 9: Refinance overextended households Using the Port Angeles Affordable Housing Fund (AHF) and the Housing Rehabilitation Fund, establish an affordable housing deferred loan or shared equity program where the eligible homeowner’s house is acquired then sold back to the homeowner under terms that the homeowner can afford remaining within the 30% of gross income devoted to housing occupancy costs. Where necessary and appropriate, utilize grants, loans, limited and land trusts, reverse mortgages, and August 27, 2025 Planning Commission Agenda Packet 67 other refinancing terms that will allow the homeowner to remain resident in the house, keep the house in viable shape, and where appropriate, retain an affordable price or terms so that the unit can be resold at a future time as an affordable housing unit. • Identify homeowners – who would be eligible and capable of participating in the shared or deferred equity-refinancing program. • Identify income and financial capability – of the occupants to create feasible and appropriate refinancing terms using grants, low and no-interest loans, land trusts, and shared or deferred equity approaches. • Create performance criteria governing refinancing packages – necessary to guarantee homeowner equity and financial solvency, while repaying the Port Angeles Affordable Housing Fund (AHF) when the house is ultimately sold or inherited and/or retaining the housing unit in the affordable housing supply to be resold in the future to eligible low-income households. • Assign a management entity – capable of monitoring compliance with the refinanced mortgage terms and the eventual sale and repayment, or sale and resale of an affordable unit in the market. • Create a housing loan trust – able to fund refinancing packages and hold the loan or equity or land title in trust until such time as the house is sold and the loan is redeemed in full, or the house is resold under a limited or shared equity approach. Staff Progress: The City does not act as the direct contact for programs related to refinancing mortgages on overextended households. Future Work: The City will partner with local banks and community organizations to refer overextended households to those existing programs. Task 10: Renovate (and possibly acquire) eligible housing with shared and limited equity loan programs Using the Port Angeles Affordable Housing Fund (AHF) and the Housing Rehabilitation Fund, as well as FHA 203(k) and HomeStyle Fannie Mae loans establish a home acquisition, rehabilitation, and deferred loan or shared or limited equity program including where the qualifying household and eligible house is refurbished (and potentially acquired) and the cost or loan is deferred for payment to when the house is sold or resold to the occupant with land leases and the land equity is deferred or used to reduce payment terms to allow the current (or new) occupant to continue to reside in the house with current home payments. • Identify homeowners – who would be eligible and capable of participating in the rehabilitation and shared or deferred equity program. • Identify rehabilitation program requirements – including the potential number of housing projects, deferred or limited equity program participants, and required number and skill of renovation contractors or agents including occupants (and buyers) capable of performing self-help improvements or “sweat equity”. August 27, 2025 Planning Commission Agenda Packet 68 •Create performance criteria governing contractor selection and oversight – necessary to warrant quality work, timely work schedules, bonded workers and project sites, and other rehabilitation program particulars including by homeowner/buyer self-help participants. •Create a management entity – capable of overseeing rehabilitation work, contract compliance, and the shared or deferred or limited equity program. •Create a housing loan trust – using the Port Angeles Affordable Housing Fund (AHF) to fund rehabilitation and hold the loan or equity in trust until such time as the house is sold and the loan is redeemed in full, or the house is resold under a limited or shared equity approach. Staff Progress: The City relies on the existing programs offered by Habitat for Humanity of Clallam County and Peninsula Housing Authority. Those programs both offer housing rehab and sweat equity programs for homeownership. The City of Port Angeles has existing residential and commercial rebates and conservation program as well as weatherization improvements for low-income households. Task 11: Issue periodic reports and update the Housing Action Plan on a frequent basis Conduct implementation progress assessments to review action on projects and policies identified in this Housing Action Plan and measure the following: •Accomplishment of the strategies - listed in the action plan and the impact the strategies are having on housing costs. •Number of affordable units built - by public, nonprofit, and private sponsors over the measuring time period. •Turnover rates realized in the housing market - for all value of housing including affordable value ranges during the measuring time period. •Comparison with housing census statistics - for percent of income required for housing costs, number, and percent of households in poverty and housing status. •Public satisfaction - with housing conditions in general and perception of their ability to buy or rent a quality affordable housing unit. Make revisions or adjustments necessary - to improve methods, assign responsibilities, or take other measures necessary to be effective in the market based on the progress assessment findings. Staff Progress: This Housing Action Plan Periodic Update accomplished Task 11 as it provides detailed data and updated strategies to meet our housing needs. A subsequent review will occur in 2030. August 27, 2025 Planning Commission Agenda Packet 69 APPENDIX B : HOUSING NEEDS ASSESSMENT This appendix is currently in draft form. The Housing Needs Assessment will be added to the final document. August 27, 2025 Planning Commission Agenda Packet 70 APPENDIX C : LAND CAPACITY ANALYSIS MAP August 27, 2025 Planning Commission Agenda Packet 71 August 27, 2025 Planning Commission Agenda Packet 72 APPENDIX D : PORT ANGELES HOUSING COST BURDEN CHARTS Household Income as a Percentage of AMI by Tenure in Port Angeles, 2010 and 2020 Source: 2006-2010, 2016-2020 HUD Comprehensive Housing Affordability Strategy (CHAS) Cost Burdened Households by Tenure in Port Angeles, 2020 Source: 2016-2020 HUD Comprehensive Housing Affordability Strategy (CHAS) August 27, 2025 Planning Commission Agenda Packet 73 Cost Burden and Household Income in Port Angeles, 2020 Source: 2016-2020 HUD Comprehensive Housing Affordability Strategy (CHAS) August 27, 2025 Planning Commission Agenda Packet 74 CED Building Report - July 2025 JAN FEB MAR APR MAY JUN JUL AUG SEP OCT NOV DEC 2024 YTD 0 0 1 0 2 0 1 0 0 0 0 0 2 $0.00 $0.00 $700,000.00 $0.00 $368,722.00 $0.00 $1,500.00 $0.00 $0.00 $0.00 $0.00 $0.00 $1,291,500.00 4 5 3 9 8 9 8 0 0 0 0 0 64 $352,600.00 $100,636.00 $71,652.00 $193,541.00 $295,571.00 $566,877.00 $141,293.00 $0.00 $0.00 $0.00 $0.00 $0.00 $3,754,179.00 0 0 0 0 0 0 0 0 0 0 0 0 2 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $4,298,130.00 1 0 0 1 0 0 0 0 0 0 0 0 0 $2,632,599.00 $0.00 $0.00 $69,500.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 0 0 0 0 1 0 0 0 0 0 0 0 1 $0.00 $0.00 $0.00 $0.00 $56,000,000.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $65,000.00 0 0 0 2 2 0 0 0 0 0 0 0 4 $0.00 $0.00 $0.00 $295,000.00 $726,000.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $937,000.00 2 0 0 0 0 0 3 0 0 0 0 0 9 $800,000.00 $0.00 $0.00 $0.00 $0.00 $0.00 $484,827.00 $0.00 $0.00 $0.00 $0.00 $0.00 $1,845,524.00 1 0 1 1 2 0 1 0 0 0 0 0 3 $250,000.00 $0.00 $282,354.00 $240,000.00 $85,000.00 $0.00 $26,680.00 $0.00 $0.00 $0.00 $0.00 $0.00 $554,520.00 2 0 1 2 0 2 2 0 0 0 0 0 6 $718,694.00 $0.00 $120,000.00 $570,860.00 $0.00 $463,742.00 $625,525.00 $0.00 $0.00 $0.00 $0.00 $0.00 $2,251,690.00 0 0 3 0 1 1 2 0 0 0 0 0 14 $0.00 $0.00 $282,659.00 $0.00 $94,565.00 $60,000.00 $108,098.00 $0.00 $0.00 $0.00 $0.00 $0.00 $1,108,154.00 18 27 35 27 29 28 33 0 0 0 0 0 154 $332,185.00 $318,083.00 $742,902.00 $416,350.00 $265,008.00 $897,274.00 $386,169.00 $0.00 $0.00 $0.00 $0.00 $0.00 $2,642,611.00 Comm 2 0 0 1 0 3 0 0 0 0 0 0 9 Res $16,500.00 $0.00 $0.00 $15,000.00 $0.00 $54,380.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $76,205.00 30 32 44 43 45 43 50 0 0 0 0 0 268 $5,102,578.00 $418,719.00 $2,199,567.00 $1,800,251.00 $57,834,866.00 $2,042,273.00 $1,774,092.00 $0.00 $0.00 $0.00 $0.00 $0.00 $18,824,513.00 3 0 4 4 4 1 3 0 0 0 0 0 9 $67,450.71 $32,495.68 $59,192.12 $49,188.64 $512,626.80 $49,407.87 $40,688.54 $0.00 $0.00 $0.00 $0.00 $0.00 $413,909.49 000101100000034*5 4 0 0 0 0 0 6 0 0 0 0 0 10 8*16 2 0 1 2 0 2 2 0 0 0 0 0 9 5*6 1 0 1 1 2 0 1 0 0 0 0 0 6 1*3 0 0 0 0 0 0 0 0 0 0 0 0 0 0*4 7 0 3 3 3 3 9 0 0 0 0 0 28 18*34 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 $71,172,346.00 $811,050.36 6 $85,880.00 287 19 $2,498,821.00 7 $545,322.00 197 $3,357,971.00 5 $1,284,827.00 6 $884,034.00 9 $56,000,000.00 4 $1,021,000.00 0 $0.00 2 $2,702,099.00 1 *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 Repair and Alteration Total Permits Issued Total Construction Valuation 2025 YTD Dwelling Units - Duplex New Construction Repair and Alteration New Multi Family New Manufactured Home Dwelling Units - ADU Demolition and Moving Certificate of Occupancy 4 $1,070,222.00 46 $1,722,170.00 Permit Fees Paid Comm Ind Public Res New Construction Repair and Alteration New Construction New Single Family New Accessory Structure Repair and Alteration August 27, 2025 Planning Commission Agenda Packet 75 CED Affordable Housing Report - July 2025 Type JAN FEB MAR APR MAY JUN JUL AUG SEP OCT NOV DEC 2025 YTD 2024 YTD SUT - HB 1406 $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 $40,000.00 SUT - HB 1590 $0.00 $50,000.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $50,000.00 $14,999.00 FWP $39,666.66 $0.00 $17,444.82 $0.00 $6,676.43 $24,153.35 $25,750.54 $0.00 $0.00 $0.00 $0.00 $0.00 $113,691.80 $144,704.67 NICE- Small 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 $5,810.39 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 $0.00 NICE - Large Scale $0.00 $0.00 $0.00 $0.00 $0.00 $46,750.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $46,750.00 $0.00 TOTAL CITY INVESTMENTS $39,666.66 $50,000.00 $17,444.82 $0.00 $6,676.43 $70,903.35 $25,750.54 $0.00 $0.00 $0.00 $0.00 $0.00 $210,441.80 $205,514.06 PRP 3 1 0 0 3 2 0 0 0 0 0 0 9*10 MFTE 0 0 0 0 0 4 0 0 0 0 0 0 4*12 Key SUT- HB 1406 SUT- HB 1590 FWP NICE - Small Scale NICE - Medium Scal NICE - Large Scale PRP MFTE Multi Family Tax Exemption. Contracts are shown in the month they were executed between developer and 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. 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. 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 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.* August 27, 2025 Planning Commission Agenda Packet 76 2025 Q2 CED Grant Report August 27, 2025 Planning Commission Agenda Packet 77 CED Grant Report 2025 Q2 ACTIVE GRANTS Parking and Business Improvement Area (PBIA) & Port Angeles Waterfront District (PAWD) Grant: $25,293.57 distributed for Q1; awaiting Q2 total to be distributed by the Finance Department. 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 Q2 Deliverables: •PAWD reporting demonstrated the following: o Encouragement and promotion of economic development in the waterfront district area including the work of the Economic Vitality Committee. o Strengthening and revitalizing commerce in the waterfront district area. o Working on enrollment in the Washington Main Street Program with a final application to be submitted in Q3. o Sponsoring and promoting public events in the waterfront district area including Welcoming Vista Work Parties, Plucking Posse Work Parties, and maintaining and updating social media to reflect current happenings in the waterfront district area. o Facilitating discussions with City staff regarding Lot B and potential PBIA expansion. o Participation in Comprehensive Plan Periodic Updates as part of the Stakeholder Advisory Committee. o Maintaining and updating the PBIA database. August 27, 2025 Planning Commission Agenda Packet 78 Clallam County Economic Development Council Grant: $20,000 Source: General Fund Contract Number: N/A Partners: Clallam County Economic Development Council Status: Contract period is January 1st, 2025 – December 31st, 2025 Contractor: N/A Q2 Deliverables: •Three business contacts initiated: site selector interactions & recruitment activities including a sawmill, biogenic material manufacturer, and a modular home manufacturer. •17 existing businesses signed up for support appointments to help local business owners solve problems, grow, and thrive. •Provided startup assistance to five new businesses. •Hosted four trainings, workshops, or events that helped over 30 local businesses. Accelerating Procurement Excellence (APEX) Accelerator Grant: $10,000 Source: General Fund Contract Number: N/A Partners: Accelerating Procurement Excellence (APEX) Accelerator Status: Contract period is January 1st, 2025 – December 31st, 2025 Contractor: N/A Q2 Deliverables: •Hosted one community presentation, two workshops and two recruitment events. •Provide support to 34 Clallam County Businesses to help them succeed in the government marketplace. •Remainder of 2025 will focus on cybersecurity maturity model certification, HUBZone certifications, more in-person events for contractors and local agency staff, and emergency/disaster rolodex. August 27, 2025 Planning Commission Agenda Packet 79 Lodging Tax Annual Fund Allocation Grants: $1,437,556 Source: Loding Tax Funds Contract Number: N/A Partners: Please see the ‘Deliverables to Date’ section below. Status: All awardees from the December 2024 approval have contracts that are fully executed. Additional funds were approved at the 4/1 City Council meeting and are now included in the Q2 quarterly report. Staff continually disburse funds as reimbursement requests come in. Contractor: Lodging Tax funds are used to support the following annual contracts and expenses: •Port Angeles Regional Chamber of Commerce – Visitor Center Operations: $122,342 •LuLish Design – Destination Marketing Campaign: $210,000 •City of Port Angeles ROW Coverage Costs – NTE $10,000 •City of Port Angeles Staff Expenses for LTAX Related Work – $55,824 Q2 Deliverables: Organization Name Amount Awarded The Loom, LLC $1,300 N-Dub Productions, LLC $22,500 Port Angeles Arts Council $8,550 Olympic Peninsula Rowing Association $5,000 The Hubbub, LLC $8,920 Peninsula Adventure Sports $9,000 123 West Design Collective $9,300 GOPA LLC $10,000 Port Angeles Waterfront District $42,000 The Dungeness Crab Festival $10,000 Olympic Peninsula Fungus Festival, LLC $10,000 Concerts on the Pier $10,000 Juan de Fuca Foundation for the Arts $10,000 Port Angeles Marathon Association $29,000 Community Boating Program $20,140 Peninsula Trails Coalition $49,500 Hurricane Ridge Winter Sports Educational Foundation $39,680 Olympic Peninsula Tourism Commission $60,000 August 27, 2025 Planning Commission Agenda Packet 80 Port Angeles Fine Arts Center $150,000 Lincoln Park BMX Association $49,500 City of Port Angeles, Parks & Rec. $120,000 Port Angeles Waterfront Center $250,000 North Olympic Baseball and Softball $25,000 Port Angeles Youth Basketball $90,000 Total Amount Awarded to date $1,039,390 Affordable Housing Programs Grants: $184,691.26 Source: $50,000.00 in Sales and Use Tax funds, $87,941.26 in Fee Waivers, and $46,750.00 in NICE funds Contract Number: N/A Partners: Please see the ‘Deliverables to Date’ section below. Contractor: N/A Q2 Deliverables: Fee Waiver Program Grants •The City waived $30,829.78 in building, land use, fire, engineering, and public works fees for four eligible residential projects. New Improvement and Community Enhancement (NICE) Neighborhood Grants •$46,750.00 to Sam Watson and Marianne Condrup, NICE No. 25-0066 Façade Grant Program Grants: $28,000.00 Source: $68,726.15 CDBG program income funds. Contract Number: N/A Partners: Please see the ‘Deliverables to Date’ section below. Contractor: N/A Q2 Deliverables: August 27, 2025 Planning Commission Agenda Packet 81 •$8,000.00 – The Hubbub LLC – 117 N Lincoln St. for restoration work on all four facades. •$10,000.00 – Turella Oral Surgery – 902 E 8th St. for restoration work on all four facades. •$10,000.00 – Coastal Health – 621 E Front St. for replacement of windows. CLOSED GRANTS GMA Periodic Update Grant: $125,000 ($62,500 received in June 2024 and $62,500 received in June 2025) Source: Washington State Department of Commerce Contract Number: 24-63335-003 Partners: N/A Status: Contract executed July 1st, 2023; closed June 30th, 2025 Contractor: MAKERS Architecture and Urban Design, LLP Q2 Deliverables: •Updated land-use map. •External stakeholder advisory committee meetings. •Internal steering committee meetings. •State Environmental Policy Act (SEPA) Scoping Open House on April 17, 2025. •First draft of the updated Comprehensive Plan available for public input. •Draft Comprehensive Plan Open House on June 12, 2025. •Neighborhood walks on June 13, 2025, and a neighborhood survey was made available through the month of June. 2023 – 2025 Climate Planning Grant: $150,000 ($87,200 received in February 2025; $62,800 received in June, 2025) Source: Washington State Department of Commerce Contract Number: 24-63610-149 Partners: N/A Status: Contract executed July1, 2023; closed June 30, 2025 August 27, 2025 Planning Commission Agenda Packet 82 Contractor: MAKERS Architecture and Urban Design, LLP Q2 Deliverables: •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. •Integration of the MJHMP, Climate Resiliency Plan, and Implementation Plan into the draft Hazard Mitigation and Climate Resiliency Element. •First draft of the Hazard Mitigation and Climate Resiliency Element. August 27, 2025 Planning Commission Agenda Packet 83