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HomeMy WebLinkAboutPC Regular Meeting Agenda Packet- 202551022REGULAR MEETING AGENDA PLANNING COMMISSION October 22, 2025 6:00 - 8:00 PM Notice is hereby given that the Port Angeles Planning Commission will meet on Wednesday, October 22, 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: 2552 010 1220 Webinar password: PC10222025 (72102220 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 October 22, 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=m67b4bd7e4aa5cca7361694111f0520d0 The meeting is open to the public. I.CALL TO ORDER II.ROLL CALL III.PUBLIC COMMENT IV.APPROVAL OF MINUTES Minutes of the September 24, 2025 and October 1, 2025 Meetings V.ACTION ITEMS 1.Action: Public Hearing for Vision 2045 Comprehensive Plan Periodic Update (CPA 25-0004). Public hearing and Planning Commission recommendation to City Council for the Comprehensive Plan Periodic update. 2.Action: Public Hearing for Citywide Rezone associated with the Comprehensive Plan Periodic Update (REZ 25-0153). Public hearing and Planning Commission recommendation to City Council for the Citywide rezone associated with the Comprehensive Plan Periodic update. 3.Action: Public Hearing for 2025 Housing Action Plan Periodic Update (CPA 25-0112). Public hearing and Planning Commission recommendation to City Council for the draft Housing Action Plan amendment. VI.STAFF UPDATES 1.Monthly Building Report 2.Monthly Affordable Housing Report 3.Monthly Natural Resources Report 4.Monthly Land Use Permitting Report VII.REPORTS OF COMMISSION MEMBERS VIII.PUBLIC COMMENT IX.ADJOURNMENT PLANNING COMMISSION MEETING Port Angeles, Washington September 24, 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 6:02 p.m. ROLL CALL Planning Commission Chair Young, Vice Chair Steiger, Commissioners: Stanley, Mellema (virtual), McMillian, Kiedrowski (virtual). Members Absent: Schorr (excused) Staff Present: Community and Economic Development Director Shannen Cartmel, Planning Supervisor Ben Braudrick, Associate Planner Angel Torres, Housing Administrator Jalyn Boado, Natural Resources and Grant Administrator Courtney Bornsworth, and Building Inspector and Short-Term Rentals Administrator Chris Jackson. PUBLIC COMMENT None Given APPROVAL OF MINUTES Action Item: Approval of Minutes It was moved by Vice Chair Steiger and seconded by Commissioner Stanley to: Approve the minutes of the August 27th, 2025, Meeting with the correction of the spelling of Vice Chair Steiger’s name. Motion carried 5-0. ACTION/DISCUSSION ITEMS 1. Public Hearing and Planning Commission Action: Municipal Code Amendment 25- 0124 Co-living Housing Title 17 Code Revisions. Amendments to Chapters 17.08, 17.10, 17.11, 17.12, 17.14, 17.15, and 17.20 PAMC to include co-living. Public Hearing Comment Period was opened by Chair Young at 6:04 PM. Public Hearing/Comments - None Given Public Hearing Comment Period was closed at 6:14 PM by Chair Young. Discussion followed. It was moved by Vice Chair Steiger and seconded by Commissioner McMillian to: CITY OF PORT ANGELES PLANNING COMMISSION – September 24, 2025 Page 2 of 3 Recommend that City Council adopt the Municipal Code Amendment 25-0124 revisions to Title 17, adding a co-living housing definition and listing co-living housing as a permitted use in R7, R9, R11, RMD, RHD, CO, CN, CA, CBD, and CSD zones. Motion carried 6-0. 2. Discussion: Draft Housing Action Plan Commission discussion of the draft Housing Action Plan. 3. Discussion: Comprehensive Plan and Housing Action Plan Public Comment Review Staff presentations of public comments received and responded to regarding the Comprehensive Plan and Housing Action Plan periodic updates. Commission discussion followed. 4. Discussion: UGA Swap Staff presentation on the reconfigured UGA phasing and joint pending UGA swap by the City and County. Commission discussion followed. STAFF UPDATES Monthly Building Report Building Inspector/Licensing Administrator Chris Jackson gave a brief comparison of the monthly building report to last year's monthly report. Monthly Affordable Housing Report Planner Boado gave a brief update about affordable housing programs. Monthly Natural Resources Report Planner Bornsworth gave a brief update on the City Shade Street Tree Program and the DNR Kelp and Eelgrass working group. Monthly Land Use Permitting Report Planner Braudrick gave a brief update on current land use permitting in the City. Draft SEPA EIS Update Planner Braudrick gave a brief update on the Draft SEPA EIS for the comprehensive plan updates. COMMISSIONER REPORTS Chair Young, none given. Vice Chair Steiger, working with Nancy Stephens and her home-sharing/Nesterly, and her engagement with Representative Adam Bernbaum. CITY OF PORT ANGELES PLANNING COMMISSION – September 24, 2025 Page 3 of 3 Commissioner Schorr, none given. Commissioner Stanley, the most developable site in the city is the City’s airport. It could satisfy all the City’s housing and industrial needs, and more. Commissioner Kiedrowski asked if PAAR clarified why they are not in support of infill housing. Would like a presentation from someone in Public Works about their perspective on how these updates to the comprehensive plan work on the ground. Commissioner Mellema, none given. Commissioner McMillian, appreciated that the community has had the ability to comment on the permit-ready plans. SECOND PUBLIC COMMENT None given. ADJOURNMENT Commissioner Stanley motioned to adjourn the meeting at 7:51 p.m. Commissioner Kiedrowski seconded the motion. The meeting was adjourned by Chair Young at 7:51 p.m. _____________________________________ _______________________________ Colin Young, Chair Jalyn Boado, Secretary PLANNING COMMISSION MEETING Port Angeles, Washington October 1, 2025 This meeting was conducted as a hybrid meeting. CALL TO ORDER - SPECIAL MEETING Chair Young called the regular meeting of the Port Angeles Planning Commission to order at 6:05 p.m. ROLL CALL Planning Commission Chair Young, Vice Chair Steiger (Remote), Commissioners: Kiedrowski, Mellema (Remote). Members Absent: Commissioner McMillan Members with Excused Absence: Commissioner Schorr and Commissioner Stanley Staff Present: Community and Economic Development Director Shannen Cartmel, Planning Supervisor Ben Braudrick, Associate Planner Angel Torres, Housing Administrator Jalyn Boado, Natural Resources and Grant Administrator Courtney Bornsworth. PUBLIC COMMENT John R., Resident, is concerned that the sidewalk fee-in-lieu will be reviewed by the Utilities Commission before approval by the City Council. He also had concerns regarding the city-wide rezone. AGENDA ITEMS 1.Public Hearing: State Environmental Policy Act Draft Environmental Impact Statement (EIS) Alternatives. Public hearing for the Draft SEPA EIS Alternatives associated with the Vision 2045 Comprehensive Plan Periodic Update Susie Blake: Questions about density changes north of Laurdisen and South of 8th Street. Why is part of this area zoned as high density, but not the surrounding areas? What does medium-high density mean for people who own single-family residences? Discussed pedestrian safety, traffic circles, and traffic calming in the appropriate places. John Ralston: Also concerned about SFRs in areas rezoned as high-density or mixed-use. What will happen if there is a catastrophic event? There needs to be revisions to where folks can rebuild SFRs—also, concerned about roundabouts. Commissioner Kiedrowski, it is essential to be able to rebuild SFRs in areas that are rezoned to medium-high density. Prefers SEPA EIS alternative two better because it allows for more density. Also agrees with rezoning the area between Lauridsen and 8th Street to be medium-high density zoning. The highest and best use for a vacant lot is a single-family residence or four units on a lot. Vice Chair Steiger, could you explain how financing relates to rezoning? Why are there carve-outs for specific areas (they were rezoned a couple of years ago and will remain that way in our plan)? Prefers alternative two. Chair Young: Sections between Cherry and Peabody Creek should also be included in the medium to high-density zoning. Is in favor of both alternatives two and alternative three but leans towards alternative three. CITY OF PORT ANGELES PLANNING COMMISSION – October 1, 2025 Page 2 of 2 COMMISSION REPORTS None given. SECOND PUBLIC COMMENT None. ADJOURNMENT Chair Young motioned to adjourn the meeting at 6:33 p.m. Commissioner Kiedrowski seconded the motion. Adjournment was passed unanimously. Colin Young, Chair Jalyn Boado, Secretary CPA 25 -0004 Exhibit 1 – Staff Report Page 1 EXHIBIT 1 DATE: October 22, 2025 TO: Planning Commission FROM: Planning Division RE: Comprehensive Plan Periodic Update Staff Report I. SUMMARY The City of Port Angeles' 2025 Comprehensive Plan Periodic update is led by the required Washington State Growth Management Act, RCW 37.70.A, B, and C. The update is required once every 10 years. The Port Angeles Comprehensive Plan is a collection of broad community-driven statements about our values and vision for Port Angeles’ future. This vision focuses on the orderly and coordinated physical development of the City over the next 20 years. This state-mandated update is due by December 31, 2025. This periodic update of comprehensive plans and specific development regulations ensures that they are consistent with: • Recent changes to state law, • Updates to countywide planning policies, and • Population and demographic changes, infrastructure needs, and investments. The periodic update includes a review of the city’s zoning policies and urban growth area (UGA) to ensure sufficient land is available to accommodate projected housing needs and employment growth over the next 20 years. The Plan is divided into an introduction and vision statement, nine elements, each with a background, goals, and policies, and an appendix that provides the analyses performed for the update. The Plan itself focuses on the following key issues: • Housing accessibility and equity; • Local economic development, business establishment and retention, and employment opportunities; • Future land use mapping and zoning practices; • Utility development and ongoing maintenance; • Park and recreation access; • Neighborhood services; • Environmental protection and climate resiliency; and • Transportation access and continuity CPA 25 -0004 Exhibit 1 – Staff Report Page 2 II. CHANGES PROPOSED IN THE PLAN This periodic update involves significant revisions to the Comprehensive Plan to better align the community with its new 20-year vision for land use, economic development, housing, and the quality of life of its residents. The Plan seeks to demonstrate the ability to accommodate a projected 3150 new residents, 1,970 housing units, and 967 new jobs. Vision and Plan Introduction Revisions to the introduction include updates to the Vision and Value Statements, new guidance on using a comprehensive plan, and next steps for implementing the plan. Land Use Element The land use element has been significantly updated to better align land use goals and policies with other elements, incorporating many goals and policies from the removed Growth Management Element. The future land use map has been updated with new designations that correlate with the current zones used by the City, demonstrating that Port Angeles can accommodate the projected growth of 3,150 new residents by 2045. The needs of the Urban Growth Areas (UGAs) have been addressed, and preparation has been made for a future UGA swap with Clallam County in the Western UGA. Housing Element The housing element was changed to clarify data in the housing needs assessment and the racially disparate impacts analysis. Since the last rendition of the comprehensive plan, the City has implemented multiple affordable housing programs. The updated Housing Element provides information about the implementation and success of the affordable housing programs. Likewise, goal H–5 was also amended for clarity’s sake. Economic Development Element The updated Economic Development element includes many new policies. The Economic Development Element looks at creating more spaces and incubators. It also has a new policy to explore tax incremental financing. The new Economic Development element provides goals and policies that speak to the work being done at the Clallam County Economic Development Council, like recompete and the APEX accelerator program. In addition, there will be language added to encourage more industrial zoning through a UGA swap with Clallam County. Parks, Recreation, & Open Space Element The Parks, Recreation & Open Space Element has been updated to better address forecasted needs for the City of Port Angeles. It includes maintenance and upgrades to existing infrastructure and addresses aging facilities to ensure safety and functionality. Goals and policies reflect the need to provide equitable access to outdoor spaces for all residents, enhancing the community's quality of life. Tree preservation and ease of access to open spaces closely relate to goals and policies found elsewhere in the plan, specifically in the Conservation and Hazard Mitigation & Climate Resiliency Elements. CPA 25 -0004 Exhibit 1 – Staff Report Page 3 Conservation Element Updates to the Conservation Element were based on input from community members throughout the visioning process. Community members' priorities included waste reduction and recycling programs, water conservation efforts, tree planting initiatives, expanding urban green spaces, and improving the City's infrastructure to be more resilient to climate change. Goals and policies were added to reflect these priorities, guiding future conservation efforts throughout Port Angeles. Planned updates before adoption include adding new policies pertaining to the investigation of various models for timberland stewardship and maintaining the City’s Tree City USA Designation. Hazard Mitigation & Climate Resiliency Element The Hazard Mitigation & Climate Resiliency Element is a new element that combines existing climate resiliency goals and policies from previous amendments with new goals and policies to enhance the community’s overall resiliency to climate stressors and natural hazards. It prioritizes focusing on healthy ecosystems, increasing tree canopy city-wide, and promoting mitigation measures that contribute to a more sustainable, resilient community. This is crucial as the community continue to prepare for periods of prolonged drought, wildfires and wildfire smoke, landslides, earthquakes, and tsunamis. Transportation Element The Transportation Element has changes based upon a comprehensive analysis of the City’s existing network and emphasizes multimodal connections, accessibility, and safety. It also sets priorities for investments and aligns with state requirements. Capital Facilities Element The Capital Facilities Element provides an inventory of existing facilities, a new level of service, and forecasts needs. It also includes equity statements to ensure that facilities are provided and maintained in a way that benefits the wider community, not just specific demographic segments. Utilities & Public Services Element The Utilities & Public Services Element has been reorganized to improve structure and consistency across related infrastructure goals and policies. City-managed systems, including water, wastewater, stormwater, solid waste, and electricity, have been consolidated into the Capital Facilities Element to better coordinate planning, funding, and service capacity. The element now focuses on privately and regionally provided services, such as telecommunications, and introduces a new broadband inventory and policies that emphasize equitable access, reliability, and resilience for all residents. III. PROCEDURE The Comprehensive Plan is a twenty-year plan first adopted in accordance with the Growth Management Act in 1994. State law requires municipalities fully planning under the GMA to update the Plan every ten years. Port Angeles is required to complete the periodic update by adopting the Plan before December 31, 2025. Public Engagement for the update kicked off in June 2024. During this time, the engagement consisted of: CPA 25 -0004 Exhibit 1 – Staff Report Page 4 • Public Newsflashes on the City’s website. • Notices and calls for engagement and planning exercises that were mailed in two separate citywide utility billing statements. • A publicly available 3-day storefront studio with three separate workshops. • A visioning survey online and through the mail. • A Stakeholder Advisory Committee that met six times over the course of the engagement process. • An open house associated with the publishing of the first draft of the plan. • Discussions held on two occasions with Todd Orloff on KONP. • A digital survey associated with the published draft Plan to collect public comments on each element. • Presentations to various boards and commissions of local non-profit, business, and philanthropic organizations and interest groups. • Presentations and discussion with the Planning Commission for each element of the draft Plan. • A work session on the second draft of the Plan with the City Council. This comprehensive engagement program resulted in thousands of comments, hundreds of housing stories, and a mailing list of over 700 community members interested in continuing the engagement process and providing feedback. Overall, it offered community-led direction to address the challenges and opportunities that Port Angeles will face over the next 20-year planning period. Exhibit 2 of this staff report is the Public Comment Memo, which comprehensively addresses the public engagement process. Notice of the October 22, 2025, public hearing was published in the Peninsula Daily News on September 24, 2025, at City Hall, on the City’s website, and sent to local stakeholders to solicit public comments on the proposed changes. On October 22, 2025, the Planning Commission will hold a public hearing on CPA 25-0004 and make a recommendation to the City Council. City Council will consider adoption of the 2025 Comprehensive Plan by December 31, 2025. An appeal must be submitted to the City of Port Angeles within 21 days of the notice of final decision. IV. COMMENTS Public Comment See Exhibit 3, Public Comment Memo, for a comprehensive review of public comment received during the periodic update public engagement process. City of Port Angeles Departmental Comments Comments received from the City of Port Angeles Departments have been incorporated into the draft Comprehensive Plan. CPA 25 -0004 Exhibit 1 – Staff Report Page 5 V. FINDINGS OF FACT & STAFF ANALYSIS The analysis and findings of fact from the Department of Community and Economic Development (DCED) staff are based on the draft plan materials, the Port Angeles Municipal Code (PAMC), relevant standards, plans, public comments, and other available materials during the review period. The findings and analysis section within this report is a summary of the completed review by DCED staff. Port Angeles Municipal Code The following PAMC provisions are seen as relevant to this application. The Planning Staff provides comments under each provision to demonstrate the analysis conducted during the application review process and the findings of fact pertinent to the plan. Title 18 – Administration and Personnel Per PAMC Section 18.02.050, the City Council has the authority to review and is authorized and directed to hear and decide on Type V permit applications. Staff Analysis: A Comprehensive Plan periodic update requires a public hearing before the Planning Commission. The recommendation to the City Council is based on the draft plan, comprehensive public comments, the Port Angeles Municipal Code, and information available during the public engagement process. Such a decision may be appealed to the Superior Court, provided that the appeal is filed within 21 days of the City Council's decision, as per Chapter 36.70C RCW. If an appeal is not filed within the applicable period, the City Council's decision is the final decision of the City. A timely appeal of any City Council decision will stay all further proceedings by the Department of Community and Economic Development, specifically related to the periodic update under appeal. Environmental Review The City of Port Angeles is currently undergoing a SEPA Draft Environmental Impact Statement (DEIS) 30-day public comment period under WAC 197-11-455. The comment period is from September 18 through October 18, 2025. The environmental impacts of the proposed non-project action are being considered in the DEIS. A Final EIS (FEIS) will be issued within 60 days of the end of the public comment period for the DEIS per the requirements of WAC 197-11-460. Any interested parties may submit written comments during the 30-day public comment period, addressed to the Department of Community & Economic Development (DCED). The comment period closes on October 18, 2025. Consistency In preparation and submission of the Comprehensive Plan Periodic Update, the applicant has demonstrated that all standards can be met in accordance with the City’s Comprehensive Plan and CPA 25 -0004 Exhibit 1 – Staff Report Page 6 the Port Angeles Municipal Code. Conditions placed on the permit in Section VII of this report ensure those standards will be demonstrated in the future. VI. CONCLUSIONS AND STAFF RECOMMENDATION Having reviewed and considered the staff report, application materials, public comments, and all the information presented, the City Planning Division recommends approval of Comprehensive Plan Amendment No. 25-0004 for a periodic update to the Comprehensive Plan, and makes the following conclusions: 1. Analysis and findings of fact from Staff are based on the entirety of the periodic update materials, municipal code, City standards, plans, public comment, and all other materials available during the review period. Collectively, the information contained in the staff report is the record of the review. The analysis and findings section of this report is a summary of the complete City Staff review and the specific findings of fact. 2. Per Section 2.36.010 of the Port Angeles Municipal Code (PAMC), the Planning Commission advises on all matters relating to land use planning and comprehensive planning. The Commission may make recommendations on ways to enhance Community and Economic Development Department's community relations; review and make recommendations concerning Community and Economic Development Department policies, procedures, programs, and standards; make recommendations on how to promote public awareness of the Community and Economic Development Department services and programs; and review and make recommendations regarding legislative changes affecting Community and Economic Development Department services in Port Angeles. 3. The City Council has review authority and is authorized and directed to hear and decide on Comprehensive Plan Amendments. As to all the foregoing issues and matters, the decision of the City Council shall be the final decision of the City. Such a decision may be appealed to the Superior Court, provided that the appeal must be filed with the City within 21 days after the Director issues the decision. An appeal application for any decision of the Director shall stay all further proceedings by the Department of Community and Economic Development specific to the property under appeal. Staff Recommendation Staff recommends that the Planning Commission forward a recommendation of approval for the 2025 Comprehensive Plan Periodic Update to the City Council, incorporating any requested changes by motion. VII. ADDITIONAL EXHIBITS Exhibit 2: Draft Comprehensive Plan Volume I (Vision, Goals, and Policies) Exhibit 2: Draft Comprehensive Plan Volume II (Appendices and Analyses) Exhibit 3: Public Comment Memo CPA 25 -0112 Housing Action Plan Exhibit 1 – Staff Report Page 1 DATE: October 22, 2025 TO: Planning Commission FROM: Jalyn Boado, Associate Planner - Housing Administrator SUBJECT: Housing Action Plan Comprehensive Plan Amendment No. 25-0112 EXHIBIT 1: STAFF REPORT I. SUMMARY The City of Port Angeles' 2025 Housing Action Plan (HAP) is an updated strategy that builds upon the 2019 plan. This initiative aims to tackle critical housing challenges and promote a fair, diverse, and sustainable housing future for Port Angeles. The 2025 HAP Periodic Update identifies housing challenges, summarizes the housing needs assessment, outlines goals for the next ten years, and analyzes progress in achieving these goals since 2019. The Housing Action Plan also outlines 11 new housing tasks to be accomplished within the next ten years. By addressing these pressing issues and following a clear plan, Port Angeles seeks to create a more inclusive and resilient housing landscape for years to come. II. CHANGES PROPOSED IN THE PLAN The proposed amendments to the 2019 Housing Action Plan are intended to update and align the tasks laid out in the 2025 Comprehensive Plan Periodic Update to the current housing and employment needs: The HAP provides a summarized Housing Needs Assessment from the 2025 Comprehensive Plan, including a community profile, workforce profile, housing supply analysis, gap analysis, land capacity analysis, racially disparate impact analysis, and a Point-In-Time count. The HAP provides eleven housing development tasks, including: • Blighted property reduction strategy, • Weatherization and repair programs, • Permit Ready Plans, • Affordable Housing Grants, • Fee Waiver Program, • Multifamily Builders Training, • City-wide housing instability advocate, CPA 25 -0112 Housing Action Plan Exhibit 1 – Staff Report Page 2 • Multifamily housing pipeline project, • Co-living Housing Municipal Code Update, • Multifamily Property Tax Exemption, and • Community Land Trusts III. PROCEDURE The Housing Action Plan is a ten-year plan first drafted in 2019. To align the HAP with the state- required Comprehensive Plan Periodic Update process, it is being revised concurrently with the procedures and engagement strategies. Notice of the October 22, 2025, public hearing was published in the Peninsula Daily News on September 24, 2025, at City Hall, on the City’s website, and sent to local housing partners and stakeholders to solicit public comments on the proposed changes. Public comment related to the draft HAP can be found in Exhibit 2 to this staff report. On October 22, 2025, the Planning Commission will hold a public hearing on CPA 25-0112 and make a recommendation to the City Council. City Council is scheduled to consider the adoption of the 2025 Housing Action on December 16, 2025. An appeal must be submitted to the City of Port Angeles within 21 days of the notice of final decision. IV. COMMENTS Public Comment See Exhibit 3, Public Comment Memo for a comprehensive review of public comment provided to date. City of Port Angeles Departmental Comments Comments received from the City of Port Angeles Departments have been incorporated into this report’s findings and conditions. V. FINDINGS OF FACT & STAFF ANALYSIS The following analysis and findings of fact from the Department of Community and Economic Development (DCED) staff are based on the Comprehensive Plan Goals and Policies. City of Port Angeles Comprehensive Plan All CPA applications must be consistent with the Port Angeles Comprehensive Plan. Planning Staff identifies the following draft Port Angeles Comprehensive Plan policies associated with the concurrent periodic Update of the Comprehensive Plan to support the proposal in CPA Application No. 25-0112: Land Use Element CPA 25 -0112 Housing Action Plan Exhibit 1 – Staff Report Page 3 Goal LU-3: Residential Neighborhoods and Housing Stock. Expand the quantity and diversity of housing options for all types of households while enhancing neighborhoods’ quality of life and environmental compatibility. Staff Analysis: Land Use Goal LU-3 addresses several aspects of the Housing Action Plan (HAP). These include providing a range of housing types for all income levels, promoting high-density infill development, allowing mid-rise housing options, and encouraging co-living arrangements. The HAP is guided by data from the Housing Needs Assessment, which analyzes the types and income levels of housing needed in Port Angeles. Additionally, projects such as the fee waivers and the multifamily housing pipeline pilot project are part of this. Housing Element Goal H-1: Housing Supply. Provide a sufficient supply, variety, availability, and attainability of housing to meet community needs. Staff Analysis: The HAP offers detailed information about Port Angeles’ current housing supply and forecasts the housing requirements for the next 20 years. Housing initiatives such as the fee waiver program, permit-ready plans, the multifamily housing pipeline pilot project, and training for multifamily builders will support increasing the housing stock in Port Angeles. Goal H-2: Housing Affordability and Access. Reduce disparities in housing access and mitigate displacement impacts to vulnerable communities. Staff Analysis: Affordability and access to housing are key themes of the Housing Action Plan. Along with the Housing Needs Assessment, there is also an analysis of the Clallam County Point-In-Time count, which illustrates the fluctuation in the homelessness population from year to year. The housing tasks section promotes affordability and access through initiatives such as affordable housing grants, the multifamily property tax exemption, co-living housing, housing instability advocacy, and community land trusts. Goal H-3: Housing Quality. Encourage the design, construction, and maintenance of housing to keep homes in good condition. Staff Analysis: Over half of the housing in Port Angeles is more than 50 years old. The quality of housing is a key part of the housing needs assessment, which considers the average age of homes and how family size relates to the size of units needed. Additionally, there is an effort to expand the City’s weatherization and energy rebates program and to apply for grants that support essential housing repairs. Goal H-4: 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. CPA 25 -0112 Housing Action Plan Exhibit 1 – Staff Report Page 4 Staff Analysis: The Housing Action Plan addresses various housing partnerships, like working with the North Peninsula Builders Association and Peninsula College on a multifamily builders training, making sure the housing instability advocate coordinates with the organizations doing coordinated entry, and partnering with the Clallam County Habitat for Humanity to tackle housing repairs and blighted properties. The City of Port Angeles also actively participates in the Housing Solutions committee and does bi-yearly check-ins with partners like Peninsula Housing Authority, Peninsula Behavioral Health, Serenity House, The Answer for Youth, Sarge’s Veteran Support, Port Angeles Association of Realtors, and the North Peninsula Builders’ Association. Goal H-5: Use the Housing Action Plan as a guide and implementation tool for City actions on development regulations, funding, and programs. Staff Analysis: The amended Housing Action Plan provides and prioritizes eleven separate implementation actions over the next ten-year planning cycle. Port Angeles Municipal Code The following PAMC provisions are seen as relevant to this application. The DCED staff provides comments under each provision to demonstrate the analysis conducted during the application review process and the findings of fact pertinent to the plan. Title 18 – Administration and Personnel Per PAMC Section 18.02.050, the City Council has the authority to review and is authorized and directed to hear and decide on Type V permit applications. Staff Analysis: A Comprehensive Plan periodic update requires a public hearing before the Planning Commission. The recommendation to the City Council is based on the draft plan, comprehensive public comments, the Port Angeles Municipal Code, and information available during the public engagement process. Such a decision may be appealed to the Superior Court, provided that the appeal is filed within 21 days of the City Council's decision, as per Chapter 36.70C RCW. If an appeal is not filed within the applicable period, the City Council's decision is the final decision of the City. A timely appeal of any City Council decision will stay all further proceedings by the Department of Community and Economic Development, specifically related to the periodic update under appeal. Environmental Review The City of Port Angeles is currently undergoing a SEPA Draft Environmental Impact Statement (DEIS) 30-day public comment period under WAC 197-11-455. The comment period is from September 18 through October 18, 2025. The environmental impacts of the proposed non-project action are being considered in the DEIS. A Final EIS (FEIS) will be issued within 60 days of the end of the public comment period for the DEIS per the requirements of WAC 197-11-460. Any interested parties may submit written comments during the 30-day public comment period, addressed to the CPA 25 -0112 Housing Action Plan Exhibit 1 – Staff Report Page 5 Department of Community & Economic Development (DCED). The comment period closes on October 18, 2025. VI. CONCLUSIONS AND STAFF RECOMMENDATION Recommended Conditions of Approval After a thorough staff analysis of the Comprehensive Plan Amendment Application No. 25-0112, it has been identified that all standards will be met in accordance with the Port Angeles Municipal Code. Staff recommends that the Housing Action Plan be adopted. There are no recommended conditions of approval. Staff Recommendation Staff recommends that the Planning Commission forward a recommendation of approval for the 2025 Housing Action Plan Update to the City Council, incorporating any requested changes by motion. VII. ADDITIONAL EXHIBITS Exhibit 2: CPA 25-0112 Draft Housing Action Plan Exhibit 3: Public Comment Memo CPA 25 -0153 Exhibit 1 – Staff Report Page 1 EXHIBIT 1 DATE: Wednesday, October 22, 2025 TO: Planning Commission FROM: Planning Division SUBJECT: Comprehensive Plan Periodic Update Citywide Rezone No. 25 -0153 Staff Report I. SUMMARY The City of Port Angeles' 2025 Comprehensive Plan Periodic update is led by the required Washington State Growth Management Act, RCW 37.70.A, B, and C. The update is required once every 10 years. The Port Angeles Comprehensive Plan is a collection of broad community-driven statements about our values and vision for Port Angeles’ future. This vision focuses on the orderly and coordinated physical development of the City over the next 20 years. This state-mandated update is due by December 31, 2025. This periodic update of Comprehensive Plan and specific development regulations ensures that they are consistent with: • Recent changes to state law, • Updates to countywide planning policies, and • Population and demographic changes, infrastructure needs, and investments. The update includes a review of the city’s zoning policies and urban growth area (UGA) to ensure sufficient land is available to accommodate projected housing needs and employment growth over the next 20 years. To demonstrate the City's ability to accommodate a projected 3,150 new residents, 1,970 housing units, and 967 new jobs, a citywide rezone is being proposed. This rezone will align the Future Land Use Map amendments and enact direct, meaningful land use changes supported by the 2025 Comprehensive Plan Periodic Update. II. REZONE PROPOSAL Typology Use Rezones are being considered throughout several neighborhoods in Port Angeles based upon the updated Comprehensive Plan Future Land Use Map (See Figure 1). Figure 2 provides an overview of the proposed blocks and properties to be rezoned to higher intensities. The rezones are an immediate CPA 25 -0153 Exhibit 1 – Staff Report Page 2 demonstration of the changes to land use, community and capital development, and better-targeted multimodal transportation systems. The following adjustments in intensity have been considered in thirteen different locations in the City: R7, Residential Mixed Density (R7) to Residential Medium Density (RMD). The R7 and RMD zones are distinct in one critical way: The R7 zone does not have a minimum density requirement. These two zones overlap in their density allowances, with RMD requiring more intensity in residential development. R7 has a maximum unit allowance of one unit per 1,750 square feet. RMD requires a minimum density of 8 units per acre, or one unit every 5,445 square feet. The RMD zone does not have a maximum unit allowance. Traditionally, the R7 zones allowed one unit per 7,000 square feet. The rezoning of any property from R7 to RMD allows existing uses to remain in conformance, while any redevelopment requires at least one unit per 5,445 square feet. R7 to CO, Commercial Office (CO). The CO zone is the City’s lowest intensity commercial zone, allowing for all types of housing and office-based commercial uses, while allowing many commercial uses as conditional uses. The rezone from R7 to CO provides for greater flexibility in neighborhood design and encourages more active, walkable streetscapes. Locations proposed for this increase in intensity are adjacent arterial commercial corridors and surrounding more intense mixed-use development. R7 and RMD to CN, Commercial Neighborhood (CN). These areas are proposed to transition from a residentially focused zone to a mixed-use, commercially focused zone because they possess essential qualities that could support a small neighborhood center or an extension of a commercial corridor. By supporting higher intensity, multi-level development, the CN zone will provide the appropriate scale and streetscape for the areas identified for this rezone. CO to CN. These areas are proposed to transition from a lower intensity mixed-use focused zone to a multistory mixed-use zone because they possess essential qualities that could support a small neighborhood center or an extension of a commercial corridor. By supporting higher intensity, multi- level development, the CN zone will provide the appropriate scale and streetscape for the areas identified for this rezone. Residential High Density (RHD) and CO to CA, Commercial Arterial (CA). This change remedies monocultural zoning and allows high-intensity residentially focused property to become a mix of uses supported by arterial corridors. CPA 25 -0153 Exhibit 1 – Staff Report Page 3 Figure 2: Alternative 2 Future Land Use Map Figure 3: Locations of the proposed rezone Figure 1: Alternative 2 proposed Future Land Use Map Figure 2: Proposed citywide rezone locations Figure 1: Alternative 2 Proposed Future Land Use Map CPA 25 -0153 Exhibit 1 – Staff Report Page 4 Rezone Location 1: Location: 8th Street between “A” and “G” Streets Change: R7 to CN Reason for Change: Increasing the capacity for multifamily and mixed-use housing development along the 8th Street corridor. Rezone Location 2: Location: Oak and Chase Streets between the 8th/9th alley and Lauridsen Boulevard Change: R7 to RMD Reason for Change: Increasing the capacity for multifamily and housing development along the Lincoln Street corridor. Rezone Location 3: Location: Front/1st Streets east of Lincoln Change: RHD to CA Reason for Change: Bring the location into greater conformance with surrounding uses and support mixed-use development. Rezone Location 4: Location: Area west of Olympic Medical Center and north of Front Street Change: R7 to CO Reason for Change: Bring the location into conformance with surrounding uses and increased housing potential. CPA 25 -0153 Exhibit 1 – Staff Report Page 5 Rezone Location 5: Location: Area east of Olympic Medical Center and north of Front Street Change: R7 to CO Reason for Change: Bring the location into conformance with surrounding uses and increased housing potential. Rezone Location 6: Location: Area between Chambers and Eunice Street, north of 2nd Street Change: RHD and CO to CA Reason for Change: Bring the location into conformance with surrounding uses and increased housing potential. Rezone Location 7: Location: Area east and west of Webster Park on south 2nd Street Change: R7 to CO Reason for Change: Create opportunity for high density mixed use development adjancent to Port Angeles Highschool Rezone Location 8: Location: Area between Washington Street and White Creek and 2nd/4th Streets. Change: R7 to CO Reason for Change: Provide more opportunities for increased mixed density. CPA 25 -0153 Exhibit 1 – Staff Report Page 6 Rezone Location 9: Location: Area surrounding Webster Park between Francis Street and Peabody Creek. Change: R7 to RMD Reason for Change: Provide more opportunities for increased residential density surrounding Webster Park Rezone Location 10: Location: Area outside the blocks east and west of Race Street between 4th Street and Lauridsen. Change: R7 to CO Reason for Change: Provide more opportunities for increased mixed density surrounding the Race Street corridor. Rezone Location 11: Location: Area along Race Street between 4th and 8th Streets. Change: CO to CN Reason for Change: Support Race Street as a more intense mixed-use corridor. Rezone Location 12: Location: Area between Lincoln and Peabody Streets along Park Avenue. Change: R7 to CN Reason for Change: Provide opportunity for a mixed-use commercial center adjacent to the Port Angeles High School. CPA 25 -0153 Exhibit 1 – Staff Report Page 7 Rezone Location 13: Location: Area between Lauridsen Boulevard and Park Avenue to the west of Peninsula College. Change: RMD to CN Reason for Change: Provide an opportunity for a mixed-use commercial center adjacent to Peninsula College. III. PROCEDURE The Comprehensive Plan is a twenty-year plan first drafted in accordance with the Growth Management Act in 1995. State law requires municipalities fully planning under the GMA to update the Plan every ten years. Port Angeles is required to complete the periodic update by adopting the Plan before December 31, 2025. Public Engagement for the update kicked off in June 2024. The citywide rezone was brought to the community for feedback in the following manner: • January 28 Stakeholder Advisory Committee Discussion of the Future Land Use Map • Public Newsflashes on the City’s website. • August 27 presentation and discussion with the Planning Commission on the citywide rezone proposal. • A work session on the second draft of the Plan with the City Council that included discussion on the rezone proposal. • Notice of the October 22, 2025, public hearing for REZ 25-0153 was published in the Peninsula Daily News on September 24, 2025, at City Hall, on the City’s website, and sent to local stakeholders to solicit public comments on the proposed changes. Public Hearing information on the City Rezone was sent to community stakeholders and previously engaged community members who opted into the engagement email. Noticing individual property owners is not required because the citywide rezone action is tied to a periodic update regulated by RCW 36.70.A. On October 22, 2025, the Planning Commission will hold a public hearing on REZ 25-0153 and make a recommendation to the City Council. City Council will consider adoption of the 2025 Comprehensive Plan–including the Citywide rezone–by December 31, 2025. An appeal must be submitted to the City of Port Angeles within 21 days of the notice of final decision. IV. COMMENTS Public Comment See Exhibit 2, Public Comment Memo CPA 25 -0153 Exhibit 1 – Staff Report Page 8 City of Port Angeles Departmental Comments Comments received from the City of Port Angeles Departments have been incorporated into the draft Comprehensive Plan. V. FINDINGS OF FACT & STAFF ANALYSIS The analysis and findings of fact from the Department of Community and Economic Development (DCED) staff are based on the draft plan materials, the Port Angeles Municipal Code (PAMC), relevant standards, plans, public comments, and other available materials during the review period. The findings and analysis section within this report is a summary of the completed review by DCED staff. Port Angeles Municipal Code The following PAMC provisions are seen as relevant to this application. The Planning Staff provides comments under each provision to demonstrate the analysis conducted during the application review process and the findings of fact pertinent to the application. Title 18 – Administration and Personnel Per PAMC Section 18.02.050, the City Council has the authority to review and is authorized and directed to hear and decide on Type V permit applications. Staff Analysis: A Comprehensive Plan periodic update requires a public hearing before the Planning Commission. The recommendation to the City Council is based on the draft plan, comprehensive public comments, the Port Angeles Municipal Code, and information available during the public engagement process. Such a decision may be appealed to the Superior Court, provided that the appeal is filed within 21 days of the City Council's decision, as per Chapter 36.70C RCW. If an appeal is not filed within the applicable period, the City Council's decision is the final decision of the City. A timely appeal of any City Council decision will stay all further proceedings by the Department of Community and Economic Development, specifically related to the periodic update under appeal. Environmental Review The City of Port Angeles is currently undergoing a SEPA Draft Environmental Impact Statement (DEIS) 30-day public comment period under WAC 197-11-455. The comment period is from September 18 through October 18, 2025. The environmental impacts of the proposed non-project action are being considered in the DEIS. A Final EIS (FEIS) will be issued within 60 days of the end of the public comment period for the DEIS per the requirements of WAC 197-11-460. Any interested parties may submit written comments during the 14-day public comment period, addressed to the Department of Community & Economic Development (DCED). The comment period closes on October 18, 2025. CPA 25 -0153 Exhibit 1 – Staff Report Page 9 Consistency In preparation and submission of the Comprehensive Plan Periodic Update, the applicant has demonstrated that all standards can be met in accordance with the City’s Comprehensive Plan and the Port Angeles Municipal Code. Conditions placed on the permit in Section VI of this report ensure those standards will be demonstrated in the future. VI. CONCLUSIONS AND STAFF RECOMMENDATION Having reviewed and considered the staff report, application materials, public comments, and all the information presented, the City Planning Division recommends approval of Comprehensive Plan Amendment No. 25-0153 for a periodic update to the Comprehensive Plan, and makes the following conclusions: 1. Analysis and findings of fact from Staff are based on the entirety of the periodic update materials, municipal code, City standards, plans, public comment, and all other materials available during the review period. Collectively, the information contained in the staff report is the record of the review. The analysis and findings section of this report is a summary of the complete City Staff review and the specific findings of fact. 2. Per Section 2.36.010 of the Port Angeles Municipal Code (PAMC), the Planning Commission advises on all matters relating to land use planning and comprehensive planning. The Commission may make recommendations on ways to enhance Community and Economic Development Department's community relations; review and make recommendations concerning Community and Economic Development Department policies, procedures, programs, and standards; make recommendations on how to promote public awareness of the Community and Economic Development Department services and programs; and review and make recommendations regarding legislative changes affecting Community and Economic Development Department services in Port Angeles. 3. The City Council has review authority and is authorized and directed to hear and decide on Citywide Rezones. As to all the foregoing issues and matters, the decision of the City Council shall be the final decision of the City. Such a decision may be appealed to the Superior Court, provided that the appeal must be filed with the City within 21 days after the Director issues the decision. An appeal application for any decision of the Director shall stay all further proceedings by the Department of Community and Economic Development specific to the property under appeal. Staff Recommendation Staff recommends that the Planning Commission forward a recommendation of approval of the Citywide Rezone application REZ 25-0153, with the conclusions and conditions in Section VI of this staff report, to the City Council with any requested changes provided by motion. CPA 25 -0153 Exhibit 1 – Staff Report Page 10 VII. ADDITIONAL EXHIBITS Exhibit 2: Rezone maps and inventory of properties incorporated into the rezone proposal Exhibit 3: Public Comment Memo CED Affordable Housing Report - September 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 $754,999.00 FWP $39,666.66 $0.00 $17,444.82 $0.00 $6,676.43 $24,153.35 $25,750.54 $1,426.50 $12,776.31 $0.00 $0.00 $0.00 $127,894.61 $325,030.94 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 $1,426.50 $12,776.31 $0.00 $0.00 $0.00 $224,644.61 $1,125,840.33 PRP 3 1 0 0 3 2 0 1 2 0 0 0 12*15 MFTE 0 0 0 0 0 4 0 0 0 0 0 0 4*14 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.* CED Building Report - September 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 4 $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 $9,392,500.00 4 5 3 9 8 9 8 5 9 0 0 0 78 $352,600.00 $100,636.00 $71,652.00 $193,541.00 $295,571.00 $566,877.00 $141,293.00 $275,952.00 $462,277.00 $0.00 $0.00 $0.00 $4,671,997.00 0 0 0 0 0 0 0 0 0 0 0 0 4 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $12,628,130.00 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 1 0 0 0 1 $0.00 $0.00 $0.00 $0.00 $56,000,000.00 $0.00 $0.00 $0.00 $120,000.00 $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 1 0 0 0 10 $800,000.00 $0.00 $0.00 $0.00 $0.00 $0.00 $484,827.00 $0.00 $100,000.00 $0.00 $0.00 $0.00 $2,110,524.00 1 0 1 1 2 0 1 0 0 0 0 0 5 $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 $944,520.00 2 0 1 2 0 2 2 1 2 0 0 0 10 $718,694.00 $0.00 $120,000.00 $570,860.00 $0.00 $463,742.00 $625,525.00 $350,000.00 $850,000.00 $0.00 $0.00 $0.00 $3,210,178.00 0 0 3 0 1 1 2 0 1 0 0 0 19 $0.00 $0.00 $282,659.00 $0.00 $94,565.00 $60,000.00 $108,098.00 $0.00 $29,532.00 $0.00 $0.00 $0.00 $1,754,161.00 18 27 35 27 29 28 33 52 29 0 0 0 213 $332,185.00 $318,083.00 $742,902.00 $416,350.00 $265,008.00 $897,274.00 $386,169.00 $543,867.00 $646,063.00 $0.00 $0.00 $0.00 $3,711,937.00 Comm 2 0 0 1 0 3 0 0 0 0 0 0 12 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 $239,205.00 30 32 44 43 45 43 50 58 43 0 0 0 360 $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 $1,169,819.00 $2,207,872.00 $0.00 $0.00 $0.00 $39,665,152.00 3 0 4 4 4 1 3 1 3 0 0 0 22 $67,450.71 $32,495.68 $59,192.12 $49,188.64 $512,626.80 $49,407.87 $40,688.54 $49,618.44 $65,719.76 $0.00 $0.00 $0.00 $703,174.94 000101100100045*10 4 0 0 0 0 0 6 0 2 0 0 0 12 2*18 2 0 1 2 0 2 2 1 2 0 0 0 12 5*10 1 0 1 1 2 0 1 0 0 0 0 0 6 2*5 0 0 0 0 0 0 0 0 0 0 0 0 0 0*4 7 0 3 3 3 3 9 1 5 0 0 0 34 14*47 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Permit Fees Paid Comm Ind Public Res New Construction Repair and Alteration New Construction New Single Family New Accessory Structure Repair and Alteration 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 60 $2,460,399.00 *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 $56,120,000.00 4 $1,021,000.00 0 $0.00 2 $2,702,099.00 2 6 $1,384,827.00 6 $884,034.00 12 $3,698,821.00 8 $574,854.00 278 $4,547,901.00 $74,550,037.00 $926,388.56 6 $85,880.00 388 23 CPA 25-0004 2025 Comprehensive Plan Periodic Update PORT ANGELES PLANNING COMMISSION MEETING – OCTOBER 22, 2025 1 Ben Braudrick, Planning Supervisor Comprehensive Plan Periodic Update Summary PORT ANGELES PLANNING COMMISSION MEETING– OCTOBER 22, 2025 2 Growth Management Act New Plan Vision Element Updates Periodic Update Analysis Performed •Full Plan Audit •Land Capacity Analysis •Future Land Use Map Analysis •Housing Needs Assessment •Racially Disparate Impacts Analysis •Transportation Analysis •Capital Facilities Assessment •Neighborhoods Assessment •SEPA EIS Analysis PORT ANGELES PLANNING COMMISSION MEETING – OCTOBER 22, 2025 3 Public Engagement PORT ANGELES PLANNING COMMISSION MEETING– OCTOBER 22, 2025 4 1.12 Planning Commission Meetings 2.Stakeholder Advisory Committee 3.Citywide Vision Survey 4.Targeted Interviews 5.Storefront Studio 6.Draft Plan Public Workshop 7.Draft Plan Citywide Public Survey 8.Community and Civic Group Outreach 9.SEPA EIS Open House 10.City Council Work Session Major Amendments 1.Revised Vision Statement. 2.Future Land Use Map and designations amendments. 3.Inclusion of updated UGA policy guidance. 4.Growth Management Element inclusion in Land Use. 5.Economic diversity and high wage job focus. PORT ANGELES PLANNING COMMISSION MEETING – OCTOBER 22, 2025 5 Major Amendments 6.Access to facilities to promote high quality of life.7.Inclusion of Clallam County Hazard Mitigation in Plan.8.Focus on resiliency, equity and sustainability.9.Enhancing transportation network connectivity. 10.Focus on community partnerships. PORT ANGELES PLANNING COMMISSION MEETING – OCTOBER 22, 2025 6 The Housing Action Plan was publicly noticed on September 24, 2025, in the following places: •In the Peninsula Daily News •On the City website •Posted on the City Hall notice board •Sent to the Stakeholder Advisory Committee and Vision 2045 opt-in listserv. The draft SEPA EIS comment period was from September 18 to October 18, 2025. A Final EIS will be issued within 60 days. CPA 25-0004 Procedures PORT ANGELES PLANNING COMMISSION MEETING – OCTOBER 22, 2025 7 Staff Recommendation Staff recommends that the Planning Commission forward a recommendation of approval of CPA 25-004 Vision 2045 Comprehensive Plan Periodic Update to the City Council with any amendments provided by motion. PORT ANGELES PLANNING COMMISSION MEETING – OCTOBER 22, 2025 8 Questions? PORT ANGELES PLANNING COMMISSION MEETING – OCTOBER 22, 2025 9 2025 Housing Action Plan Periodic Update CPA 25-0112 PORT ANGELES PLANNING COMMISSION MEETING – OCTOBER 22, 2025 1 Jalyn Boado, Housing Administrator/Associate Planner Housing Action Plan Summary PORT ANGELES PLANNING COMMISSION MEETING– OCTOBER 22, 2025 2 What is in the Housing Action Plan? Why are we updating the Plan? What has the City done in the last two years? Housing Needs Assessment Proposal •Community Profile •Workforce Profile•Land Capacity Analysis•Housing Supply •Point-In-Time Count•Gap Analysis PA needs at least 1,970 housing units in the next 20 years. We have the land capacity for 4,841 housing units. PORT ANGELES PLANNING COMMISSION MEETING – OCTOBER 22, 2025 3 Housing Action Plan Proposal 1.Blighted Property Reduction Strategy 2.Weatherization and Repair programs 3.Permit Ready Plans 4.Affordable Housing Grants 5.Fee Waiver Program 6.Multifamily Builders Training 7.City-wide Housing Instability Advocate 8.Housing Pipeline Project 9.Co-living and Home Sharing Update 10.Multifamily Property Tax Exemption 11.Community Land Trusts *In priority order PORT ANGELES PLANNING COMMISSION MEETING – OCTOBER 22, 2025 4 Housing Action Plan Procedures The Housing Action Plan was publicly noticed on September 24, 2025, in the following ways: •In the Peninsula Daily News •On the City website •Posted on official City Hall notice board •Sent to the local housing partners and stakeholders. The draft SEPA EIS comment period was from September 18 to October 18, 2025. A Final EIS will be issued within 60 days. PORT ANGELES PLANNING COMMISSION MEETING – OCTOBER 22, 2025 5 Public Engagement PORT ANGELES PLANNING COMMISSION MEETING– OCTOBER 22, 2025 6 1.Planning Commission 2.Stakeholder Advisory Committee 3.City Council 4.One-on-one meetings with Housing partners 5.Community Events 6.Housing Stories and Surveying 7.June 2025 Open House 8.Publicly noticed on the City’s website on August 8, 2025. Public Engagement Comments PORT ANGELES PLANNING COMMISSION MEETING– OCTOBER 22, 2025 7 Housing Action Plan and Housing Needs Assessment Public Comment Themes 1.Affordable Housing Needs and Rent Concerns 2.Housing Supply, Planning, and Strategy 3.Supportive Housing and Services for Unhoused Residents 4.Regulations, Incentives, and Funding Mechanisms 5.Blighted Properties, Renovations, and Repairs 6.Stakeholder and Partner Organization Input 7.General Recommendations and Systemic Issues Staff Analysis Goal LU-3: Residential Neighborhoods and Housing Stock. Goal H-1: Housing Supply. Goal H-2: Housing Affordability and Access. Goal H-3: Housing Quality. Goal H-4: Collaboration for Affordable Housing. Title 18 – Administration and Personnel PORT ANGELES PLANNING COMMISSION MEETING – OCTOBER 22, 2025 8 Staff Recommendation Staff recommends that the Planning Commission forward a recommendation of approval of CPA 25-0112 for the 2025 Housing Action Plan Periodic Update to the City Council. PORT ANGELES PLANNING COMMISSION MEETING – OCTOBER 22, 2025 9 Questions? PORT ANGELES PLANNING COMMISSION MEETING – OCTOBER 22, 2025 10 25-0153 Citywide Rezone Public Hearing PORT ANGELES PLANNING COMMISSION MEETING – OCTOBER 22, 2025 1 Angel Torres | Long Range & Special Projects Administrator; Associate Planner What Is a Rezone? •Updates zoning to match the Future Land Use Map •Makes growth intentional, not reactive •Keeps zoning aligned with community goals PORT ANGELES PLANNING COMMISSION MEETING – OCTOBER 22, 2025 2 Why a Citywide Rezone? PORT ANGELES PLANNING COMMISSION MEETING– OCTOBER 22, 2025 3 Required by Growth Management Act (RCW 36.70A) Supports projected growth: •• 3,150 residents •• 1,970 homes •• 967 jobs Aligns zoning with the 2025 Comprehensive Plan What’s Changing •13 targeted areas •Focused on corridors and neighborhood hubs •Strategic, compact growth PORT ANGELES PLANNING COMMISSION MEETING – OCTOBER 22, 2025 4 Lincoln Corridor Change: Residential Mixed Density to Residential Medium Density Why: Increase residential density in a central corridor Result: •More opportunities for duplexes, townhomes, small apartments •Increased supply of housing near transit and services and school •Existing homes remain conforming PORT ANGELES PLANNING COMMISSION MEETING – OCTOBER 22, 2025 5 Race Street Corridor PORT ANGELES PLANNING COMMISSION MEETING– OCTOBER 22, 2025 6 Change: •R7 to Commercial Office (surrounding blocks) •Commercial Office to Commercial Neighborhood (corridor) Why: Strengthen Race Street as a mixed-use corridor Result: •Expanded housing opportunities •Active ground floors, housing above •Improved walkability and neighborhood hub Other Key Rezone Locations PORT ANGELES PLANNING COMMISSION MEETING– OCTOBER 22, 2025 7 1.Webster Park Area: Residential Mixed Density → Commercial Office 2.Peninsula College Area: Residential Medium Density → Commercial Neighborhood 3.Front Street Corridor: Residential High Density → Commercial Arterial Citywide Rezone Plan Procedures The Housing Action Plan was publicly noticed on September 24, 2025, in the following ways: •In the Peninsula Daily News •On the City website •Posted on official City Hall notice board •Sent to the local housing partners and stakeholders. The draft SEPA EIS comment period was from September 18 to October 18, 2025. A Final EIS will be issued within 60 days. PORT ANGELES PLANNING COMMISSION MEETING – OCTOBER 22, 2025 8 Past Community Engagement PORT ANGELES PLANNING COMMISSION MEETING – OCTOBER 22, 2025 9 •Stakeholder Advisory Committee: January 28th •Planning Commission briefing: August 27th •City Council work session: September 23rd •Public Noticing: September 24th – October 22nd Public Engagement Comments PORT ANGELES PLANNING COMMISSION MEETING– OCTOBER 22, 2025 10 •Cherry Hill - Concerns regarding increased residential capacity and equity impacts in the neighborhood. •Lauridsen - Questions around traffic, pedestrian safety, and coordination with schools. •Race Street - Rezone additional properties adjacent to the Race Street Corridor •General - Interest in process transparency, shoreline balance, and ongoing Tribal coordination. Staff Response PORT ANGELES PLANNING COMMISSION MEETING– OCTOBER 22, 2025 11 •Cherry Hill - Targeted upzones are tied to adopted housing goals and provide a regulatory framework, not project approvals. •Lauridsen - Strategic placement of density near Peninsula College aligns growth with existing and planned infrastructure. •Race Street - Zoning pattern balances neighborhood scale with corridor vitality through stepped intensity. •General - Use of CO and CA zones channels growth into corridors with capacity, supporting business and housing objectives. Staff Recommendation Staff recommends that the Planning Commission forward a recommendation of approval of the Citywide Rezone application REZ 25-0153 to the City Council with any recommended amendments by motion. PORT ANGELES PLANNING COMMISSION MEETING – OCTOBER 22, 2025 12 Questions? PORT ANGELES PLANNING COMMISSION MEETING – OCTOBER 22, 2025 13