HomeMy WebLinkAbout09232025 CC AgendaSeptember 23, 2025 Port Angeles City Council Meeting Page 1
September 23, 2025
Special Meeting
City of Port Angeles
Council Meeting Agenda
This meeting will be conducted as a hybrid meeting. In hybrid meetings, members of the public, Council members, and City sta ff
have the option to attend the meeting in person, in Council chambers at City Hall located at 321 East 5 th Street, Port Angeles, or
remotely via telephone or video link.
The Mayor may determine the order of business for a particular City Council meeting. The agenda should be arranged to best serve
the needs and/or convenience of the Council and the public. The Mayor will determine time of break. Hearing devices are available
for those needing assistance. The items of business for regular Council meetings may include the following:
Audio only: 1-844-992-4726
Webinar number: 2552 803 7541
Webinar password: wDywe3vdv93 (93993383 when dialing from a phone or video system)
Webex link: https://cityofpa.webex.com/cityofpa/j.php?MTID=md0c32ba9eea74c318cad2854dc90f33b
These access codes are good for the September 23, 2025 meeting only.
I. Call to Order – Special Meeting starting at 5:00 p.m.
II. City Council Work Session
• The Work Session will cover the draft Vision 2045 Comprehensive Plan periodic update.
III. Adjournment – 7:00 p.m.
Special meetings designated as work sessions shall be advertised and conducted in the same manner as special
meetings. Work sessions are for the purpose of in-depth review and discussion of specified issues. Final disposition
shall not be taken at designated work sessions. Council Rules of Procedure Section 4
The City Council encourages citizen participation. Opportunities for public comment are available during regular
meetings. Upcoming meeting information can be found on the City website: www.cityofpa.us/583/Meetings-Agendas. To
submit public comments outside of this meeting, community members may also contact City Council by email at
council@cityofpa.us, or written letter mailed to 321 East 5th Street, Port Angeles, WA 98362 or by dropping it by City
Hall. Learn more by visiting: www.cityofpa.us/137/City-Council
Port Angeles City Hall is accessible for persons with disabilities. Requests for special accommodations can be made by
contacting the City Clerk’s Office. Closed captioning can also be made available. Please contact City Clerk Kari
Martinez-Bailey by phone at 360-417-4634, or by email at cityclerk@cityofpa.us, to request accommodations or receive
instructions for closed captioning.
NOTICE of a SPECIAL MEETING of the
PORT ANGELES CITY COUNCIL
Notice is hereby given that the City Council of the City of Port Angeles will hold a Special Meeting on
Tuesday, September 23, 2025, from 5:00 to 7:00 p.m. The meeting will be conducted as a hybrid meeting. In
hybrid meetings, members of the public, Council members, and City staff have the option to attend the meeting
in person, in Council Chambers at City Hall located at 321 East 5th Street, Port Angeles, or remotely via
telephone or video link. To attend meetings virtually, follow the instructions below or visit www.cityofpa.us
for more information regarding our virtual meetings agendas and meeting information. To view meeting and
agenda information, visit: https://cityofpa.us/583/Meetings-Agendas.
The purpose of the Special Meeting is for City Council to hold a Council Work Session. The Work Session will
cover the draft Vision 2045 Comprehensive Plan periodic update.
Audio only: 1-844-992-4726
Webinar number: 2552 803 7541
Webinar password: wDywe3vdv93 (93993383 when dialing from a phone or video system)
Webex link: https://cityofpa.webex.com/cityofpa/j.php?MTID=md0c32ba9eea74c318cad2854dc90f33b
These access codes are good for the September 23, 2025 meeting only.
Special meetings designated as work sessions shall be advertised and conducted in the same manner as special
meetings. Work sessions are for the purpose of in-depth review and discussion of specified issues. Final
disposition shall not be taken at designated work sessions. Council Rules of Procedure Section 4
The City Council encourages citizen participation. Opportunities for public comment are available during
regular meetings. Upcoming meeting information can be found on the City website:
www.cityofpa.us/583/Meetings-Agendas. To submit public comments outside of this meeting, community
members may also contact City Council by email at council@cityofpa.us, or written letter mailed to 321 East 5th
Street, Port Angeles, WA 98362 or by dropping it by City Hall. Learn more by visiting:
www.cityofpa.us/137/City-Council
Port Angeles City Hall is accessible for persons with disabilities. Requests for special accommodations can be
made by contacting the City Clerk’s Office. Closed captioning can also be made available. Please contact City
Clerk Kari Martinez-Bailey by phone at 360-417-4634, or by email at cityclerk@cityofpa.us, to request
accommodations or receive instructions for closed captioning.
Kari Martinez-Bailey
City Clerk
cityclerk@cityofpa.us
(p) 360-417-4634 │TTY 360-417-4645
Distribution: City Council
Peninsula Daily News
KONP
Front Lobby (posted)
Comprehensive Plan Periodic Update
SEPTEMBER 23RD CITY COUNCIL WORK SESSION
1
City Staff Presenters
•Shannen Cartmel, CED Manager
•Ben Braudrick, Planning Supervisor
•Courtney Bornsworth, Nat. Resources Grant Administrator Associate Planner
•Jalyn Boado, Housing Administrator Associate Planner
•Angel Torres, Long Range and Special Projects Associate Planner
PORT ANGELES COMPREHENSIVE PLAN CITY COUNCIL WORK SESSION –SEPTEMBER 23, 2025 2
Work Session Topics
Comprehensive Plan
•Periodic Update Background
•Public Engagement to Date
•Major Updates to the Plan
•Element ReviewDraft Environmental Impact StatementCitywide RezoneUrban Growth Area Swap with Clallam CountyHousing Action Plan
PORT ANGELES COMPREHENSIVE PLAN CITY COUNCIL WORK SESSION –SEPTEMBER 23, 2025 3
Where to Find the Draft Documents
City website dedicated to the Vision 2045 Periodic Update of the Comprehensive Plan:
PORT ANGELES COMPREHENSIVE PLAN CITY COUNCIL WORK SESSION –SEPTEMBER 23, 2025 4
https://www.cityofpa.us/937/Vision-2045-Comprehensive-Plan-Periodic-
City website dedicated to the Vision 2045 Periodic
Update of the Housing Action Plan:
https://cityofpa.us/1012/Housing-Action-Plan
Periodic Update
Background
PORT ANGELES COMPREHENSIVE PLAN CITY COUNCIL WORK SESSION –SEPTEMBER 23, 2025 5
Why Update The Plan?
Required planning
•State-required “periodic update” every 10 years.
•GMA has new housing, transportation, and climate planning requirements.
•Things change! People, technology, economy = new problems to solve.
•Updated data is needed to inform future decisions.
•Integrate modern best practices in planning.
PORT ANGELES COMPREHENSIVE PLAN CITY COUNCIL WORK SESSION –SEPTEMBER 23, 2025 6
Local priorities
•Update the Future Land Use Map.
•Attract more housing development and employers.
•Direct appropriate Sewer/water/stormwater upgrades.
•…and more!
Growth Targets
PORT ANGELES COMPREHENSIVE PLAN CITY COUNCIL WORK SESSION –SEPTEMBER 23, 2025 7
2020 a 2025 b 2045 Projection c
Population 19,960 20,440 23,110
+3,150 increase from 2020
Housing Units 9,567 9,718 11,668
+1,970 increase from 2020
Jobs 8,884 n/a 9,851
+967 increase from 2020
Notes and sources:
a.2020 Decennial Census, U.S. Census Bureau.
b.April 1, 2025 estimates, Washington State Office of Financial Management.
c.2024-2045 Land capacity analysis, Clallam County.
Project Schedule
PORT ANGELES COMPREHENSIVE PLAN CITY COUNCIL WORK SESSION –SEPTEMBER 23, 2025 8
Public Engagement
to Date
PORT ANGELES COMPREHENSIVE PLAN CITY COUNCIL WORK SESSION –SEPTEMBER 23, 2025 9
Engagement Activities
PORT ANGELES COMPREHENSIVE PLAN CITY COUNCIL WORK SESSION –SEPTEMBER 23, 2025 10
Stakeholder Advisory Committee
Port Angeles Waterfront Center
Clallam County EDC
Port Angeles Downtown Association
North Olympic Land Trust
Habitat for Humanity
Peninsula Behavioral Health
Port Angeles Association of Realtors
Serenity House
McKinley
LEKT
NOAA
North Olympic Library System
Port Angeles Downtown Association
Olympic Medical Center
123 West Design Collective
Strong Towns Port Angeles
North Peninsula Builders Association
Port Angeles School District
Utility Advisory Committee
Peninsula Housing Authority
Fiero Marine Life Center
HUB West Design Collective
Peninsula College
Clallam Transit
Port Angeles Business Association
Peninsula Housing Authority
Planning Commission Subcommittee
City Council Subcommittee
Clallam County
Port Angeles Fine Arts Center
Habitat for Humanity
North Olympic Library System
Chamber of Commerce
Peninsula College
United States Coast Guard
Black Ball Ferry
Engagement Activities
PORT ANGELES COMPREHENSIVE PLAN CITY COUNCIL WORK SESSION –SEPTEMBER 23, 2025 11
•Citywide visioning survey:~1,400
responses (Summer 2024)
•Storefront Studio: 3-day workshop, Sept
23–25, 2024
•Targeted interviews: Housing, Economic,
Transportation (2024–2025)
•Draft v1 Open House + Online Survey: 3-
hour open house; 730+ survey responses,
100s of comments
•Ongoing internal staff coordination:
Monthly
Public Engagement to Date
PORT ANGELES COMPREHENSIVE PLAN CITY COUNCIL WORK SESSION –SEPTEMBER 23, 2025 12
What We Heard: Key
Themes
•Housing Crisis
•Missing Middle Housing
•Thoughtful Density
•Fix-It-First
•Quality of Life
Visioning Survey –Key Results
PORT ANGELES COMPREHENSIVE PLAN CITY COUNCIL WORK SESSION –SEPTEMBER 23, 2025 13
Loves
1.Beautiful setting of the
natural environment
2.Mountain and water access
for recreation
3.Vibe and small-town feel
4.Strong sense of community
and engaged, friendly people
5.Local businesses and
entrepreneurial opportunities
Hopes
1.Growing economy and plenty of
living wage jobs
2.Thriving downtown area for
locals and tourists
3.Sufficient variety of housing
options, affordable to everyone
4.Well-maintained infrastructure
and adequate services
5.Improved accessibility to
healthcare and quality of
services
Concerns
1.Overall cost of living
2.Lack of affordable housing
3.Lack of certain businesses
and employment
opportunities
4.Public health issues like
aging, mental health, and
addiction
5.Maintenance of infrastructure
such as water, sewer, and
streets
Public Engagement to Date
Shared Problem, Divided SolutionsHousingis the critical issue
PORT ANGELES COMPREHENSIVE PLAN CITY COUNCIL WORK SESSION –SEPTEMBER 23, 2025 14
“More Housing, More Density” -
speed and flexibility “Preserve Neighborhoods,
Enforcement Focus” -fit, scale,
and enforcement
Both positions informed edits to maintain neighborhood fit while improving delivery
Public Engagement to Date
Common Ground
PORT ANGELES COMPREHENSIVE PLAN CITY COUNCIL WORK SESSION –SEPTEMBER 23, 2025 15
Accessory Dwelling Units Conversions of Existing Structures Small –Scale Infill (e.g., Tiny Homes)
Public Engagement to Date
PORT ANGELES COMPREHENSIVE PLAN CITY COUNCIL WORK SESSION –SEPTEMBER 23, 2025 16
Input Into Action
Growth Focus Infill-first near downtown and mixed-use
corridors
Capacity Alignment
Planning for ~1,970 units by 2045; targeted
zoning updates close the low-income
capacity gap
Lower Cost Barriers
Removed minimum parking for housing;
consolidated checklists;publish a Housing
Development Guide;streamline review
processes
Design that Fits Adoption of objective design standards
Resilience & Safety Tie growth to evacuation routing, hazard
readiness, and climate-smart infrastructure
sequencing
Proposed Major
Updates to the Plan
PORT ANGELES COMPREHENSIVE PLAN CITY COUNCIL WORK SESSION –SEPTEMBER 23, 2025 17
Big Ideas for the Plan
PORT ANGELES COMPREHENSIVE PLAN CITY COUNCIL WORK SESSION –SEPTEMBER 23, 2025 18
GET HOUSING BUILT: Unleash and attract private investment in
constructing more housing of all types city-wide.
NURTURE ECONOMIC OPPORTUNITY: Support entrepreneurs, expand
job options, and focus on high wage job creation.
INVEST INFRASTRUCTURE STRATEGICALLY: Upgrade streets,
utilities, and park in key locations to support desired development.
EXPAND TRANSPORTATION OPTIONS: Connect pedestrians and
cyclists between neighborhoods and downtown.
ENHANCE URBAN ECOLOGY:Plant trees, restore healthy shoreline
environments, and promote "green"buildings.
Element Review
PORT ANGELES COMPREHENSIVE PLAN CITY COUNCIL WORK SESSION –SEPTEMBER 23, 2025 19
Land Use Economic
Development
Parks &
Recreation
Utilities & Public
Services
Transportation
Housing
Capital
Facilities
Conservation
Hazard Mitigation &
Climate Resiliency
Purpose
•Provides goal posts for the Plans elements.
•Demonstrates the collective aspiration for Port Angeles’ future development.
Major Changes from the 2023 Amended Plan
•Made more tangible to Port Angeles.
•Includes relationship to the community’s past.
•Ensures reasonable expectations for City Council, staff, and the community.
PORT ANGELES COMPREHENSIVE PLAN CITY COUNCIL WORK SESSION –SEPTEMBER 23, 2025 20
Vision Statement
Vision Statement
In 2045, Port Angeles is a thriving community that
encompasses and entwines its natural landscapes,
adopts sensible approaches to climate resiliency, and
has reverence for tribal heritage while acknowledging its
broader history, including its forestry practices and
maritime traditions. The city carefully balances progress
and tradition, fostering a resilient economy, diverse
housing options, and well-constructed and maintained
infrastructure that serves local needs. Port Angeles
remains rooted in its strong sense of community,
ensuring public safety, enhancing quality of life, and
promoting overall well-being, while creating a welcoming
environment for visitors.
PORT ANGELES COMPREHENSIVE PLAN CITY COUNCIL WORK SESSION –SEPTEMBER 23, 2025 21
The vision statement was crafted in collaboration between members of
City Council, City staff, a Stakeholder Advisory Committee, and
community members.
Purpose
•The Land Use Element is central to all other elements.
•It establishes policy regarding how land may be developed and used by
people, and how land will meet the needs of Port Angeles for residential,
commercial, industrial, recreation, civic, and open space activities.
•A key part of this Element is the Future Land Use Map (FLUM)
Major Changes from the 2023 Amended Plan
•Merged with Growth Management Element
•Renewed focus on the unincorporated urban growth areas
•Some goals and policies moved to other elements
•Reorganized goals and policies to focus on these top issues
PORT ANGELES COMPREHENSIVE PLAN CITY COUNCIL WORK SESSION –SEPTEMBER 23, 2025 22
Land Use Element
Land Capacity Analysis
PORT ANGELES COMPREHENSIVE PLAN CITY COUNCIL WORK SESSION –SEPTEMBER 23, 2025 23
•Classified as undeveloped
by assessor.
•Low property value.
The LCA is designed to determine the land capacity for new construction within existing zoning
and land use conditions.
Vacant Partially-Used Redevelopable
Low-and Medium-Density
Residential Parcels:
•Subdividable large parcels.
•High value parcels excluded
Parcel Classification Methodology
Low-and Medium-Density Residential
Parcels:
•Improvement to land value <1:1
•Built or renovated on or before 1969
•In poor condition by assessor data.
High-Density/Commercial/Mixed-Use:
•Improvement to land value <1:1
•Single-Family building in high-
density zone.
Parcels that are difficult develop due to use and critical areas are
excluded from the developable net acreage.
Land Capacity Analysis
PORT ANGELES COMPREHENSIVE PLAN CITY COUNCIL WORK SESSION –SEPTEMBER 23, 2025 24
Gross
Acres
Critical
Areas
Unconstrained
Acres
Vacant 712.5 185.7 526.9
Partially-Used 1,103 168.5 934.5
Redevelopable 182.7 21.6 161.1
Land Capacity Analysis
PORT ANGELES COMPREHENSIVE PLAN CITY COUNCIL WORK SESSION –SEPTEMBER 23, 2025 25
Concentration of vacant and partially-used
parcels in the western UGA
Concentration of partially-used and
redevelopable parcels in the eastern UGA
PORT ANGELES COMPREHENSIVE PLAN CITY COUNCIL WORK SESSION –SEPTEMBER 23, 2025 26
Challenges with current FLUM:
•Curvilinear boundaries and gaps make it
difficult to know how designations apply to
specific parcels
•City boundary and shorelines are not clear
•UGA is not shown
Existing Future Land Use Map (FLUM)
Existing Land Use Designation
PORT ANGELES COMPREHENSIVE PLAN CITY COUNCIL WORK SESSION –SEPTEMBER 23, 2025 27
Future Land Use Map Designation Implementing Zones
Commercial CBD, CSD, CO, CN, CA, CR
Industrial IL, IH, IP, IM
Low Density Residential R7, R9, R11
Medium Density Residential RMD, RTP, PRD
High Density Residential RHD, RTP, PRD
Open Space PBP
Proposed Land Use Designation
PORT ANGELES COMPREHENSIVE PLAN CITY COUNCIL WORK SESSION –SEPTEMBER 23, 2025 28
Future Land Use Map Designation Implementing Zones
Mixed Use CBD, CSD, CO, CN, CA, CR
Industrial IL, IH
Residential Low-Medium Density R11, R9, R7, RMD, RTP, PRD
Residential Medium-High Density RMD, RHD, RTP, PRD
Parks and Open Space All zones
Open Space All zones
PORT ANGELES COMPREHENSIVE PLAN CITY COUNCIL WORK SESSION –SEPTEMBER 23, 2025 29
Proposed Future Land Use Map (FLUM)
Purpose
•Provide a sufficient supply, variety, availability, and attainability of
housing to meet community needs.
•Reduce disparities in housing access and mitigate displacement
impacts to vulnerable communities.
•Encourage the design, construction, and maintenance of housing
to keep homes in good condition.
Major Changes from the 2023 Amended Plan
•Refining Policy Language for Clarity and Accountability
•Promoting Collaboration and Regional Coordination
•Strengthen Connections Between Goals and Implementation
PORT ANGELES COMPREHENSIVE PLAN CITY COUNCIL WORK SESSION –SEPTEMBER 23, 2025 30
Housing Element
Purpose
•Guide decision-making and investments that diversify and strengthen the local economy.
•Provide a comprehensive overview of the economy.
•Set policy direction for economic growth.
•Identify strategies, programs, and projects to improve the economy.
Major Changes from the 2023 Amended Plan
•Updated Introduction based upon Stakeholder Interviews and Analysis
•Updated Economic Profile for Port Angeles
•Goals updated to themes and policies moved to match
PORT ANGELES COMPREHENSIVE PLAN CITY COUNCIL WORK SESSION –SEPTEMBER 23, 2025 31
Economic Development Element
Purpose
•Guides the strategic development and ongoing management of
parks City-wide.
•Provides clear direction for realizing the City’s vision for parks and
recreation.
Major Changes from the 2023 Amended Plan
•Updated Introduction and Facilities Inventory.
•Level of Service and Forecasted Needs.
•Goals and policies moved for clarity and to reduce redundancy.
PORT ANGELES COMPREHENSIVE PLAN CITY COUNCIL WORK SESSION –SEPTEMBER 23, 2025 32
Parks, Recreation & Open Space Element
Conservation Element
Purpose
•Protect Port Angeles’ natural, cultural, and historical assets.
•Guide sustainable development and respond to climate change.
Major Changes from the 2023 Amended Plan
•Addition of Conservation and Sustainability Priorities.
•Policy Reorganization, Removal and Consolidation.
•Urban Tree Management Emphasized.
PORT ANGELES COMPREHENSIVE PLAN CITY COUNCIL WORK SESSION –SEPTEMBER 23, 2025 33
Hazard Mitigation & Climate Resiliency Element
Purpose
•To address the social, economic, and environmental sustainability
of the City.
•Guide the community to better prepare for natural hazards and
climate impacts.
Major Changes from the 2023 Amended Plan
•Multi-Jurisdictional Hazard Mitigation Plan (MJHMP): The 2025
Clallam County MJHMP was incorporated to ensure consistency
with already developed mitigation strategies for the City.
PORT ANGELES COMPREHENSIVE PLAN CITY COUNCIL WORK SESSION –SEPTEMBER 23, 2025 34
Hazard Mitigation & Climate Resiliency Element
Key Goals
•Sustainable Ecosystems and Resources: Protect and restore
ecosystems, leading to enhanced resiliency City-Wide.
•Urban Forestry: Protect and enhance the climate resilience of
urban forests.
•Food Security: Promote local and regional sustainable agriculture.
•Equitable Access: Provide an equitable opportunity to learn about
climate impacts and take actions to enhance community resilience.
•Transportation: Make transportation safer, cleaner, and more
accessible to all community members.
PORT ANGELES COMPREHENSIVE PLAN CITY COUNCIL WORK SESSION –SEPTEMBER 23, 2025 35
Purpose
•Provides a framework that guides transportation investments over the next 20 years
and comply with the Growth Management Act.
•Emphasizes active transportation connections, accessibility for all, and safety.
•Aims to direct the City's strategic efforts in local investments to develop a
connected, multimodal transportation system that integrates regional transportation
facilities and services with sustainable funding.
Major Changes from the 2023 Amended Plan
•Updated Introduction and Appendix Inventory.
•Level of Service and Forecasted Needs.
•Goals and policies reorganized to maintain more thematic direction.
PORT ANGELES COMPREHENSIVE PLAN CITY COUNCIL WORK SESSION –SEPTEMBER 23, 2025 36
Transportation Element
Transportation Element
PORT ANGELES COMPREHENSIVE PLAN CITY COUNCIL WORK SESSION –SEPTEMBER 23, 2025 37
Identifying priorities for
investing in sidewalks and
bike routes is a key
component of the updated
Transportation Element.
Purpose
•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.
•Provides clear direction for realizing the City’s 6-year Capital Facilities Plan.
Major Changes from the 2023 Amended Plan
•Updated Introduction and Facilities Inventory.
•Level of Service and Forecasted Needs.
•Inclusion of equity lens in facility planning and development.
PORT ANGELES COMPREHENSIVE PLAN CITY COUNCIL WORK SESSION –SEPTEMBER 23, 2025 38
Capital Facilities Element
Purpose
•The Utilities and Public Services Element serves as a required critical
framework to detail the location and capacity of existing and proposed
utilities such as electricity and wastewater and services such as recreation
programs and fine arts.
•The Element also directs the public services provided by the City and/or ways
in which the City can support or encourage services provided to the
community.
Major Changes from the 2023 Amended Plan
•Updated Introduction
•Focus on partnerships with other facility operators.
•Equity included in access and city program management
PORT ANGELES COMPREHENSIVE PLAN CITY COUNCIL WORK SESSION –SEPTEMBER 23, 2025 39
Utilities and Public Facilities Element
Draft Environmental
Impact Statement
PORT ANGELES COMPREHENSIVE PLAN CITY COUNCIL WORK SESSION –SEPTEMBER 23, 2025 40
SEPA Draft EIS
EIS Process and Timeline
o Alternatives definition in June.
o Draft EIS issuance September 18.
o Respond to comments and publish
Final EIS with preferred alternative
this fall.
EIS Alternatives
•No Action
•Dispersed Growth
•Centralized Growth
PORT ANGELES COMPREHENSIVE PLAN CITY COUNCIL WORK SESSION –SEPTEMBER 23, 2025 41
Port of Port Angeles
Citywide Rezone
PORT ANGELES COMPREHENSIVE PLAN CITY COUNCIL WORK SESSION –SEPTEMBER 23, 2025 42
Background
Rezone is associated with the Periodic Update
Demonstrating that we can accommodate the projected population growth
Creates opportunity to adjust zoning based on FLUM changes
Demonstrates immediate changes and progress towards future
Comprehensive Plan vision.
Doesn’t push too far before zoning amendments are made
Doesn’t make changes that are better suited to a concurrent change from
re-envisioning of the residential and commercial zoning code.
Nearly 1000 properties to potentially be rezoned across the City
PORT ANGELES COMPREHENSIVE PLAN CITY COUNCIL WORK SESSION –SEPTEMBER 23, 2025 43
Citywide Rezone Preliminary Locations
PORT ANGELES COMPREHENSIVE PLAN CITY COUNCIL WORK SESSION –SEPTEMBER 23, 2025 44
1. Shane Park/8th Street
Low Density Residential to High
Density Residential (RHD)
2. South Lincoln
Low Density Residential to High
Density Residential (RMD)
3. Race Street
Residential to Commercial (CN/CO)
4. Rayonier Site
Industrial to Commercial (TBD)
5. Downtown
Residential High Density to CA
6. Georgiana
Residential to Commercial (CO)
7. Highschool
Public Buildings and Parks to
Commercial (CN)
8. 1st /2nd Streets
Residential High Density to CA
Urban Growth Area Swap
with Clallam County
PORT ANGELES COMPREHENSIVE PLAN 45
Urban Growth Area (UGA) Background
What are UGA’s?
•A designated territory where urban development is permitted and encouraged, often located within or adjacent to existing cities.•UGAs are mandated by the state's Growth Management Act (GMA) (RCW 36.70A).How are UGA’s managed?
•Managed through the City and County Comprehensive Plans.•Development is directed to areas with urban services (water, sewer, roads).How can UGA’s be changed?
•Changes occur through periodic Comprehensive Plan updates or annual amendments.•Amendments require coordination and approval by both the City and County.•Two main methods:
UGA expansion
UGA Swap
PORT ANGELES COMPREHENSIVE PLAN CITY COUNCIL WORK SESSION –SEPTEMBER 23, 2025 46
Port Angeles UGA Orientation
PORT ANGELES COMPREHENSIVE PLAN CITY COUNCIL WORK SESSION –SEPTEMBER 23, 2025 47
What is a UGA SWAP
•Removing land in one part of a UGA and adding another land
elsewhere so that the net area (or development capacity) of the
UGA does not increase.
•Used in cases where there is pressure in parts of the UGA (areas
being built out) but under-use in other parts.
•It helps realign the UGA without expanding the overall footprint.
•Regulated by the Growth Management Act -RCW 36.70A
PORT ANGELES COMPREHENSIVE PLAN CITY COUNCIL WORK SESSION –SEPTEMBER 23, 2025 48
UGA Swap Background
Why swap instead of expand?Swap (Reallocation)
•Keeps overall UGA size stable.
•Realigns UGA boundaries to match development patterns.
•Reduces pressure on rural and resource lands.
•More flexible and politically feasible than expansion.
•Supports infill and efficient use of existing infrastructure.Expand (Add Land)
•Only when capacity analysis shows insufficient buildable land.
•Increases UGA footprint and service obligations.
•Higher infrastructure and service delivery costs.
•Greater risk of converting ag/forest lands.
•Must meet stricter Growth Management Act criteria.
PORT ANGELES COMPREHENSIVE PLAN CITY COUNCIL WORK SESSION –SEPTEMBER 23, 2025 49
UGA Swap Requirements
The City and County would explore the swap under RCW 36.70A.110(8) to allow for comprehensive public input and notice.
Requirements for UGA Swap:
•No net increase in total area or capacity.
•Added areas cannot be designated long-term ag/forest/mineral lands.
•<15% of added areas can be critical areas.
•Areas must be suitable for urban growth.
•Transportation and facility plans must support expansion.
•Swapped areas cannot be urban in character.
•UGA must be contiguous, without gaps.
•Must follow countywide planning policies and RCW 36.70A.210.
•Must meet all RCW requirements.
PORT ANGELES COMPREHENSIVE PLAN CITY COUNCIL WORK SESSION –SEPTEMBER 23, 2025 50
UGA Swap and the Comprehensive Plan Update
What steps is the City taking to prepare for a future successful UGA
swap?
•Bi-weekly coordination with Clallam County Community Development Director
and staff.
•Consulted with the Department of Commerce to confirm requirements and
process.
•Integrated UGA swap alternative into the SEPA EIS with complete impact
analysis; Clallam County would adopt the EIS regarding the swap for
consistency.
•Working to add supporting policies and goals in the Comprehensive Plan for
UGA swap and Western UGA growth.
PORT ANGELES COMPREHENSIVE PLAN CITY COUNCIL WORK SESSION –SEPTEMBER 23, 2025 51
Port Angeles Future UGA Swap Proposal
Where is the swap coming from:
•UGA Swap: Clallam Bay Sekiu ↔Western UGA -Balances growth where it’s needed most.
•Clallam Bay/Sekiu UGA: ~252 acres of unused industrial land with little development potential, reallocated to support Western UGA growth.Other considerations:
•Annexation & Phasing: Updated timelines to align growth with service capacity.
•Development Standards & Permitting: Streamlined updates and coordination with Clallam County for clarity and predictability regarding zoning and development practices.
PORT ANGELES COMPREHENSIVE PLAN CITY COUNCIL WORK SESSION –SEPTEMBER 23, 2025 52
Port Angeles Future UGA Swap Proposal
PORT ANGELES COMPREHENSIVE PLAN CITY COUNCIL WORK SESSION –SEPTEMBER 23, 2025 53
Housing
Action Plan
PORT ANGELES COMPREHENSIVE PLAN CITY COUNCIL WORK SESSION –SEPTEMBER 23, 2025 54
Structure of the Housing Action Plan
PORT ANGELES COMPREHENSIVE PLAN CITY COUNCIL WORK SESSION –SEPTEMBER 23, 2025 55
Background
•Housing Challenges in Port Angeles
•Housing Needs Assessment Summary
•Housing Goals
Progress Since 2019 Housing Action Plan
•Evaluating the progress on the 11 housing tasks from the old HAP
Proposed Tasks
•10 Housing Recommendations and Development Strategies
PORT ANGELES COMPREHENSIVE PLAN CITY COUNCIL WORK SESSION –SEPTEMBER 23, 2025 56
HAP Background
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
HNA: Community Profile
PORT ANGELES COMPREHENSIVE PLAN CITY COUNCIL WORK SESSION –SEPTEMBER 23, 2025 57
Source: 2016-2020 HUD Comprehensive Housing Affordability Strategy (CHAS)
Cost Burdened Households by Tenure in Port Angeles, 2020
HNA: Workforce Profile
PORT ANGELES COMPREHENSIVE PLAN CITY COUNCIL WORK SESSION –SEPTEMBER 23, 2025 58
•2021 Job Market: 9,102 jobs in Port Angeles
•Key Sector: Health Care and Social Assistance
•Wage Comparison: Comparable to county average
•Other Sectors: Accommodation and Food Services,
Education, Retail, Public Administration,
Manufacturing
•Commuting: 39% of workers reside in Port Angeles;
many commute to Seattle and nearby areas
•Employment-to-Housing Ratio: Balanced at 0.9
•Growth Projections:
•Education and Health Care: +1.3%
•Leisure and Hospitality: Fastest growth at +2.1%
annually
HNA: Housing Supply
PORT ANGELES COMPREHENSIVE PLAN CITY COUNCIL WORK SESSION –SEPTEMBER 23, 2025 59
Household and Housing Unit Size Comparison in Port Angeles, 2022
Source: U.S. Census Bureau 2022 American Community Survey 5-Year Estimates, Tables S2501, DP04
HNA: Gap Analysis
PORT ANGELES COMPREHENSIVE PLAN CITY COUNCIL WORK SESSION –SEPTEMBER 23, 2025 60
Housing Affordability at Various Income Levels in Port Angeles, 2022
Sources: 2010-2022 American Community Survey 5-Year Estimates, Table S2503; Zillow Home Value Index; Freddie Mac; Clallam
County; City of Port Angeles; Leland Consulting Group.
What’s been accomplished?:
Accomplished
Task 1: Continue
differential taxing
rates for affordable
housing purposes
Task 2: Allow and
encourage the use of
innovative housing
products and designs
Task 3: Implement
Accessory
Residential Unit
(ARU) program
Accomplished
2019 Housing Action Plan
Accomplished
61PORT ANGELES COMPREHENSIVE PLAN CITY COUNCIL WORK SESSION –SEPTEMBER 23, 2025
What’s been accomplished?:
Task 4: Implement
incentive zoning –
noncash density offsets
Task 5: Implement
incentive zoning –
cash off-sets
Task 6: Package a
demonstration
project site
2019 Housing Action Plan
Accomplished Accomplished Partially Accomplished
62PORT ANGELES COMPREHENSIVE PLAN CITY COUNCIL WORK SESSION –SEPTEMBER 23, 2025
What’s been accomplished?:
Task 7: Initiate a
catalytic mixed-use
project with affordable
units
Task 8: Establish a
Port Angeles
Affordable Housing
Fund (AHF)
Task 9: Refinance
overextended
households
2019 Housing Action Plan
Support Community Partners
63PORT ANGELES COMPREHENSIVE PLAN CITY COUNCIL WORK SESSION –SEPTEMBER 23, 2025
What’s been accomplished?:
Task 10: Renovate (and possibly
acquire) eligible housing with shared
and limited equity loan programs
Task 11: Issue periodic
reports and update the
Housing Action Plan on a
frequent basis
2019 Housing Action Plan
Support Community Partners Accomplished
64PORT ANGELES COMPREHENSIVE PLAN CITY COUNCIL WORK SESSION –SEPTEMBER 23, 2025
Proposed Task 1: Housing Pipeline Pilot
PORT ANGELES COMPREHENSIVE PLAN CITY COUNCIL WORK SESSION –SEPTEMBER 23, 2025 65
•Address the shortage of
multifamily apartments.
•Increase the affordable housing
supply.
•Create a replicable mixed-
use plan set.
•Encourage density in the
downtown area while creating a
commercially oriented corridor.Strategy Addressed:
Increase housing supply
Proposed Task 2: Multifamily Builders Training
PORT ANGELES COMPREHENSIVE PLAN CITY COUNCIL WORK SESSION –SEPTEMBER 23, 2025 66
•In partnership with the
North Peninsula Builders
Association and Peninsula
College, the City of Port
Angeles will facilitate a
workshop series tailored to
prospective multifamily
housing contractors and
vendors.Strategy Addressed:
Increase housing supply
Proposed Task 3: Co-Living Housing
PORT ANGELES COMPREHENSIVE PLAN CITY COUNCIL WORK SESSION –SEPTEMBER 23, 2025 67
•Market-rate, non-subsidized
rental homes that are affordable
for people in the workforce.
•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.
Strategy Addressed: Increase
the variety of housing types
Proposed Task 4: Homelessness Navigator
PORT ANGELES COMPREHENSIVE PLAN CITY COUNCIL WORK SESSION –SEPTEMBER 23, 2025 68
•Assist community members
facing housing instability.
•Connect organizational efforts.
•Explore innovative solutions to
reduce homelessness in the
upcoming years.
•Navigate the Clallam County
coordinated entry services and
providers.Strategy Addressed: Mitigate
economic displacement pressures
Proposed Task 5: Blighted Property Reduction
PORT ANGELES COMPREHENSIVE PLAN CITY COUNCIL WORK SESSION –SEPTEMBER 23, 2025 69
•Create a master list of blighted
properties
•The City may assist in
redeveloping the property.
•Exploring strategies to
incentivize building on
undeveloped and underutilized
land.Strategy Addressed: Increase
housing supply
Proposed Task 6: Expanded Fee Waiver Program
PORT ANGELES COMPREHENSIVE PLAN CITY COUNCIL WORK SESSION –SEPTEMBER 23, 2025 70
Strategy Addressed: Increase
the variety of housing types
Housing Units Permitted in Port
Angeles by Type, 2014-2024
Source: City of Port Angeles, LCG
There were $480,432.48 in
waived permitting fees from
the start of the program.
•Integrate the FWP into
Tyler/EPL.
•Better promote the FWP.
Proposed Task 7: Expanded Weatherization and Repair Programs
PORT ANGELES COMPREHENSIVE PLAN CITY COUNCIL WORK SESSION –SEPTEMBER 23, 2025 71
•Expanding the awareness of
the weatherization program.
•Actively search for grants
related to home repairs and
renovations.
Strategy Addressed: Support the
preservation of existing housing
Proposed Task 8: Promote Multifamily Property Tax Exemption
PORT ANGELES COMPREHENSIVE PLAN CITY COUNCIL WORK SESSION –SEPTEMBER 23, 2025 72
•HB 1494 passed this legislative
session gives guidance to
jurisdictions to improve MFTE
programs.
•The bill extends the 20-year
rental program.
Strategy Addressed: Increase
the supply of housing affordable to all
income levels
Proposed Task 9: Promote Housing Grants
PORT ANGELES COMPREHENSIVE PLAN CITY COUNCIL WORK SESSION –SEPTEMBER 23, 2025 73
•Sales and Use Tax (SUT) affordable
housing grants: Intentional outreach
efforts with non-profits and religious
organizations that are eligible for SUT
funds.
•New Improvement and Community
Enhancement (NICE) Neighborhood
grants: Continuing the NICE program and
making targeted publicly owned off-site
infrastructure improvements.
Proposed Task 10: Increase Supply of Permit-Ready Plans
PORT ANGELES COMPREHENSIVE PLAN CITY COUNCIL WORK SESSION –SEPTEMBER 23, 2025 74
Developing a permit-ready plan
library.
•Financing Strategies
•Housing Kits
•Affordable Options
•Sustainable Building Options
Strategy Addressed: Increase
the variety of housing types
Implementation Plan
Set timeframes:
Co-living Municipal Code Update
RCW 36.70A.535, ordinance adoption by 12/31/2025.
Housing Pipeline Project
Staff estimates facilitating an RFP process to lease/sell
the site to a partner developer by 12/31/2026.
PORT ANGELES COMPREHENSIVE PLAN CITY COUNCIL WORK SESSION –SEPTEMBER 23, 2025 75
What should staff prioritize?
Multifamily Builders Workshops
Fee Waiver Program
City-Wide Homelessness Navigator
Permit Ready Plans
Multifamily Property Tax Exemption
Blighted Property Reduction Strategy
Housing Grants (SUT/NICE)
Weatherization
Next Steps
PORT ANGELES COMPREHENSIVE PLAN 76
Next Steps
PORT ANGELES COMPREHENSIVE PLAN 77
Public Process Schedule
September 23: City Council work session
September 24: Public Notice published, property owners notified
September 24: Planning Commission Meeting to Discuss Public Engagement
October 1: Planning Commission Public Hearing for the DEIS
October 10: Planning Commission Public Hearing Staff Reports published
October 22: Planning Commission Public Hearings
November 12: Potential Continued Planning Commission Public Hearing
November 18: (PC Recommendation Dependent): City Council 1st Reading
December 2: Alternative City Council 1st Reading
December 16: City Council Adoption
Looking Forward to 2045
PORT ANGELES COMPREHENSIVE PLAN 78
•Respecting where we’ve come from.
•Preparing a community for what is ahead.
•Public engagement is never over.
•Partnership is essential for resilience.
•Thank you for your efforts is this monumental endeavor:
•Stakeholder Advisory Committee
•Internal Staff
•Community at Large
•Planning Commission
•City Council