HomeMy WebLinkAbout3760ORDINANCE NO.376p
AN ORDINANCE of the City of Port Angeles, Washington, updating the
May 2019 Housing Action Plan through a 2025 Periodic Update; providing for
severability; and establishing an effective date.
WHEREAS, the City of Port Angeles faces housing challenges related to affordability, housing
diversity, and availability across income levels, and the City Council seeks to support housing choices
that serve the full spectrum of community needs; and
WHEREAS, RCW 36.704.600 authorizes and encourages jurisdictions planning under the Growth
Management Act to adopt Housing Action Plans that identify strategies to increase the supply of market-
rate and affordable housing, including strategies aimed at the for-profit housing market; and
WHEREAS , the 2025 Housing Action Plan Periodic Update builds upon the 201 9 Housing Action
Plan, incorporates updated demographic and housing market analysis, and identifies thirteen priority
implementation tasks to expand housing opportunities in Port Angeles over the next ten years; and
WHEREAS, on October 17,2025, the City transmitted a copy of the proposed ordinance to the
Washington State Department of Commerce in accordance with RCW 36.704.106 for the required 60-
day state review period; and
WHEREAS, on October 22,2025, the City Planning Commission held a duly noticed public
hearing on the proposed amendments, accepted testimony, and made a recommendation to approve the
Housing Action Plan, CPA 25-0112, to the City Council; and
WHEREAS, adoption of the 2025 Housing Action Plan supports the City's planning efforts under
the Comprehensive Plan, aligns with Strategic Focus Area #3 - Housing, and advances the City's
commitment to housing availability, diversity, and affordability; and
WHEREAS, the City Council finds that adoption of the Housing Action Plan promotes the public
health, safety, and welfare of the residents of Port Angeles;
NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF PORT ANGE,LES DO HEREBY
ORDAIN AS FOLLOWS:
Section 1. - Adoption. The Housing Action Plan is hereby adopted as shown in Exhibit A, attached
hereto and incorporated by reference.
Section 2. - C lassification.The Housing Action Plan set forth by this ordinance is of a general and
permanent nature and shall be kept on file with the City Clerk, available for public inspection.
Section 3.- Correcfions-The City Clerk is authorized to make necessary corrections to this ordinance,
including, but not limited to, the correction of scrivener's clerical errors, references to other local, state,
or federal laws, codes, rules, or regulations, or ordinance numbering, section/subsection numbers, and
any references thereto.
Section 4.- Severabilitv. If any provisions of this Ordinance, or its application to any person or
circumstance, are helcl invalid, the remainder of the Ordinance, or application of the provisions of the
Ordinance to other persons or circumstances, is not affected.
1.
PAS SED by the C-ity Council of the City of Port Angeles at a regular meeting of said Council
held on the l(dlaoay of Dflra1bg4 .zo2s.
Section 5. Effective Date. This Ordinance, being an exercise of a power specifically delegated to the
City legislative body, is not subject to referendum. This ordinance shall take effect on December 31,
2025.
Kate Dexter, Mayor
AS TO
William E. Bloor, City Attorney
ATTEST:
Kari Martinez-Bailey, City
t
2
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2025 Port Angeles Housing Action Plan
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2025 Port Angeles Housing Action Plan
TABLE OF CONTENTS
Tables and Figures .............................................................................................................................................. 3
Thank You ............................................................................................................................................................ 4
Land Acknowledgment and Vision Statement .................................................................................................. 5
Executive Summary............................................................................................................................................. 6
City Clerk Certification ........................................................................................................................................ 8
Housing Action background: Defining the Challenge .................................................................................... 10
How Port Angeles Plans for Future Housing Needs ...................................................................................... 12
Housing Needs Assessment Summary ........................................................................................................... 14
Project Goals ..................................................................................................................................................... 22
Public Engagement ........................................................................................................................................... 22
Housing Development Strategies .................................................................................................................... 24
Implementation Scope + Schedule .................................................................................................................. 42
Appendix A: Housing Policy Analysis goals from the 2019 HAP .................................................................. 45
Appendix B: Housing Needs Assessment ....................................................................................................... 52
Introduction ...................................................................................................................................................... 52
Community Profile........................................................................................................................................... 52
Population Characteristics ......................................................................................................................... 52
Household Characteristics .......................................................................................................................... 54
Workforce Profile ............................................................................................................................................ 60
Local Workforce Characteristics ................................................................................................................ 60
Jobs to Housing Ratio ................................................................................................................................. 64
Employment Trends & Projections ............................................................................................................. 65
Housing Supply ................................................................................................................................................ 65
General Housing Inventory ......................................................................................................................... 66
Housing Production ..................................................................................................................................... 69
Housing Market Conditions ........................................................................................................................ 71
Gap Analysis .................................................................................................................................................... 74
Land Capacity Analysis ................................................................................................................................... 76
Appendix C: Land Capacity Analysis Map ....................................................................................................... 78
Appendix D: Port Angeles Housing Cost Burden Charts ............................................................................... 79
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2025 Port Angeles Housing Action Plan
TABLES AND FIGURES
Table 1: HUD Income Limits for Clallam County, 2025 .................................................................................... 11
Figure 1: Comprehensive Plan Graphic ............................................................................................................. 10
Figure 2: Historic Population Growth in Port Angeles, 1960–2024 ................................................................. 13
Figure 3: Commute Patterns in Port Angeles and Clallam County, 2022 ........................................................ 14
Figure 4: Housing Affordability at Various Income Levels in Port Angeles, 2022 .......................................... 15
Figure 5: Housing Vacancy Rates in Port Angeles, 2012-2022 ........................................................................ 16
Figure 6: Comparison of Housing Units and Household Incomes in Port Angeles, 2020 .............................. 17
Figure 7: Port Angeles Target Housing Units by Income, 2024-2045 .............................................................. 18
Figure 8: Clallam County Point-In-Time Homelessness Count 2006-2024 ..................................................... 20
Figure 9: Razed Abandoned Building in the 200 Block of East Front Street ................................................... 23
Figure 10: Weatherization Graphic .................................................................................................................... 26
Figure 11: City of Port Angeles Permit Ready Plan Townhouse Model .......................................................... 27
Figure 12: Rendering of 4PA’s Touchstone Campus Tiny Homes ................................................................... 28
Figure 13 Housing Units Permitted in Port Angeles by Type, 2014-2024: ...................................................... 30
Figure 14: 306 W 1st Street Multifamily Residential Building .......................................................................... 31
Figure 15: Serenity House Homelessness Shelter............................................................................................ 32
Figure 16: 935 W 10th Street Site ...................................................................................................................... 33
Figure 17: Co-living Sample Floor Plan .............................................................................................................. 34
Figure 18. Multifamily Duplexes at 1012 W 17th Street ................................................................................... 36
Figure 19. Community Land Trust Infographic ................................................................................................. 37
Figure 20: Rental Agreement Picture ................................................................................................................. 38
Figure 21: Clallam County Workforce Housing Summit ................................................................................... 39
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2025 Port Angeles Housing Action Plan
THANK YOU
CITY COUNCIL
Mayor Kate Dexter
Deputy Mayor Navarra Carr
Councilmember Brendan Meyer
Councilmember Amy Miller
Councilmember Lindsey Schromen-Wawrin
Councilmember Drew Schwab
Councilmember LaTrisha Suggs
Councilmember Jon Hamilton
PLANNING COMMISSION
Chair Colin Young
Vice Chair Daniel Steiger
Commissioner Dallas Kiedrowski
Commissioner Walker Mellema
Commissioner Anna Schorr
Commissioner Sherne-Marie McMillan
Commissioner Ben Stanley
CITY STAFF
Nathan A. West, City Manager
Calvin W. Goings, Deputy City Manager
Shannen C. Cartmel, Community and Economic Development Manager
Benjamin G.L. Braudrick, Planning Supervisor
Jalyn C. Boado, Housing Administrator
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2025 Port Angeles Housing Action Plan
LAND ACKNOWLEDGMENT AND VISION STATEMENT
Land Acknowledgment
The City of Port Angeles recognizes the Coast Salish peoples of this land, which touches the shared
waters of all tribes and bands within the Lower Elwha Klallam, Jamestown S’Klallam, Port Gamble
S’Klallam, Skokomish, Quinault, Hoh, Quileute, and Makah nations.
Comprehensive Plan Vision Statement
In 2045, Port Angeles is a thriving community that encompasses and entwines its natural
landscapes, adopts sensible approaches to climate resiliency, and 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.
Source: Port of Port Angeles
The vision statement was crafted in collaboration between members of City Council, City staff, a
Stakeholder Advisory Committee, and community members.
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2025 Port Angeles Housing Action Plan
EXECUTIVE SUMMARY
The City of Port Angeles' 2025 Housing Action Plan (HAP) has been updated to enhance the 2019
strategy, aiming to tackle pressing housing issues and foster a fair, diverse, and sustainable housing
future. As housing affordability and accessibility become increasingly critical across Washington
State, Port Angeles faces distinct challenges, including geographic limitations, aging infrastructure,
and restricted land development capacity. This HAP is a ten-year document that analyzes housing
trends and identifies thirteen housing tasks for City staff and housing partners to accomplish.
Defining the Challenge
Port Angeles, once sustained by robust forestry and maritime industries, has experienced significant
economic transitions in recent decades. The decline of its traditional industries has led to a tourism-
based economy, characterized by lower-wage jobs and increased difficulty for local workers in
securing affordable housing. Major employers, including the Coast Guard, Olympic National Park,
and regional healthcare systems, report challenges in recruiting and retaining staff due to housing
shortages and low vacancy rates.
Several systemic and geographic barriers exacerbate these issues:
o Geographic Isolation: Surrounded by natural barriers—the Strait of Juan de Fuca, Olympic
Mountains, and major waterways—Port Angeles has limited available land for development
compared to other regional cities.
o Aging Infrastructure: Several of the City’s wastewater and stormwater basins lack capacity
to support higher-density housing.
o Historic Development Patterns: Outdated zoning and land use decisions have resulted in
large-lot single-family housing that limits infill and density.
o Aging Housing Stock: The median home in Port Angeles was built in 1962, and more than
half of the city’s housing units are over 50 years old. Renovating or redeveloping these
homes often proves cost-prohibitive due to updated building and energy codes.
o Limited Workforce and Resources: The city’s distance from the Puget Sound metropolitan
area complicates access to skilled labor, materials, and larger-scale developers.
These challenges have contributed to severe housing affordability issues. Nearly 50% of households
are classified as low-income, and 38% are cost-burdened, spending more than 30% of their income
on housing (see appendix D). Among renters, 68% are low-income, with many facing significant
housing insecurity. Homelessness in Clallam County reached its highest level in a decade in 2024,
doubling from the previous year.
Progress Since 2019
Since adopting its first Housing Action Plan, the City has made measurable strides to mitigate these
barriers:
o Permit Fee Waiver Program: Implemented in 2023, waiving 26 building and land use permit
fees for affordable, infill, and multifamily housing projects.
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2025 Port Angeles Housing Action Plan
o Permit-Ready Plans: Developed a library of pre-approved designs for small-lot homes and
townhouses, expediting permitting and lowering development costs.
o Housing Pipeline Pilot Project: Acquired property at 935 W 10th Street to catalyze affordable,
high-density development and demonstrate innovative approaches to multifamily housing.
o Zoning Reforms: Updated municipal code to encourage diverse housing types, including
Accessory Dwelling Units (ADUs), co-living arrangements, and higher-density developments.
o Multifamily Property Tax Exemption (MFTE): Continued operation and alignment with recent
state legislation to incentivize affordable multifamily construction.
These actions represent necessary steps toward increasing housing options and affordability,
though continued and expanded efforts are required to meet community needs.
Strategic Recommendations
To achieve these goals, the Plan outlines actionable strategies across six focus areas:
1. Increase Housing Supply and Variety: Expand initiatives like the Multifamily Housing
Pipeline Project, co-living code updates, and workshops for multifamily builders. Encourage
infill development through continued zoning and permitting reforms.
2. Improve Affordability: Leverage the Affordable Housing Sales and Use Tax to fund projects
for residents earning at or below 60% of Area Median Income (AMI). Continue the
Multifamily Property Tax Exemption (MFTE) program with enhanced anti-displacement
safeguards.
3. Preserve Existing Housing: Continue programs like the COPA Weatherization Program and
enforce blighted property reduction strategies to address vacant or unfit buildings.
4. Promote Homeownership: Encourage and incentivize community land trust models in Port
Angeles.
5. Address Homelessness: Create a Housing Instability Project Manager position to coordinate
services, bridge gaps, and connect residents with resources.
6. Prevent Displacement: Consider policies and incentives like a landlord mitigation fund to
empower tenants and nonprofit organizations to preserve affordable housing stock.
Implementation and Next Steps
The Plan includes a detailed schedule of programs and actions, assigning responsibilities to City
departments, partners, and stakeholders. Progress will be monitored through periodic assessments
to ensure alignment with housing targets and community goals.
This Plan provides a framework for creating a diverse, inclusive, and sustainable housing
environment where all residents—regardless of income—can find a safe, affordable place to call
home.
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2025 Port Angeles Housing Action Plan
CITY CLERK CERTIFICATION
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2025 Port Angeles Housing Action Plan
The Port Angeles Planning Commission recommended adoption of this 2025 Housing Action Plan
Periodic Update (Comprehensive Plan Amendment 25-0112) on October 22, 2025. The City Council
adopted this Comprehensive Plan Amendment through Ordinance #3760 on December 16, 2025.
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2025 Port Angeles Housing Action Plan
HOUSING ACTION BACKGROUND: DEFINING THE CHALLENGE
Constructing housing in Port Angeles has presented various challenges throughout the City’s history,
some more difficult than others. The city experienced steady and healthy growth from the 1920s to
the 1970s, mainly due to the success of its forestry and maritime industries, its designation as the
county seat, and its role as host to an international ferry service to Victoria, British Columbia, as well
as the headquarters of Olympic National Park. For most of the twentieth century, large lumber, pulp,
paper, and plywood mills along the city’s waterfront and the Port’s piers and marina drove the local
economy. Those industries that supported past generations have diminished, and stagnation in the
construction industry has followed suit. In the 21st Century, the economy has begun to diversify, and
tourism has become an increasingly more prevalent economic sector for Port Angeles.
Finding and securing affordable and attainable housing for working families remains a significant
issue, as lower-wage tourism jobs have become more common since the closure of the local mills.
Major public institutions, such as the Coast Guard, the National Park Service, the National Forest
Service, Olympic Medical Center, and the Port Angeles School District, all struggle to house their
employees within the City. In many cases, recruiting new employees is challenging, particularly due
to low housing vacancy rates. That low vacancy rate creates operational gaps that reduce the
services Clallam County public institutions and local private businesses can provide.
Port Angeles faces several distinct barriers to new construction, rehabilitation of aging housing, and
accommodating increased density and growth:
1. Port Angeles has island-like physical barriers.
As Port Angeles has grown, expanded, and developed over the last 50 years, it has had to navigate
several physical barriers. The city limits feature five small stream corridors: the boundaries of Morse
Creek to the east, the Elwha River to the west, the Strait of Juan de Fuca shoreline to the north, and
the Olympic Mountains to the south. These geographic characteristics make housing development
more challenging than in surrounding cities, which have fewer natural barriers to growth and greater
available undeveloped land capacity.
2. Port Angeles is held to higher infrastructure standards and suffers from a lack of physical
capacity.
Port Angeles faces several additional challenges, the greatest of which is wastewater capacity, due
to several basins with combined sewer/stormwater systems. The aging areas of the system are
sized without accounting for additional stormwater runoff from on-site impervious surfaces, such as
structures, detached garages, and driveways. Specific neighborhoods that are “upstream” of these
capacity pinch points may require more than just an increase in wastewater pipe size. The Port
Angeles urban growth area is the only location on the Olympic Peninsula to hold a National Pollution
Discharge Elimination System Phase II permit. It is therefore subject to higher standards to meet
minimum control measures set by the Federal Environmental Protection Agency. These standards,
combined with a sewer system that has capacity issues, can make constructing housing of any kind
more cost-prohibitive.
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2025 Port Angeles Housing Action Plan
3. Historic development has long-lasting adverse effects on future development.
The federal government originally platted Port Angeles as a townsite with 7,000-square-foot lots and
a gridiron configuration that did not account for the coast and natural geography. The western area
of the City remained undeveloped until the 1970s, when larger lot development with curvilinear
streets and cul-de-sacs, which lacked alleyways, was seen as a more attractive development pattern.
Single-occupancy vehicle-oriented transportation and heavily segregated residential and commercial
development were also the standard for mid-sized municipalities at the time. A more traditional
complete streetscape and local access to commercial services, which were more prevalent before
World War II, were replaced by large lot monocultural detached single-family house units in zoning
that did not foresee the challenges Port Angeles is facing today.
4. Port Angeles housing is generally aging and fails to meet state and federal building standards.
The median age of all housing units constructed in Port Angeles is over 60 years old, and the
average house was built in 1962, which is comparatively older than those in surrounding North
Olympic Peninsula communities and statewide trends. Remodeling and rehabilitating older homes,
especially those that have been vacant for an extended period, becomes increasingly challenging
over time. Periodic updates to the Washington State Building and Energy codes must be met during
these updates, making the ability to rent or sell a second rehabilitated home cost-prohibitive without
the renter or buyer becoming cost-burdened by the rental or mortgage rate.
5. Port Angeles is a ferry ride and a floating bridge from the Puget Sound Metropolitan Area
The I-5 corridor is a minimum two-hour drive away, which complicates the procurement of building
materials and skilled workers in engineering and architectural services, as well as skilled builders
with the expertise in the trades required to construct larger multifamily apartment buildings. The
return on investment for those interested in developing middle- and multifamily housing without
public-sector assistance is higher in the I-5 corridor. Although Port Angeles has led the way in zoning
and building allowances, as well as housing programs, for mid-sized cities in Washington State,
competing for access to skilled workers, services, materials, and financial assistance continues to
be a significant barrier.
6. Port Angeles acts as its own independent utility
Port Angeles taxpayers are responsible for all local infrastructure maintenance and improvements,
facilities, and public services, including water, power, transportation, wastewater collection and
treatment, parks, fire protection, and police services. With a 2025 OFM projected population of
20,240, Port Angeles must see growth in its tax base before the municipality can properly maintain
all the existing infrastructure in its Urban Growth Area. Maintaining existing facilities — and
expanding new ones — requires proper planning practices, prioritized development, and
assessments, as well as fiscal responsibility. Although there is potential land for development in the
unincorporated urban growth area, it comes at a significant cost, including upgrading the city’s
already-constrained infrastructure and services. The city's wastewater treatment plant is projected
to have adequate capacity until at least 2030, serving a population of 24,800.
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2025 Port Angeles Housing Action Plan
HOW PORT ANGELES PLANS FOR FUTURE HOUSING NEEDS
With these geographic and systemic barriers to housing development, the City of Port Angeles
remains committed to exploring every approach to encourage the development of affordable and
diverse housing by reducing regulatory barriers in its zoning code. City staff developed and sent out
a housing needs assessment survey to the greater Port
Angeles community to assess community-wide opinions on
current housing conditions, preferences, and priorities, and
received over 580 responses. The 2019 Housing Action Plan
(HAP) clarified population and housing projections,
analyzed housing market trends, outlined the existing
housing stock, and established goals and policies to
address these issues.
This updated 2025 HAP serves as the periodic update
providing a comprehensive evaluation of progress made
from 2019 to 2025. The HAP takes the data from the
Housing Needs Assessment (HNA) and the goals and
policies outlined in the Housing Element of the
comprehensive plan and lays out tangible implementation steps.
The HAP update aims to achieve several key objectives:
Summarize and Contextualize Key Findings: This section will distill and clarify the significant
insights derived from the Housing Needs Assessment (HNA), offering a thorough understanding
of the current housing landscape (refer to Appendix B for detailed findings).
Identify Growth Targets and Population Trends: The HNA will project the growth targets and
demographic shifts anticipated for the City of Port Angeles over the next decade, providing
critical context for future housing development.
Outline Housing Goals for the City: Drawing on extensive feedback from the Port Angeles City
Council, the Stakeholder Advisory Committee, and community members gathered through public
engagement sessions, we will define specific housing goals aimed at addressing local needs.
Evaluate Progress on 2019 HAP Goals: A thorough assessment will be conducted to measure
the effectiveness and progress toward achieving the goals initially outlined in the 2019 HAP.
Review Current Affordable Housing Projects: This section will provide an in-depth overview of
the City’s existing affordable housing initiatives, assessing their impact and effectiveness in
meeting community needs.
In addition, the update will present a series of recommendations for the development of robust
housing strategies, which include:
• Strategies to Increase Housing Supply: Crafting actionable plans to expand the overall
availability of housing in the area.
Figure 1: Comprehensive Plan Graphic
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2025 Port Angeles Housing Action Plan
• Strategies to Diversify Housing Types: Proposing a wider array of housing options, ensuring
that various needs and preferences within the community are met.
• Strategies for Housing Affordability: Focusing on measures that will make housing
accessible and affordable for individuals and families across all income levels.
• Strategies to Minimize Displacement: Developing approaches to protect low-income
residents from being displaced due to redevelopment, ensuring that vulnerable populations
are supported.
• Strategies to Support Housing Preservation: Emphasizing the importance of maintaining
and improving existing housing stock to protect community character and affordability.
• Consider Broader Economic Context: Evaluating how housing strategies can contribute to
mitigating economic displacement pressures, creating a stable and supportive environment
for all residents.
What is affordable housing?
The Department of Housing and Urban Development (HUD) establishes income limits to determine
eligibility for assisted housing programs. These income limits are based on estimates of Median
Family Income and the definitions of Fair Market Rent for each metropolitan area, specific parts of
some urban areas, and all non-urban counties (HUD Office of Policy Development and Research). In
the City of Port Angeles and Clallam County, affordable housing is defined as households with
incomes at or below 80% of the area median income (AMI). The HUD-determined AMI income limits
change annually and vary with household size (see Table 1). As defined by the U.S. Department of
Housing and Urban Development (HUD), affordable housing is housing in which the occupant is
paying no more than 30% of gross income on housing costs, including utilities.
What is attainable housing?
Attainable Housing has become a broad term to describe various housing types for moderate- or
middle-income households with incomes between 80% and 120% of AMI; this group is sometimes
called the ‘Missing Middle’ or ‘Workforce Housing’. Many earners of Attainable Housing, including
teachers, healthcare workers, public safety personnel, armed service members, hospitality
employees, and others, typically do not qualify for Affordable Housing because their household
incomes often surpass the eligibility limits.
Persons in Family
Income Level 1 2 3 4 5 6 7 8
Extremely Low Income
(30% AMI) $19,950 $22,800 $26,650 $32,150 $37,650 $43,150 $48,650 $54,150
Very Low Income (50%
AMI) $33,200 $37,950 $42,700 $47,400 $51,200 $55,000 $58,800 $62,600
Low Income
(80% AMI) $53,100 $60,700 $68,300 $75,850 $81,950 $88,000 $94,100 $100,150
Source: U.S. Department of Housing and Urban Development (HUD).
Table 1. HUD Income Limits for Clallam County, 2025
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2025 Port Angeles Housing Action Plan
HOUSING NEEDS ASSESSMENT SUMMARY
The following is a summary of the Housing Needs Assessment (HNA). This HNA is prepared as part
of the periodic update of the Comprehensive Plan’s background analysis required by the State
Growth Management Act (GMA) under RCW 36.70A.130. This report identifies current and future
housing needs to serve all income demographics within the community and analyzes potential gaps
in housing supply, types, and affordability.
The complete Housing Needs Assessment is available in Appendix B of this plan.
COMMUNITY PROFILE
• The Port Angeles population has grown slowly since 1980, with an annual growth of less than
one percent. This is a slower growth rate than that of Clallam County and significantly slower
than the state's population growth. It is estimated that in 2024, the population of Port Angeles
was 20,410.
• The average age in 2022 is 41.3 years in Port Angeles, which is younger than the county's
average age but older than the state's average.
• Port Angeles has relatively homogeneous racial diversity, with 80 percent of the population
identified as white. Overall, the city’s population diversity is similar to Clallam County and less
diverse compared to the state as a whole.
• The average household size in Port Angeles is 2.2, which is approximately the same as the
county average and smaller than the 2022 statewide average of 2.5. However, the state has a
higher proportion of family households and children compared to Port Angeles and Clallam
County.
• More than 50 percent of households own their homes, and homeowners earn more than twice as
much as renter households in the city.
• Nearly half of Port Angeles households are classified as low-income, earning less than 80% of
the Area Median Income. Among renters, 68 percent of households are classified as low-income.
• About 38 percent of households are cost-burdened, spending more than 30 percent of their
income on housing costs, with renters and lower-income households facing high levels of cost-
burden.
• In 2024, homelessness in Clallam County reached its highest rate in the last decade. The number
of unsheltered individuals has doubled since 2023.
• In 2020, more than half of elderly family households were low-income, and 35 percent of all
senior-headed households consisted of seniors living alone and facing cost burdens.
• 2,840 households have a member with a disability, and most of them are low-income
households.
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2025 Port Angeles Housing Action Plan
Figure 2 illustrates the historic population growth in Port Angeles from 1960 to 2045. Each year, the
Washington State Office of Financial Management works with local jurisdictions to conduct a
census or collect data to estimate the population. The black throughline represents the annual
growth rate where population growth has decreased and stagnated between 1980 and 2020.
Looking forward to 2045, the annual growth rate is expected to increase.
WORKFORCE PROFILE
• In 2021, there were 9,102 jobs in Port Angeles. The Health Care and Social Assistance sector
has dominated and experienced rapid growth since 2011. This is also a top industry in
Clallam County. The average wage in the industry is comparable to the county's average.
Other key job sectors are Accommodation and Food Services, Education, Retail, Public
Administration, and Manufacturing.
• Port Angeles has a similar number of commuters both entering and leaving the city, with 39
percent of workers residing in Port Angeles. The patterns of commuting out are diverse, with
Seattle and various smaller locations serving as job destinations.
• Port Angeles has a balanced employment-to-housing ratio, at 0.9.
• The Education and Health Care sector is projected to grow by 1.3 percent in the Olympic
Workforce Development Area. Meanwhile, the Leisure and Hospitality sector is expected to
be the fastest-growing, with an annual growth rate of 2.1 percent.
o Note: This health care projection was based on data from 2022, prior to Olympic
Medical Center Leadership changes and the potential partnership with UW Medicine.
Figure 2. Historic Population Growth in Port Angeles, 1960–2024
Source: U.S. Census Bureau Decennial Census, Washington Office of Financial Management (OFM) Historic Population
Data and April 1 Population Estimates.
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2025 Port Angeles Housing Action Plan
Figure 3 does not include children or retired individuals who are not in the workforce. Five thousand
five hundred twenty-one individuals work in Port Angeles, but do not live within city limits. These
individuals may reside in Clallam County, Sequim, or near Port Townsend. Five thousand four
hundred thirty live in Port Angeles and work elsewhere. This includes individuals who work from
home or commute to Tacoma, Seattle, or Olympia. Three thousand five hundred eighty-one
individuals work and live within the city limits of Port Angeles. Compared with other cities, both
nearby and in Kitsap County, Port Angeles has a relatively high share of workers who both live and
work in the city. This indicates a relative balance of jobs to housing in the town, reflecting Port
Angeles’ status as the economic center of the northern Olympic Peninsula. The city’s relative
isolation also likely contributes to this trend.
HOUSING SUPPLY
• There were 9,930 housing units in 2022, with almost three-quarters being single-unit buildings.
Additionally, 9.4 percent were middle housing types, and 15 percent were multifamily
apartments.
• Large units with three or more bedrooms represent half of the city’s housing stock.
• More than half of the housing in Port Angeles is old housing built before 1970.
• The current rent in Port Angeles averages about $1,118 per month, while housing prices are
approximately $452,961.
• Since 2010, the median income in Port Angeles has risen by 35 percent, which is similar to the
median gross rent increase of 34 percent. The home value has appreciated at a higher rate of 57
percent.
• Since 2014, the rent vacancy rate has decreased significantly from ten to around three percent.
Overall, 8.5 percent of housing units are unoccupied.
5,521
Work in Port
Angeles,
Live Elsewhere
5,430
Live in Port
Angeles,
Work Elsewhere
3,581
Live & work
in Port
Angeles
Source: U.S. Census Bureau Longitudinal Employer-Household Dynamics (LEHD) via Census OnTheMap
Figure 3. Commute Patterns in Port Angeles and Clallam County, 2022
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2025 Port Angeles Housing Action Plan
To purchase a home at the average home price of $452,961, a household would need to make
about $114,000, which is 89 percent higher than the median income (see Figure 4). The median
household, earning $60,212, could afford to purchase a house costing $239,107, assuming current
interest rates, a 20 percent down payment, and a 30-year mortgage. Therefore, there is a gap of
about $213,596 between what the average household in Port Angeles could afford and the
average prices of homes in the city. Figure 4 shows the home prices that households at various
income levels in Port Angeles could afford (in grey). The horizontal dashed lines show the median
sales price and median household income in Port Angeles. There is a critical relationship between
wage growth and homeownership.
Sources: 2010-2022 American Community Survey 5-Year Estimates, Table S2503; Zillow Home Value
Figure 4. Housing Affordability at Various Income Levels in Port Angeles, 2022
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2025 Port Angeles Housing Action Plan
Figure 5 demonstrates the change of Census-reported total and occupied unit counts and vacancy
rates in Port Angeles over the past decade for both ownership and rental units. Although ownership
vacancy rates have remained relatively consistent over time, rental vacancy rates have dropped
steadily since 2014, from 10 percent in 2014 to 2.8 percent in 2022. This trend suggests an
increased demand for apartments in the city, likely due to an undersupply of housing. Low vacancy
rates can make it harder for workers to find housing, which in turn hinders local employers' ability to
recruit and retain staff, while also driving up housing costs and exacerbating overall housing
insecurity. The current vacancy rates for both rental and ownership housing are below what is
considered a “healthy” vacancy rate, which is between five and six percent. This highlights the need
for increased housing production in the city to meet demand and improve housing affordability.
GAP ANALYSIS
• The availability of very low- and extremely low-income housing units is inadequate to serve
the current number of households in those income brackets.
• There is a gap between household size and unit size: there are more smaller households
than smaller units available.
• The availability of median-priced and above housing units is insufficient to meet the current
demand for households in those income brackets.
Source: U.S. Census Bureau 2022 American Community Survey 5-Year Estimates, Table DP0
Figure 5. Housing Vacancy Rates in Port Angeles, 2012-2022
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2025 Port Angeles Housing Action Plan
Figure 6 illustrates the number of available housing units in red hatch mark lines and households in
the blue bar graph. If the hashed marks are above the blue bar, this illustrates a surplus of available
housing for that income bracket. Both figures 6 and 7 are sorted by area median income level. The
charts demonstrate a lack of available housing for both <30-50% AMI and >100% AMI. This lack of
housing has three outcomes:
1. Those experiencing the housing deficit at below 50% AMI cannot afford the available
housing.
2. Those experiencing a housing deficit at above 100% AMI must occupy housing below what
is potentially attainable and not suited for their income.
3. Those residents between 50 and 80% AMI are having difficulty finding attainable housing
because of existing deficits in other AMI brackets.
Ultimately, the housing availability for residents with an AMI of 50-80% is being compressed by
those experiencing a lack of available housing in their income bracket.
Source: 2016-2020 HUD Comprehensive Housing Affordability Strategy (CHAS), WA Department of Commerce Housing
Planning for All Tool (HAPT).
Figure 6. Comparison of Housing Units and Household Incomes in Port Angeles, 2020
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2025 Port Angeles Housing Action Plan
Land Capacity Analysis
While Port Angeles has sufficient land capacity to meet the total housing unit target, there is a
shortfall of land for units that can accommodate low-income households when assessing which
households these units could serve. Therefore, to ensure capacity for low-income households, the
city will need to consider land use and zoning changes in conjunction with the adoption of this
Comprehensive Plan update. (See Appendix C for the Land Capacity Analysis Map)
CLALLAM COUNTY POINT-IN-TIME COUNT
The Point in Time (PIT) Count is an annual count of people experiencing both sheltered and
unsheltered homelessness, conducted on a single night in January. The Housing Inventory Count
(HIC) is a count of available beds and their occupancy on the night of the PIT. The purpose of these
reports is to describe the size and characteristics of the population experiencing homelessness and
inform us about the housing needs in our communities.
Data collection for the PIT and HIC is mandated by the Department of Housing and Urban
Development (HUD), as outlined in 24 CFR Part 578, and by the state of Washington, as specified in
RCW 46.185C.030. Data from the PIT and HIC are reported in the Annual Homelessness
Assessment Report, which is shared with Congress and other governing bodies to inform the public
about the state of homelessness in the United States. These reports also inform local planning on
homelessness services and funding needs.
The 2024 HIC and PIT Data Collection Final Notice defines the types of living situations captured in
the PIT and HIC as follows:
664 605
241 85 63 13 173
299
0-30%30-50%50-80%80-100%100-120%120% +EmergencyHousing
PSH non PSH
Source: WA Department of Commerce Housing Planning for All Tool (HAPT).
Figure 7. Port Angeles Target Housing Units by Income, 2024-2045
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2025 Port Angeles Housing Action Plan
1. Unsheltered Homelessness:
a) A primary nighttime residence that is a public or private place not designed for or ordinarily used
as a regular sleeping accommodation for human beings, including a car, park, abandoned
building, bus or train station, airport, or camping ground.
2. Sheltered Homelessness:
a) Emergency Shelter (ES): A project that offers temporary shelter (lodging) for homeless people in
general, or for specific populations.
b) Transitional Housing (TH): A project that provides temporary lodging and is designed to facilitate
the movement of homeless individuals and families into permanent housing within a
c) specified period of time, but no longer than 24 months.
d) Safe Haven (SH): A project that offers supportive housing that (1) serves hard-to-reach
homeless people with severe mental illness who came from the streets and have been unwilling
or unable to participate in supportive services; (2) provides 24-hour residence for eligible people
for an unspecified period, (3) has an overnight capacity limited to 25 or fewer people; and (4)
provides low-demand services and referrals for the residents.
3. Permanent Housing:
a) Rapid Re-Housing (RRH): Short- or medium-term housing assistance where the lease is between
the program participant and landlord.
b) Permanent Supportive Housing (PSH): Long-term housing for individuals with disabilities and
families experiencing homelessness, in which one member of the family has a disability.
c) Other Permanent Housing (OPH): Long-term housing assistance that is not considered PSH or
RRH.
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2025 Port Angeles Housing Action Plan
Figure 8. Clallam County Point-In-Time Homelessness Count 2006-2024
P ROJECT G OALS
City of Port Angeles Housing Goals
Through the City’s stakeholder advisory committee, the internal staff Comprehensive Plan steering
committee, and public engagement efforts, we have collaboratively identified five housing goals.
Goal H-1: Housing Supply: Provide a sufficient supply, variety, availability, and attainability of
housing to meet community needs.
Goal H-2: Housing Affordability and Access: Reduce disparities in housing access and mitigate
displacement impacts to vulnerable communities.
Goal H-3: Housing Quality: Encourage the design, construction, and maintenance of housing to keep
homes in good condition.
Goal H-4: Collaboration for Affordable Housing: Partner with Clallam County, Peninsula Housing
Authority, and other entities to increase the economic diversity of the housing supply.
Goal H-5: Use the Housing Action Plan as a guide and implementation tool for City actions on
development regulations, funding, and programs.
PU BLIC E NGAGEMENT
City staff began conducting public engagement for the Housing Element and Housing Needs
Assessment in early 2024. Direct public outreach for the Housing Action Plan began in early 2025. In
0
50
100
150
200
250
300
350
400
450
500
2004 2006 2008 2010 2012 2014 2016 2018 2020 2022 2024 2026
Clallam County Point-In-Time Count 2006-2024
Sheltered Unsheltered Total Chronically Homeless
Source: Washington State Department of Commerce PIT Results 2006-2024
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2025 Port Angeles Housing Action Plan
addition to meetings and presentations, city staff have also collected hundreds of housing stories
from community members. For more information and public noticing materials, see MCA 25-0112
public comment memo.
MEETINGS AND PRESENTATIONS
Date Organization Topic
January 6, 2025 ............ Peninsula Behavioral Health ....................... Housing Action Plan Meeting
January 7, 2025 ............ The Answer for Youth ................................... Housing Action Plan Meeting
January 9, 2025 ............ Habitat for Humanity of Clallam County .... Housing Action Plan Meeting
January 20, 2025 ......... Peninsula Housing Authority ....................... Housing Action Plan Meeting
January 28, 2025 ......... Stakeholder Advisory Committee ............... Housing Element Presentation
February 6, 2025 .......... Serenity House .............................................. Housing Action Plan Meeting
February 24, 2025 ........ Stakeholder Advisory Committee ............... Housing Needs Assessment
February 26, 2025 ........ Planning Commission ................................ Housing Element
June 5, 2025 ................. PAAR Government Affairs Committee ...... Housing Action Plan Presentation
June 12, 2025 ............... Vision 2045 Open House ............................ Housing Needs Assessment
July 23, 2025 ................ Planning Commission ................................ Housing Action Plan Presentation
August 19, 2025 ........... Habitat for Humanity of Clallam County .... Draft Housing Action Plan Input
August 22, 2025 ........... Peninsula Behavioral Health ...................... Draft Housing Action Plan Input
August 26, 2025 ........... Stakeholder Advisory Committee .............. Draft Housing Action Plan Input
August 27, 2025 ........... Serenity House ............................................ Draft Housing Action Plan Input
August 28, 2025 ........... Sarge’s Veteran Support ............................. Draft Housing Action Plan Input
August 29, 2025 .......... Peninsula Housing Authority ...................... Draft Housing Action Plan Input
August 29, 2025 ........... The Answer for Youth ................................. Draft Housing Action Plan Input
September 4, 2025 ....... PAAR Government Affairs Committee ...... Draft Housing Action Plan Input
September 24, 2025 .... Planning Commission .................................. Housing Action Plan Discussion
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2025 Port Angeles Housing Action Plan
H OUSING D EVELOPMENT S TRATEGIES
Each listed housing development strategy is a goal that City Staff will work to achieve within the next
ten years. Half of the identified tasks are new initiatives, while the other half involve existing
affordable housing programs that the City aims to improve. Throughout the public engagement
process, City staff have asked the stakeholder advisory group, the Planning Commissioners, and City
Council members for guidance on prioritizing the tasks outlined. Each task is linked to a City Council
Strategic Focus Area and is ranked by priority level. The priority level ranking is tied to how the
implementation section was written.
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2025 Port Angeles Housing Action Plan
TASK 1 : BLIGHTED PROPERTY REDUCTION STRATEGY
Strategies Addressed: Increase Housing Supply
City Council Strategic Focus Area: #3 Goal D Measures A, B, C, D
Priority Level: Ranked First
Substandard and dangerous buildings pose significant risks to our community. When vacant
properties are not adequately secured, they become even more hazardous, as the public can easily
access them. Such buildings may attract criminal activity, trespassers, trash, and debris.
Additionally, squatters in these vacant structures can create fire hazards that pose a risk to everyone
in the vicinity. It's important to note that an unoccupied building is not inherently a violation. There
are many reasons a property might be unoccupied, such as a homeowner living in another city part
of the year, being in the process of moving, or having a house for sale. An unoccupied building is
classified as a vacant structure. It becomes a code violation only if it is deemed "unsafe or unfit for
human habitation or other authorized use" or if it qualifies as a nuisance property, as defined by city
regulations.
The city has broadened the definition
of a vacant building to include
properties that are unoccupied yet not
visibly unsafe or unfit. The term
"nuisance building, structures, and
improvements," or “blighted property,”
will be defined and established to
refer to properties that have two open
violations for an extended period or
those that have received six separate
sanitation citations within 12 months.
If these criteria are met, a Building
Inspector can issue a vacant building
notice for a property that is
unoccupied but does not yet display
visible signs of being unsafe or unfit
from the outside.
Figure 9. Razed Abandoned Building in the 200 Block of East
Front Street
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2025 Port Angeles Housing Action Plan
If a property owner is not responsive to the notice/red tag, then the City will explore corrective
actions like:
• Civil or criminal legal action.
• Taking corrective action at the owner's expense.
• The City may use eminent domain to purchase and redevelop the property.
In addition to nuisance vacant building/blighted property actions, the City will also explore imposing
additional property taxes on undeveloped land. City staff will explore connecting the blighted
property reduction strategy with existing low-income homeownership sweat equity programs, such
as Habitat for Humanity of Clallam County, the Peninsula Housing Authority, and the Olympic
Housing Trust. Additionally, the City will investigate reducing permitting fees for demolishing or
reconstructing blighted properties.
The City of Port Angeles is both land-constrained and, in some areas, has limited utility capacity. We
must use all available land to its full capacity.
Responsible Party: Port Angeles Police Department Code Enforcement, the Community and
Economic Development, Legal Department, and the Fire Departments.
Funding Source: This action will generate funding
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2025 Port Angeles Housing Action Plan
TASK 2 : COPA WEATHERIZATION PROGRAM AND REPAIR PROGRAMS
Strategy Addressed: Support preservation of existing housing
City Council Strategic Focus Area: Not yet addressed in the City of Port Angeles Strategic Plan
Priority Level: Ranked second
The Public Works Department conservation team administers the City’s weatherization and energy
rebates programs. The Bonneville Power Administration (BPA) assesses the City of Port Angeles'
energy usage and allocates a percentage of its funding to support the City's conservation programs.
The criteria for qualifying households, as well as the rebates and reimbursements offered, are solely
determined by the BPA. This program provides increased incentives for both homeowners and
tenants.
Weatherization and energy rebates are valuable investments that can significantly enhance your
home's comfort and efficiency. By properly sealing gaps, adding insulation, and making necessary
upgrades, you can create a more consistent indoor temperature year-round. This not only reduces
the strain on your heating and cooling systems, ultimately lowering your energy bills, but also
contributes to a healthier living environment by minimizing drafts and reducing moisture buildup.
Additionally, weatherization can increase the lifespan of your HVAC systems and boost your home's
resale value, making it a wise choice for any homeowner looking to blend cost savings with long-
term benefits.
Many homeowners in Port Angeles have benefited from free or reduced-cost upgrades through this
initiative.
If you are approved for the Free Weatherization Program, you will be eligible for the following
benefits:
• Windows: Up to $20 per square
foot of glass
• Insulation: Up to 100% coverage
of the cost for qualifying
installations
• Ductless Heat Pump: Up to
$6,000 toward the installation of
a qualifying unit
• Heat Pump Water Heater: Up to
$3,000 for a qualifying water
heater
In the coming years, the City of Port
Angeles will work closely with local
weatherization service providers to do
more direct outreach to community Figure 10: Weatherization Graphic
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2025 Port Angeles Housing Action Plan
members who qualify for this program. City staff will work together to reach out to community
members who are utilizing the utility assistance program, informing them that they are eligible for
weatherization improvements. Additionally, the City of Port Angeles can further promote the
weatherization program through social media and paid advertisements in the Peninsula Daily News.
City Staff will actively seek grant opportunities for weatherization and repair programs to support the
City’s Conservation team and help community partners, such as Habitat for Humanity of Clallam
County, continue their vital home repair efforts.
Responsible Party: The Public Works and Utilities Department Conservation Programs.
Funding Source: Bonneville Power Administration, or, if staff capacity allows, the Department of
Commerce HEAR Home Electrification and Appliance Rebates grant.
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2025 Port Angeles Housing Action Plan
TASK 3: PERMIT READY PLAN PROGRAM
Strategy Addressed: Increase the variety of housing types
City Council Strategic Focus Area: Not yet addressed in the City of Port Angeles Strategic Plan
Priority Level: Ranked Third
In 2023, the City of Port Angeles utilized the Housing Action Plan Implementation (HAPI) grant to
develop a set of permit-ready
plans. These pre-designed
building and engineering plans
are available to Port Angeles
residents free of charge. The
permit-ready plans simplify
the permitting process and
eliminate fees associated with
plan development and review.
The city offers four small-lot
home designs, ranging from
400 to 800 square feet,
including both single- and two-
story options. These small
home designs can be used as
Accessory Dwelling Units
(ADUs) or as primary
residences. Additionally, there is a Townhome Unit Plan with a total footprint of 2,543 square feet.
Residents and developers within the Port Angeles city limits can access permit-ready plans at no
cost, benefit from an expedited permit review process, and receive a waiver of permit fees
(regardless of the plan type used).
In the coming years, the City will update these plans to align with evolving building and energy code
requirements. City staff will continue to engage with local builders, architects, and distributors of
modular, manufactured, and prefabricated homes, as well as other interested organizations, to
develop more permit-ready plans for the community. Any new permit-ready plans must be
economical, promote environmental sustainability, and/or use innovative design techniques.
Additionally, the City aims to streamline the building permit review process by making Permit-Ready
Plans available over the counter, enabling applicants to receive approval within 24 hours. The City
also plans to build a permit-ready plan library and gather resources to simplify the construction and
financing of these homes. Furthermore, City staff will track time and costs associated with
developing these plans to improve the permit-ready plan application process.
Responsible Party: Requires all departments to review the permit-ready plans.
Funding Sources: The Washington State Department of Commerce Housing Action Plan
Implementation Grant and donated plan sets.
Figure 11. City of Port Angeles Permit Ready Plan Townhouse Model
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2025 Port Angeles Housing Action Plan
TASK 4: AFFORDABLE HOUSING GRANTS
Strategy Addressed: Increase the housing affordable to all income levels
City Council Strategic Focus Area: Not yet addressed in the City of Port Angeles Strategic Plan
Priority Level: Ranked fourth
Sales and Use Tax Affordable Housing Grant
Pursuant to RCW 82.14.530, the Port Angeles City Council adopted ordinance 3655 authorizing a
Sales and Use Tax for affordable housing in the amount of 1/10th of 0.01%. Voters passed this
initiative, and it took effect on April 1,
2020. Affordable Housing Sales and Use
Taxes are collected upon the transaction
of all retail sales inside the Port Angeles
City limits. Affordable Housing Sales and
Use Tax Grants must be used to assist
with the construction, procurement, and
stabilization of affordable housing and
housing-related assistance programs for
households with incomes at or below 60%
of the area median income (AMI).
In practice, Affordable Housing Sales and
Use Tax Grants must be used for various
purposes to enhance affordable housing
options. Examples of the types of housing
that may be funded include emergency
housing, transitional housing, supportive
housing, and the addition of new
affordable housing units within existing
structures. Facilities that provide housing-related services and acquire land for these initiatives are
also eligible for funding.
Additionally, the grants can support the construction or acquisition of properties intended for use in
behavioral health-related facilities, as well as land acquisition for these purposes. Furthermore, the
funding can cover the operational and maintenance costs of new affordable housing units and
facilities where housing-related programs are offered, as well as newly constructed evaluation and
treatment centers. It is important to note that the affordable housing and facilities that provide these
essential programs are specifically designed to assist individuals from specific population groups.
This includes those with behavioral health disabilities, veterans, senior citizens, individuals who are
homeless or at risk of becoming homeless, unaccompanied homeless youth or young adults,
persons with disabilities, and survivors of domestic violence, all of whom have incomes at or below
sixty percent of the median income within the jurisdiction imposing the tax. In the coming years, the
City of Port Angeles will focus on improving the advertising of the Sales and Use tax program to
local non-profits and religious organizations that are eligible for the 1406 and 1590 Sales and Use
Tax Funding.
Figure 12. Rendering of 4PA’s Touchstone Campus Tiny
Homes
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2025 Port Angeles Housing Action Plan
New Improvement and Community Enhancement (N.I.C.E.) Neighborhood Grant Program
NICE Neighborhoods funds were established pursuant to City Council Resolution No. 5-04, adopted
on April 6, 2004. These funds are intended to enhance the City’s tax base by strategically investing in
public capital infrastructure in areas with significant development and redevelopment potential. By
fostering new investment and reducing infrastructure-related barriers, these initiatives can stimulate
further development and redevelopment, thereby broadening the City of Port Angeles' tax base.
This program invests in housing and economic development-related projects located in areas with
high development potential. Funds can be utilized for improvements to off-site frontage, off-site
public infrastructure, and facilities that enhance inadequate infrastructure to support future
development and redevelopment.
Recently, the Community and Economic Development Department and the Public Works and Utilities
Department have worked together to develop more precise criteria for funding eligibility. The new
criteria and procedures ensure that all public investments in housing and economic development
benefit the broader community. Similarly, the new criteria and guidelines will help applicants prepare
stronger applications.
Responsible Party: The Community and Economic Development, Finance, Public Works, and Utilities
Departments
Funding Source: Affordable Housing Sales and Use Tax: 1/10 of 1% of the City of Port Angeles
Sales and Use Tax, as authorized through RCW 82.14.530 and RCW 82.14.540.
Funding Source: NICE Grants: A portion of the funds from electric, water, wastewater, and
stormwater utilities is allocated to the NICE Neighborhood Grant program.
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2025 Port Angeles Housing Action Plan
TASK 5: FEE WAIVER PROGRAM
Strategy Addressed: Increase the variety of housing
types
City Council Strategic Focus Area: Not yet addressed
in the City of Port Angeles Strategic Plan
Priority Level: Ranked fifth
The permit fee waiver program is part of the City's
existing affordable housing initiatives, which were
implemented in November 2023 (Ordinance No. 3723).
This program will be managed until 2033, at which
point the Port Angeles City Council will evaluate its
effectiveness. The fee waiver program (FWP) eliminates
25 building and land use permit fees, designed to encourage the development of infill, multifamily,
and affordable housing units in Port Angeles. Additionally, it aims to lower financial barriers, making
development more accessible for residents, builders, and developers. This fee waiver program is
among the most successful city-run affordable housing initiatives, having saved residents, builders,
and developers a total of $480 K to date (as of September 2025). In the coming years, city staff will
seek innovative ways to streamline and enhance the fee waiver program. The City of Port Angeles is
also adopting a new permitting system. In the new EPL permitting system, the fee waiver application
will be embedded in the building process and will be more accessible to developers and contractors.
Figure 13. Housing Units Permitted in Port Angeles by Type, 2014-2024
Source: City of Port Angeles, LCG
Responsible Party: The Community Economic Development, Fire, and the Public Works and Utilities
Departments.
Funding Sources: N/A
i i h
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2025 Port Angeles Housing Action Plan
TASK 6: MULTIFAMILY BUILDERS TRAINING
Strategy Addressed: Increase housing supply
City Council Strategic Focus Area: #3 Goal C
Priority Level: Ranked Sixth
In partnership with the North Peninsula Builders Association, the Port Angeles Realtors Association,
and Peninsula College, the City of Port Angeles will facilitate a workshop series tailored to
prospective multifamily housing contractors and vendors. The initiative responds to the growing
need for quality housing in the community, particularly as the construction of multifamily apartments
has recently been dominated by the Peninsula Housing Authority and Peninsula Behavioral Health.
There has been a noticeable absence of significant new market-rate apartment developments in
Port Angeles for several years. The
workshop series will address this gap
by providing valuable training and
resources to local builders, guiding
them on best practices for constructing
multifamily housing that effectively
meets the diverse needs of the Port
Angeles community. The series will
specifically focus on designs and
construction methods suitable for
populations with incomes between 0%
and 120% of the area median income,
emphasizing affordability and
accessibility.
Participants can expect expert-led
sessions that cover regulatory
requirements, innovative building
techniques, and community engagement strategies, all aimed at fostering a collaborative approach
to housing development in Port Angeles. This initiative represents a proactive step towards creating
a more inclusive and sustainable housing landscape for Port Angeles residents.
Responsible Party: The Community and Economic Development and the Public Works and Utilities
Departments.
Funding Sources: To be determined.
Figure 14. 306 W 1st Street Multifamily Residential Building
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2025 Port Angeles Housing Action Plan
TASK 7 : HOUSING INSTABILITY PROJECT MANAGER
Strategy Addressed: Mitigate economic displacement pressures
City Council Strategic Focus Area: #2 Goal B Measure 1
Priority Level: Ranked seventh
The City of Port Angeles employs a multi-faceted approach to address homelessness. The Fire
Department manages a community paramedic program, and the Police Department partners with
the REdisCOVERY Program. The Parks Department leads cleanup initiatives on City-owned property.
In addition, the City collaborates closely with community-based organizations, including the North
Olympic Healthcare Network, Olympic Medical Center, Olympic Peninsula Community Clinic,
Peninsula Behavioral Health, Reflections Counseling, The Answer for Youth, Peninsula Housing
Authority, 4PA, Serenity House, and the Clallam County Homelessness Task Force.
To better support community members experiencing housing instability, foster collaboration among
organizations, and pursue innovative strategies to reduce homelessness in the coming years, the
City plans to hire a housing instability
project manager. The primary
responsibilities of this position will include
research and lead new strategies, such as
1) converting old motels or office spaces
into permanent housing or emergency
shelters, 2) creating opportunities for more
transitional housing options, such as tiny
home villages or safe parking programs,
and 3) increasing collaboration with
existing homelessness outreach teams
and co-response teams. Community
partners also hope this role will facilitate
cross-organizational coordination and
educate the public about the realities faced by unhoused neighbors. The housing instability project
manager will be the primary point of contact for any homelessness-related issues.
Responsible Party: To be determined.
Funding Source: To be determined. This position is contingent on City Council action and funding
availability.
Figure 15. Serenity House Homelessness Shelter
Source: Serenity House of Clallam County
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2025 Port Angeles Housing Action Plan
TASK 8 : MULTIFAMILY HOUSING PIPELINE PROJECT
Strategy Addressed: Increase housing supply
City Council Strategic Focus Area: #3 Goal B
Priority Level: Ranked eighth
The City of Port Angeles has initiated the Multifamily
Housing Pipeline Pilot Project to address the
shortage of multifamily apartments, increase the
supply of affordable housing, and encourage density
on C Street while creating a commercially oriented
corridor. This initiative is designed to eliminate
barriers such as land acquisition, site development
challenges, and design work. The City is committed
to engaging with partners, land developers, and
community members as it proactively seeks to
provide affordable housing and address the housing
gap. The Multifamily Housing Pipeline Pilot Project
will utilize state grants and City funds to develop a
14,000-square-foot lot located at 935 W 10th Street. This property is well-suited for development due
to its location at the intersection of 10th and C Streets, which offers excellent access to public
transportation. Utilities already serve the lot, and its commercial zoning permits high-density
residential development, making it an ideal site for a significant number of housing units.
The City will handle the pre-development and design work, and then either sell the site for a nominal
fee or lease it on a long-term basis. However, potential developers must go through a Request for
Proposal (RFP) process, which will be at the discretion of the City Council. The project must ensure
housing is accessible to individuals earning below 80% of the area's median income and will stay
affordable for at least 40 years, if not longer. The Housing Pipeline Pilot Project will serve as a
demonstration to show that a multi-story, multifamily housing development, maximizing land
capacity, can be completed while fostering a neighborhood with diverse housing options.
The design for the 935 W 10th Street site will offer affordable housing to households earning under
80% AMI. The multifamily apartment building will include ground-floor retail or flexible space. City
staff also aims to make the 935 W 10th Street plans replicable (to an extent), allowing anyone in the
city to reuse the plans with site-specific adjustments made with the architect when necessary. In
addition to the 935 W 10th Street site, the City of Port Angeles plans to replicate this process with
other city-owned properties, such as 215 S. Lincoln, the Old Fire Hall. Whereas the 935 10th Street
site is to create a new multifamily housing apartment building, the Old Fire Hall Building will be a
historic preservation project with a similar requirement for affordable housing.
Responsible Party: The City Manager’s Office and the Community and Economic Development
Department.
Funding Sources: Washington State Housing Trust Fund, Connecting Housing to Infrastructure
Program (CHIP), and Affordable Housing Sales and Use Tax Fund.
Figure 16. 935 W 10th Street Site
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2025 Port Angeles Housing Action Plan
TASK 9: CO-LIVING HOUSING MUNICIPAL CODE UPDATE
Strategy Addressed: Increase the variety of housing types
City Council Strategic Focus Area: Not yet addressed in the City of Port Angeles Strategic Plan
Priority Level: Ranked ninth
"Co-living housing" refers to a residential development with units that are independently rented and
lockable, providing living and sleeping space, where kitchen facilities are shared with other residents
in the building. Co-living housing does not apply to short-term rentals. Co-living housing is also
known as home sharing.
According to RCW 36.70A.535, the City of Port Angeles will be updating its municipal code to permit
co-living as an acceptable use on any lot within an urban growth area that allows for a minimum of
six residential units. This includes lots zoned for mixed-use development. The City of Port Angeles is
taking this RCW interpretation further to allow co-living housing in all residential and commercial
zones. As housing in Washington has become increasingly unaffordable, interest in co-living
arrangements has grown significantly.
Co-living offers several benefits:
• It provides market-rate, non-subsidized rental homes that are affordable for people in the
workforce earning as little as 50 percent of the area median income. For instance, older co-
living units in the Spokane area can cost as low as $350 per month, while some new co-living
units in the Puget Sound suburbs rent for around $1,000 per month.
Figure 17. Co-living Sample Floor Plan
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2025 Port Angeles Housing Action Plan
• It presents a low-cost, private alternative for individuals seeking to avoid traditional
roommate situations.
• It encourages community-building through shared living spaces that foster social
connections.
• It increases affordable housing options in high-opportunity neighborhoods with good
transportation access.
• It helps reduce energy demand, as co-living units are typically smaller, and the development
of this type can lessen commutes and urban sprawl.
Modern co-living buildings are often of high quality and may feature attractive amenities.
Stakeholders have noted that co-living is a fantastic option for seniors looking to downsize, and
it helps build community and lessen feelings of loneliness for people of all ages. Co-living
arrangements are particularly suitable for urban infill development on narrow lots since the rent
per square foot tends to be higher than that of other multifamily building types. Like any
development, co-living buildings must comply with all relevant building, fire, and life safety
codes. For these reasons and others, co-living is a practical approach to addressing the state's
housing needs.
Responsible Party: The Community and Economic Development Department.
Funding Sources: N/A
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2025 Port Angeles Housing Action Plan
TASK 10: MULTIFAMILY PROPERTY TAX EXEMPTION (MFTE)
Strategy Addressed: Increase the supply of housing affordable to all income levels
City Council Strategic Focus Area: Not yet addressed in the City of Port Angeles Strategic Plan
Priority Level: Ranked tenth
The City of Port Angeles will continue to operate the Multifamily Property Tax Exemption (MFTE)
program in collaboration with the Clallam County Assessor's office. Cities and counties implement
MFTE programs to support local housing objectives by waiving property taxes. According to RCW
84.14, local governments can provide exemptions for new construction, conversion, and
rehabilitation of multifamily residential properties that contain at least four units. Under these
exemptions, property owners are exempt from paying property taxes on residential improvements
for a specified number of years. However, property owners are still responsible for paying taxes on
the land and any non-residential enhancements, such as the commercial portions of mixed-use
buildings.
The Multifamily Property Tax Exemption (MFTE) in Port Angeles provides qualified multifamily
housing properties with a property tax exemption on the value of residential improvements for a
duration of 8, 12, or 20 years (for self-help homeownership programs). This initiative, offered by the
City of Port Angeles, aims to promote the development of more multifamily and affordable housing,
thereby reducing barriers to housing development.
In the 2025 legislative session, House Bill
1494 (Chapter 164, Laws of 2025) was
passed. This bill implements
recommendations from Commerce’s 2023
Legislative report to improve the
multifamily tax exemption (MFTE)
program. The bill extends the 20-year rental
program to 70 cities. It also requires
jurisdictions to follow anti-displacement
requirements in their MFTE program and
strengthens the tools for jurisdictions to
enforce compliance from participants. The
Washington State Department of
Commerce will update MFTE guidance by
spring 2026, and the City of Port Angeles
will adopt any necessary updates to the
MFTE program.
Responsible Party: The Community Economic Development Department and the Clallam County
Assessor.
Funding Source: N/A
Figure 18. Multifamily Duplexes at 1012 W 17th Street
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2025 Port Angeles Housing Action Plan
TASK 11: ENCOURAGE COMMUNITY LAND TRUST MODELS
Strategy Addressed: Mitigate economic displacement pressures and strategies for affordability.
City Council Strategic Focus Area: Not yet addressed in the City of Port Angeles Strategic Plan
Priority Level: Ranked eleventh
Imagine a neighborhood where homes remain affordable not just for the next buyer, but for
generations to come. This is the promise of community land trusts (CLTs), organizations reshaping
the landscape of affordable housing across the nation.
The CLT model begins when a nonprofit community land trust purchases land or builds needed
homes. Unlike traditional models, the trust keeps the land as a shared community resource. The
trust sells the house to buyers eager to put down roots. They become homeowners, but the land
remains with the trust, tying them to a mission of lasting affordability. These homeowners sign long-
term, renewable ground leases—often 99 years—for the land. This provides homeowners with
security while protecting community interests for generations to come. Without buying the land, the
home's initial cost drops. This creates opportunities for families otherwise priced out of the market.
When it's time to move, homeowners resell their home at a price set by a fair formula. This formula
rewards improvements and maintains affordability, ensuring that affordability is passed on to the
next generation. Throughout, the CLT stewards the process—guiding resales, protecting affordability,
and ensuring lasting community benefits. Each family contributes to the legacy built by those who
came before.
In the forthcoming years, city staff will diligently explore CLT models further and identify strategies
to support land acquisition for affordable housing partners, as well as to incentivize the CLT housing
model for developers.
Responsible Party: Community and Economic Development Department
Funding Source: N/A
Figure 19. Community Land Trust Infographic
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2025 Port Angeles Housing Action Plan
TASK 12: INVESTIGATE LANDLORD RISK/MITIGATION FUNDS
Strategy Addressed: Mitigate economic displacement pressures and strategies for affordability.
City Council Strategic Focus Area: Not yet addressed in the City of Port Angeles Strategic Plan
Priority Level: Not Ranked
The City will examine how to establish a landlord risk-mitigation fund. Chelan-Douglas County
operates a similar program through the Women’s Resource Center, supported by the Chelan-Douglas
Homeless Housing Task Force. This program uses local housing funds and state partnerships to
cover up to $3,000 per tenancy, with claims processed in about 30 days. The fund tackles a major
rural housing challenge: small landlords—who own most available units—often hesitate to rent to
vulnerable tenants because they fear financial loss. By covering potential damages and providing a
dedicated liaison to landlords, the program lowers risk and encourages more participation in Rapid
Rehousing and supportive housing efforts. Since its inception, the fund has helped lease over 350
units to high-barrier tenants, with roughly 70% remaining housed after a year. Landlords rarely need
to file claims—fewer than 11% of leases involve the fund—which shows that support and stability
matter more than financial guarantees alone. This model has a significant impact on rural areas like
Port Angeles, where vacancy rates are low and landlords are cautious.
Responsible Party: Community and Economic Development Department and Housing Partners
Funding Source: Funding source not yet determined; however, no General Fund resources will be
used to provide landlord mitigation.
Figure 20: Rental Agreement Picture
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2025 Port Angeles Housing Action Plan
TASK 13: EXPLORE INCENTIVES FOR WORKFORCE HOUSING
Strategy Addressed: Increase the supply of housing affordable to all income levels
City Council Strategic Focus Area: Not yet addressed in the City of Port Angeles Strategic Plan
Priority Level: Not Ranked
The primary objective of the City is to create a wide range of housing options that are affordable for
people across all income levels. To achieve this, numerous programs at the local, state, and federal
levels are dedicated to building housing specifically for households earning at or below 80% of the
area median income (AMI). However, there is also a significant need to address the housing
challenges faced by households earning between 80% and 120% of AMI. These households often
encounter what is known as the "benefits cliff," where slight increases in income can lead to the loss
of vital assistance programs, making it more difficult for them to afford stable housing. Therefore, a
comprehensive approach is essential to develop housing solutions that support both lower-income
residents and those earning modestly above the threshold, ensuring equitable access and financial
stability for all.
In the coming years, the City will explore
incentive opportunities for developers
building housing at 80-120% AMI. The City
will also continue to support the Clallam
County Workforce Housing Subcommittee
and assist in planning the Clallam County
Workforce Housing Summit, which brings
together planners, builders, and local
elected officials.
Responsible Party: Community and
Economic Development Department and
the Clallam County Workforce Housing
Subcommittee
Funding Source: Not yet determined,
although this task will not utilize general funds to provide incentives or mitigation.
Figure 21: Clallam County Workforce Housing Summit
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2025 Port Angeles Housing Action Plan
IM PLEMENTATION SCOPE + SCHEDULE
Co-living Municipal Code Update
1. Identify existing conditions and which zones in the Port Angeles Municipal Code (PAMC)
have the capacity for co-living.
2. Conduct public engagement through the Planning Commission, presenting the co-living
municipal code update to the community.
3. Present the co-living municipal code update to the Planning Commission in a public hearing
for recommendation to the City Council.
4. City Council will make the final decision in adopting the co-living municipal code update.
5. The Co-living Housing Title 17 Revisions and Ordinance will be adopted by the City Council
no later than December 31, 2025.
Multifamily Builders Workshops
1. Secure Funding and Timelines: Identify and pursue funding sources to support the planning,
facilitation, and delivery of the workshops. Establish a clear project timeline to guide key
milestones and ensure the workshops are launched successfully and on schedule.
2. Establish Partnerships & Develop Curriculum Framework: Engage with key partners—
including local builders, housing advocates, educational institutions, and industry
associations—to collaborate on workshop planning. These partnerships will ensure that the
curriculum reflects both local development challenges and opportunities.
3. Design a Multifamily Housing Curriculum: Work collaboratively to develop a workshop
curriculum focused on the end-to-end process of multifamily housing development. Topics
will include permitting pathways, design best practices, financing strategies, and
construction planning—tailored to the needs of local builders and stakeholders.
4. Schedule and Promote Workshops: Select initial workshop dates with adequate lead time
for promotion and outreach. Establish a consistent meeting cadence—such as monthly or
quarterly—based on participant interest, facilitator availability, and alignment with broader
housing development goals.
Multifamily Housing Pipeline Project
1. Community Outreach and Engagement: The City will host a public outreach session to
gather community input on the future vision for the 935 W 10th Street site. Special efforts
will be made to engage residents living near the C Street corridor to ensure their
perspectives are included in the planning process.
2. Consultant Procurement: Request for Qualifications (RFQ): An RFQ will be issued to identify
and select a qualified engineering and architectural consultant. The chosen firm will lead
predevelopment planning and site preparation activities.
3. Request for Proposals (RFP) Advertisement: The City will advertise a Request for Proposals
(RFP) for the development of the 935 W 10th Street site. This process invites eligible
organizations to submit comprehensive proposals for the redevelopment of the site.
4. Proposal Prioritization Criteria: City staff and the Port Angeles City Council will evaluate
proposals based on their ability to deliver high-density housing and affordability for
households earning 80% or less of the area median income (AMI).
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2025 Port Angeles Housing Action Plan
5. Site Transfer Agreement: The City intends to transfer site control of 935 W 10th Street
through a long-term land lease or at a nominal cost to the organization that presents the
most impactful and community-aligned development proposal.
6. Program Evaluation and Replication: Upon completion of this project phase, the City will
conduct a comprehensive review of the Housing Pipeline Project. This evaluation will assess
outcomes, identify lessons learned, and explore the potential for replicating the model in
future housing development efforts.
o The Multifamily Housing Pipeline Project will likely be replicated with other city-
owned surplus properties.
Community Land Trust Models
1. Community-Based Outreach and Partnership Building: The City will engage with community-
based organizations to assess how best to address gaps in homeownership support
programs. This outreach will help identify opportunities for collaboration and ensure any new
City efforts are aligned with community needs and existing resources.
2. Community Land Trust Housing Feasibility: The City will research what other like
jurisdictions are doing to incentivize and encourage CLTs.
Housing Instability Project Manager
1. Position Hosting and Oversight: The City will establish a dedicated position focused on
addressing homelessness and housing instability. The role will be housed within an
appropriate City department to ensure coordination with related community services and
programs.
2. Position Development: City leadership will draft the job description and define clear Key
Performance Indicators (KPIs) to measure the effectiveness and impact of the role. These
metrics will guide performance evaluation and continuous improvement.
3. Collaborative Engagement and Needs Assessment: Upon hiring, the Housing Instability
Project Manager will participate regularly in the Clallam County Homelessness Task Force
and collaborate with partner organizations already serving unhoused and housing-insecure
populations.
Blighted Property Reduction Strategy
1. Identification of Blighted Properties: A coordinated effort will be undertaken to identify
properties that exhibit signs of significant disrepair, prolonged vacancy, or pose a potential
hazard to the surrounding community. City staff will work with community members to
create a comprehensive list of blighted properties in Port Angeles.
2. Assessment and Documentation: Once identified, properties will be assessed to determine
whether they have been vacant or hazardous for an extended period (e.g., 18 months or
more). Appropriate documentation will be collected to support further action. In some
instances, visible signage may be placed on the property to indicate its condition and
encourage accountability.
3. Notification and Opportunity for Remediation: Property owners will be notified of the
identified concerns and allowed to take corrective measures. The goal is to encourage
voluntary compliance and timely remediation.
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2025 Port Angeles Housing Action Plan
4. Escalation for Non-Response or Inaction: If no meaningful progress is made within a
reasonable period (e.g., six months), additional steps may be taken to address the property.
These may include legal remedies, corrective actions initiated by the City, or other measures
allowed under applicable regulations.
5. Outcome and Resolution: The process concludes when the property is either rehabilitated,
actively undergoing redevelopment, or otherwise resolved in a manner that improves
neighborhood conditions.
Landlord Risk-mitigation Fund
1. Research what other communities have implemented landlord mitigation funds: Reach out
to the Chelan-Douglas program administrators to see if this program is working for their
jurisdiction.
2. Internal Staff Review: The Legal Department and Finance Departments will need to confirm
that 1590 Sales and Use Tax funds can be used for this purpose. Alternatively, staff will
investigate other available funding sources.
3. Work with Housing Partners: The City will coordinate with our housing partners and
landlords to determine the best way to roll out this program.
Incentivize Workforce Housing
1. Research how other jurisdictions are incentivizing workforce housing: Reach out to the
program administrators to see if development incentives, both cash and non-cash,
encourage them to build the workforce housing between 80-120% AMI.
2. Internal Staff Review: The Finance and Community and Economic Development
Departments will need to confirm that the City has enough funding to achieve said funding.
3. Work with Housing Partners and the Clallam County Workforce Housing Subcommittee.
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2025 Port Angeles Housing Action Plan
APPENDIX A : HOUSING POLICY ANALYSIS GOALS FROM THE 2019 HAP
The 2019 HAP identified eleven housing task objectives to be achieved over the next ten years. City
staff have made progress on each task:
Task 1: Continue differential taxing rates for affordable housing purposes
Maintain property tax exemptions – for multifamily projects that include affordable housing
components within designated areas for up to 12 years for all improvements to new or rehabilitated
building elements – but not land in accordance with RCW 84.14.
Validate differential property tax rates and exemptions - following appropriate hearings and public
comment in accordance with the provisions of the Growth Management Act (GMA) for a differential
property tax rate assessment schedule that reflects actual land use and that will favor and tend to
prime the use of land leases under community land trusts and affordable housing projects.
Staff Progress: Task 1, “continue differential taxing rates for affordable housing projects,” has been
completed. City Staff have maintained the Multifamily Property Tax Exemption (MFTE) program.
Since the MFTE program's inception in 2019, the City has issued four final certificates for the
multifamily tax exemption to multifamily projects in Port Angeles.
Future Work: The City of Port Angeles has yet to evaluate property tax rates and exemptions for
community land trusts and for affordable housing projects. More research is needed to determine
what other jurisdictions have done to implement this taxation model.
Task 2: Allow and encourage the use of innovative housing products and designs
Maintain lot size averaging – subdividing land into parcels that may be smaller than the minimum lot
specified in the zoning district, so long as the average of all the lot sizes created remains equal to or
above the minimum lot size. Lot size averaging is similar to cluster development in that it efficiently
utilizes the developable portions of a site, building to the allowable density while protecting
environmental and other features, and providing housing types that are compatible with the
surrounding neighborhood.
Implement Cottage Housing Development (CHD) – that allows small lot single-family housing
developers to construct these types of housing products in feasible and appropriate single-family
neighborhoods, including Residential Single Family (RS-7, RS-9, and RS-11) zones where the added
density will benefit from walkable distances to existing transit, school, employment, community
facility, and other supporting services.
Implement overlay districts – including Cottage Housing Development (CHD), Planned Residential
Development (PRD), Planned Low Impact Development (PLID), Infill Overlay Zone (IOZ), Planned
Industrial Development (PID), and Mixed Commercial Overlay (MCO) that reduce or remove
unnecessary property setbacks, maximum site coverage allowances, and other restrictions that
prevent the use of innovative, functional, and cost-effective land and housing products.
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2025 Port Angeles Housing Action Plan
Update zoning and development regulations - to expand the definition of allowable innovative,
functional, and cost-effective housing products such as duplex, attached single family, town or row
houses, tandem houses, manor houses, congregate housing, micro housing, small efficiency
dwelling units (SEDU), and mixed-use structures among others in the Residential Medium Density
(RMD) and Residential High Density (RHD) zones.
Staff Progress: Staff have accomplished all subtasks, including maintaining lot size averaging,
implementing cottage housing developments, creating overlay zones (mixed commercial, infill,
planned residential development, planned industrial development, and planned low-impact
development overlay zones), and updating zoning and development regulations.
Future Work: Following the adoption of the Vision 2045 Comprehensive Plan and the Housing Action
Plan, City Staff will work to update the zoning code and design standards to better meet the needs
of our community members.
Task 3: Implement Accessory Residential Unit (ARU) program
Note: The 2019 HAP uses the term “Accessory Residential Unit or ARU”, and the Port Angeles Municipal
Code uses the term “Accessory Dwelling Unit or ADU” interchangeably.
Amend the existing ARU ordinance to remove the requirement for a homeowner occupant.
Continue deferring permit and planning review fees, utility connection charges, and impact fees for
affordable ARUs – until the ADU affordable units, if ever, are sold or rented in the marketplace as
market-rate housing, at which time the deferred fees will be repaid to the Port Angeles Affordable
Housing Fund (AHF).
Pre-approve ARU design manual and prototypes, utilizing kit housing projects such as Lowe’s
Katrina Cottages, and incorporating local architects' ADU plans, as seen in examples from Seattle
and Santa Cruz, California.
Establish an ARU low-cost loan program – working with local lenders per Craft3 or First Federal.
Staff Progress: At the City of Port Angeles, we now refer to Accessory Residential Units (ARUs) as
Accessory Dwelling Units (ADUs). In November 2023, the Port Angeles City Council permanently
waived building permit fees for affordable, infill, and multifamily housing projects. The goal of this
program is to reduce financial barriers and make development more affordable and accessible for
both residents and builders and developers alike. Permit fee waivers are now offered for 15 different
housing types, including qualifying single-family household projects in the same year. City staff
collaborated with an architectural firm to create permit-ready plans for Accessory Dwelling Units
(ADUs) and townhomes.
This program reduces the burden of cost and time spent by potential applicants. Pre-designed
building and engineering plans, which are available completely free of charge, streamline the permit
process and eliminate fees associated with plan development and review. You can choose from four
small lot home designs (400 to 800 sq ft), including both single-story and two-story plans. We also
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2025 Port Angeles Housing Action Plan
have a townhome permit-ready plan design. The permit-ready plans and fee waivers make ADUs and
infill housing more affordable and attainable for Port Angeles community members.
Future Work: The City has not created or partnered with local lenders to develop an ADU loan
program.
Task 4: Implement incentive zoning – noncash density offsets
Maintain incentive zoning allowance – providing additional (height) floor, reduced parking ratios, and
increased site coverage for mixed-use projects that deliver on or off-site affordable housing units
within appropriate land use districts and overlays such as the Planned Residential Development
(PRD), Planned Low Impact Development (PLID), Mixed Commercial Overlay (MCO), and Infill Overlay
Zone (IOZ).
Design for ground floor retail – but allow interim or temporary non-retail uses until the market can
sustain retail tenants in all commercial and mixed-use zones including Commercial Neighborhood
(CN), Community Shopping District (CSD), Commercial Arterial (CA), and Central Business District
(CBD) as well as the Planned Residential Development (PRD), Planned Low Impact Development
(PLID), Mixed Commercial Overlay (MCO), and Infill Overlay Zone (IOZ).
Evaluate transfer development rights (TDR) housing credits – for the feasibility of identifying
sending and receiving zones for transferring housing density credit units when the increased density
allowed by providing affordable housing units within a mixed-use project will not be provided on-
site.
Allow fee-in-lieu – provide a fee-in-lieu program where the developer pays into the Port Angeles
Affordable Housing Fund (AHF) the equivalent amount for the development of an affordable housing
unit when the affordable housing units will not be provided on-site.
Staff Progress: The Port Angeles Municipal Code (PAMC) maintains incentive zoning allowances,
including building height bonuses, parking reduction tools, and increased site coverage for mixed-
use projects. The PAMC also permits ground-floor retail in residential buildings within the listed
zones and overlays. The City of Port Angeles is also working towards adopting a fee-in-lieu program
for sidewalk and frontage improvements.
The City has not adopted a transfer of development rights or housing credits. The existing
comprehensive fee waiver program does not collect building or development fees for ADUs,
duplexes, triplexes, fourplexes, cottage housing, caretaker units, apartments/multifamily housing,
townhomes, group homes, permanent supportive housing, transitional housing, emergency housing,
adult family housing, single family homes in self-help programs (Habitat for Humanity and Peninsula
Housing Authority), and single-family homes of applicants experiencing economic hardship. We will
not be implementing a fee-in-lieu program because any permitting fees we receive must be used for
operational expenses. Likewise, we will not be implementing transfer development rights or housing
credits, as the same density incentives can be achieved through incentive zoning.
Task 5: Implement incentive zoning – cash offsets
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2025 Port Angeles Housing Action Plan
Defer permit and planning review fees for affordable units – until the affordable units, if ever, are
sold or rented in the marketplace. At this time, the deferred payments will be repaid to the Port
Angeles Affordable Housing Fund (AHF).
Defer utility connection charges for affordable units – until the affordable units, if ever, are sold or
rented in the marketplace as market-rate housing. At this time, the deferred utility connection
charges will be repaid to the AHF.
Defer Park, traffic, and school impact fees – if adopted, until the affordable units, if ever, are sold or
rented in the marketplace as market-rate housing, at which time the deferred impact fees will be
repaid to the AHF.
Staff Progress: Since the 2019 Housing Action Plan, the City of Port Angeles has eliminated all park,
traffic, school, and fire impact fees. The fee waiver program waives permit, planning, and most
public works fees for the housing types described above.
Task 6: Package a demonstration project site
Package a demonstration project site - to create a prototype mixed-use project for market-rate and
affordable units in the downtown, medical center, and/or high-density residential neighborhood.
Utilize the Jefferson/Clallam County Community Land Trust – including the management
organization, bylaws, lease rates, and other provisions for all units – market rate and affordable –
and the equity.
Staff Progress: The City has purchased a property at 935 W 10th Street as a part of the Housing
Pipeline Project (see the recommendation section for more information). This land acquisition will
facilitate the development of dense, multifamily housing in a walkable neighborhood. Additionally,
the City is initiating conversations with the Olympic Housing Trust to explore ways to support their
organization and the community land trust model.
Task 7: Initiate a catalytic mixed-use project with affordable units
Develop property solutions that utilize alternative scenarios to enhance the property under various
conditions, leveraging non-cash density incentives for additional height, reduced parking ratios, and
increased site coverage allowances.
Assess the economic feasibility of the preferred concepts – to determine land value, construction
cost, indirect development cost – and the impact of noncash and cash offset incentives,
Assess partnership opportunities, including the purchase of land for a land trust by a nonprofit entity
and the acquisition of affordable units by the Peninsula Housing Authority for very low-income
households.
Assess and mitigate environmental impacts – including on- and off-site stormwater runoff, design
aesthetics, and urban amenities.
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2025 Port Angeles Housing Action Plan
Conduct public hearings and approve a pre-packaged plan solution – including appropriate property-
specific development agreements, design guidelines, and SEPA MDNS or EIS mitigation
documents.
Develop a competitive process – governing the sale or long-term lease and development of the
property for the preferred and pre-approved design/develop solution.
Judge proposals – by fixing the asking price for the property and ranking proposals on design merits
and beneficial impacts on the city’s affordable housing objectives.
Award project – following public hearings and review procedures, award the project to the proposal
ranked to have the most design merit and beneficial affordable housing development impacts on the
property, downtown, and city.
Staff Progress: These tasks have not yet been accomplished. We plan to achieve this task within the
Housing Pipeline project by 2030 (see the recommendation section for more information).
Task 8: Establish a Port Angeles Affordable Housing Fund (AHF)
Conduct a public survey of voter households to determine public support – for the use of an
allocation from General Funds (GF), an allocation from the Real Estate Excise Tax (REET), a special
Property Tax Levy (PTL) or limited levy lid lift dedicated to affordable housing and/or a countywide
Local Option Sales Tax (LOST) dedicated to affordable housing to provide affordable housing cash
off-sets and match fee-in-lieu payments, public and non-profit donations, grants, loans, and other
funding measures with which to implement pro-active housing programs and projects.
Submit and approve a financing mechanism(s) – based on the results of the survey, submit
referendums necessary to create a revolving capital fund necessary for implementing proactive
housing programs and projects.
Capitalize the revenues – with which to initiate acquisitions, prime infrastructure development,
conduct RFP design/develop competitions, and other implementing actions appropriate to the
proposed proactive housing programs and projects.
Partner with a management entity – for implementation at a new or existing nonprofit housing
agency, such as the Peninsula Housing Authority.
Staff Progress: The Sales and Use Tax fund and the New Improvement and Community
Enhancement (NICE) neighborhood fund are used to capitalize on the revenues for affordable
housing developments and infrastructure improvements.
Additionally, the City has sent out survey questions regarding housing funding. The housing pipeline
project will partner with a management entity for the new housing stock that is created.
Task 9: Refinance overextended households
Using the Port Angeles Affordable Housing Fund (AHF) and the Housing Rehabilitation Fund,
establish an affordable housing deferred loan or shared equity program where the eligible
homeowner’s house is acquired, then sold back to the homeowner under terms that the homeowner
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2025 Port Angeles Housing Action Plan
can afford, remaining within the 30% of gross income devoted to housing occupancy costs. Where
necessary and appropriate, utilize grants, loans, limited and land trusts, reverse mortgages, and
other refinancing terms that will allow the homeowner to remain resident in the house, keep the
house in viable shape, and, where appropriate, retain an affordable price or terms so that the unit can
be resold at a future time as an affordable housing unit.
• Identify homeowners who would be eligible and capable of participating in the shared or
deferred equity-refinancing program.
• Identify income and financial capability of the occupants to create feasible and appropriate
refinancing terms using grants, low and no-interest loans, land trusts, and shared or deferred
equity approaches.
• Create performance criteria governing refinancing packages – necessary to guarantee
homeowner equity and financial solvency, while repaying the Port Angeles Affordable
Housing Fund (AHF) when the house is ultimately sold or inherited, and/or retaining the
housing unit in the affordable housing supply to be resold in the future to eligible low-income
households.
• Assign a management entity – capable of monitoring compliance with the refinanced
mortgage terms and the eventual sale and repayment, or sale and resale of an affordable
unit in the market.
• Create a housing loan trust – able to fund refinancing packages and hold the loan, equity, or
land title in trust until the house is sold and the loan is redeemed in full, or the home is resold
under a limited or shared equity approach.
Staff Progress: The City does not act as the direct contact for programs related to refinancing
mortgages on overextended households.
Future Work: The City will partner with local banks and community organizations to refer
households that are overextended to existing programs.
Task 10: Renovate (and possibly acquire) eligible housing with shared and limited
equity loan programs
Using the Port Angeles Affordable Housing Fund (AHF) and the Housing Rehabilitation Fund, as well
as FHA 203(k) and HomeStyle Fannie Mae loans establish a home acquisition, rehabilitation, and
deferred loan or shared or limited equity program including where the qualifying household and
eligible house is refurbished (and potentially acquired) and the cost or loan is deferred for payment
to when the home is sold or resold to the occupant with land leases. The land equity is either
deferred or used to reduce payment terms, allowing the current (or new) occupant to continue
residing in the house with their current home payments.
• Identify homeowners who would be eligible and capable of participating in the rehabilitation
and shared or deferred equity program.
• Identify rehabilitation program requirements – including the potential number of housing
projects, deferred or limited equity program participants, and required number and skill of
renovation contractors or agents, including occupants (and buyers) capable of performing
self-help improvements or “sweat equity”.
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2025 Port Angeles Housing Action Plan
• Create performance criteria governing contractor selection and oversight – necessary to
warrant quality work, timely work schedules, bonded workers and project sites, and other
rehabilitation program particulars, including those of homeowner/buyer self-help
participants.
• Create a management entity – capable of overseeing rehabilitation work, contract
compliance, and the shared, deferred, or limited equity program.
• Create a housing loan trust – using the Port Angeles Affordable Housing Fund (AHF) to fund
rehabilitation and hold the loan or equity in trust until the house is sold and the loan is
redeemed in full, or the home is resold under a limited or shared equity approach.
Staff Progress: The City relies on the existing programs offered by Habitat for Humanity of Clallam
County and Peninsula Housing Authority. Those programs both offer housing rehab and sweat
equity programs for homeownership.
The City of Port Angeles offers existing residential and commercial rebates, as well as a
conservation program and weatherization improvements for low-income households.
Task 11: Issue periodic reports and update the Housing Action Plan frequently
Conduct implementation progress assessments to review action on projects and policies identified
in this Housing Action Plan and measure the following:
• Accomplishment of the strategies - listed in the action plan, and the impact the strategies
are having on housing costs.
• Number of affordable units built by public, nonprofit, and private sponsors over the
measuring time period.
• Turnover rates realized in the housing market - for all values of housing, including affordable
value ranges, during the measuring time period.
• Comparison with housing census statistics - for the percent of income required for housing
costs, number, and percent of households in poverty and housing status.
• Public satisfaction - with housing conditions in general and perception of their ability to buy
or rent a quality affordable housing unit.
Make necessary revisions or adjustments to enhance methods, assign responsibilities, or take other
measures to ensure market effectiveness based on the findings of the progress assessment.
Staff Progress: This Housing Action Plan Periodic Update has accomplished Task 11, providing
detailed data and updated strategies to meet our housing needs. A subsequent review is scheduled
for 2030.
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2025 Port Angeles Housing Action Plan
APPENDIX B : HOUSING NEEDS ASSESSMENT
Introduction
This Housing Needs Assessment (HNA) is prepared as part of the background analysis for updating
the Housing Element of the City of Port Angeles 2025 Comprehensive Plan Update as required by
the State Growth Management Act (GMA) under RCW 36.70A.130. This report identifies current and
future housing needs to serve all income demographics of the community and analyzes potential
gaps in housing supply, type, and affordability.
Community Profile
This section summarizes key data on Port Angeles’ population, demographics, household
characteristics to understand current and future housing needs in the city.
Population Characteristics
According to the WA Office of Financial Management (OFM), as of 2024 there were an estimated
20,410 residents in Port Angeles. Since the 2020 Census, the city’s population has grown by about
2.25 percent. The population grew rapidly in the 1950s and 60s, slowing down since the 1970s. After
the permanent closure of Fibreboard mill, producing cartons and paper in 1970, the previously
rapidly growing city has been experiencing slower growth with annual rates between 0.02 and 0.84
percent. Clallam County projects that the city’s population will grow to 23,369 by 2045, and
unincorporated Port Angeles’ urban growth area (UGA) population will reach 3,301. Therefore, the
total population of the City of Port Angeles and the associated unincorporated UGA is projected to
be 26,670 by 2045.
Figure 1. Historic Population Growth in Port Angeles, 1960–2024
Source: U.S. Census Bureau Decennial Census, Washington Office of Financial Management (OFM) Historic Population Data and
April 1 Population Estimates.
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Figure 18 shows that the Port Angeles population has grown at a slower rate than Clallam County
and Washington State's total population over the past decade. The city increase rate has been 6.5
percent since 2014 whereas the county grew at about 7.4 percent and the population increased by
14.7 percent statewide.
Figure 2. Port Angeles Population Change with Regional Comparison, 2014-2024
Source: U.S. Census Bureau Decennial Census, Washington Office of Financial Management
(OFM) Historic Population Data and April 1 Population Estimates.
Figure 3. Age Distribution in Port Angeles with Regional Comparison, 2022
Source: U.S. Census Bureau 2022 American Community Survey 5-Year Estimates, Table DP05
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Since 2012, Port Angeles has become more diverse with the increase of Hispanic/Latino population
share from 3.4 to 8.6 percent. In 2022, the city’s racial and ethnic diversity was relatively the same
as the county's racial distribution, with a slightly higher share of Hispanic/Latino residents
representing 8.6 percent of the population, compared to 7.2 percent countywide. Asian and Black or
African American populations are on average six times smaller than the state’s rates. However,
American Indian and Alaska Native populations are almost 2.5 higher than in the state. Overall, Port
Angeles’ racial and ethnic demographics are significantly more homogeneous in comparison to the
state.
Figure 4. Race and Ethnicity in Port Angeles with Regional Comparison, 2012 and 2022
Source: U.S. Census Bureau 2022 American Community Survey 5-Year Estimates, Table DP05
Household Characteristics
As of the 2022 American Community Survey (ACS), there were 9,087 households in Port Angeles,
resulting in an average household size of 2.2. This is a little larger than Clallam County’s 2022
average household size of 2.1 and smaller than the 2022 statewide average of 2.5. A quarter of
households have three or more people, which is similar to the county’s rate. Meanwhile, Port Angeles
has a larger share of one-person households than the county and state. Figure 21 visualizes the
distribution of the households in the city and the region.
According to the WA Office of Financial Management, Port Angeles 2024 postcensal estimated total
housing units are 9,718.
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Table 1. Household Size in Port Angeles with Regional Comparison, 2022
Source: U.S. Census Bureau 2022 American Community Survey 5-Year Estimates, Table S2501
Table 1 shows data on the makeup of Port Angeles’ households. Overall, 54 percent of households
are family households, defined as two or more related family members living together in any
combination. That percentage corresponds closely to housing ownership, as shown in Figure 22. Of
these, almost three-quarters are married couples. Less than a quarter of Port Angeles households
have children, which is between the county and the state percentage rates, 18 and 27 respectively.
With Port Angeles having a relatively younger population (see Figure 19) compared to the county and
around the same household size as in the county, there is a potential need for smaller-sized housing
units for young adults and families in the city. On the other hand, 18 percent of Port Angeles’
households are single householders aged 65 or older living alone – around the county average and
higher than the statewide. These older residents need senior-accessible housing units to meet their
special needs.
Table 1. Household Types in Port Angeles with Regional Comparison, 2022
Port Angeles Clallam County Washington State
Total Share Total Share Total Share
Total Households 9,087 34,128 2,979,272
Family households 4,888 54% 21,104 62% 1,910,770 64%
Married-couple family 3,577 39% 16,484 48% 1,482,230 50%
Other family 1,311 14% 4,620 14% 428,540 14%
With own children of householder under 18 years 2,003 22% 6,235 18% 814,890 27%
Nonfamily households 4,199 46% 13,024 38% 1,068,502 36%
Householder living alone 3,555 39% 10,841 32% 803,383 27%
Householder 65 years and over 1625 18% 5848 17% 313,547 11%
Source: U.S. Census Bureau 2022 American Community Survey 5-Year Estimates, Table S2501
In Port Angeles, more than half of the housing units are owner-occupied, which is less than in the
state and significantly less than in the county, as shown in Figure 22. Renters represent a significant
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share of household tenure in 2022 and experience a higher risk of housing instability due to changes
in rent, evictions, and other factors, as well as lower incomes and higher rates of cost burden, as
discussed in the section below.
Figure 6. Household by Tenure in Port Angeles with Regional Comparison, 2022
Source: U.S. Census Bureau 2022 American Community Survey 5-Year Estimates, Table S2501
Port Angeles’ median household incomes are lower than Clallam County and Washington state
averages. Since 2010, incomes have increased by about 55 percent, from $38,938 to $60,212, not
inflation-adjusted. This is a faster increase than in Clallam County, which increased at a slower rate
of 49 percent in the last decade. However, the state median income grew faster at about a 58
percent increase over the same period. Households who own their homes in Port Angeles make
more than twice as much as renter households, as shown in Figure 23. Although renter household
types are often smaller on average than ownership households, which can account for part of this
disparity, it demonstrates potential affordability concerns for rental households.
Figure 7. Median Household Income in Port Angeles with Regional Comparison, 2022
Source: U.S. Census Bureau 5-Year ACS, Table S2503
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Figure 24 further breaks down households’ income by different income brackets to describe the
change in income levels over the past 12 years. In 2010, 57 percent of Port Angeles’ households had
income between $20,000 and $75,000; that share dropped to 47 percent of households in 2022. This
decline is partially caused by the overall rise in median income; however, as shown below, the
percentage of households earning more than $150,000 has increased from two to nine percent since
2010 (from 137 households to 829), which is higher than change in any other income group.
Figure 27. Household Income in Port Angeles by Income Brackets, 2010 and 2022
Source: U.S. Census Bureau 5-Year ACS, Table S2503.
Between 2010 and 2022, the number of households increased by 549, or six percent, and the share
of owner and renter households has stayed the same. Therefore, the significant increase in higher-
income households might have caused an overall increase in the median household income for both
owners and renters. However, Figure 25 shows that the percentage of owner-occupied households
earning $150,000 or more has increased at a much higher rate than for renter households. Although
the percentage of renter-occupied households earning less than $10,000 dropped significantly, the
percentage of rent-occupied households in other mid-income categories has not changed at the
same rate. Therefore, in 2022, median household income more accurately represents the owner-
occupied income rather than renter.
Figure 28. Tenure by Household Income in Port Angeles, 2010 and 2022
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Source: U.S. Census Bureau 5-Year ACS, Table B25118.
The U.S. Department of Housing and Urban Development (HUD) determines a countywide area
median income (AMI) for each county. In 2024, the Clallam County AMI was $93,900. The HUD AMI
is generally higher than the Census-reported median household income (see Figure 23 as an
example) since AMI is based on the Census-reported median family income, which excludes non-
family households (one-person households and multi-person households of unrelated individuals).
HUD defines households as “Extremely low income” if they earn 30 percent AMI or less, “very low
income” if they earn 30-50 percent AMI, and “low Income” if they earn 50-80 percent AMI. Table 2
shows these three levels of AMI income limits in Clallam County. These figures are the maximum
rent that households at each income level would pay in subsidized housing at the respective income
level, based on household size. This metric is used to determine eligibility for subsidized affordable
housing.
Table 4. HUD Income Limits for Clallam County, 2024
Persons in Family
1 2 3 4 5 6 7 8
Extremely Low Income (30% AMI) $19,300 $22,050 $25,820 $31,200 $36,580 $41,960 $47,340 $52,720 Very Low Income (50% AMI) $32,150 $36,700 $41,350 $45,900 $49,600 $53,250 $56,950 $60,600 Low Income (80% AMI) $51,450 $58,750 $66,150 $73,450 $79,350 $82,250 $91,100 $97,000
Figure 26 shows a breakdown of Port Angeles’ households by tenure (ownership/rental) and income,
as a percentage of AMI. The low-income share has grown by seven percent since 2010, showing
decrease in housing affordability. Overall, about 50 percent of households in the city are considered
low-income, earning 80 percent AMI or below in 2020. However, nearly 68 percent of renter
households, or 2,785 households, are earning less than 80 percent AMI and could be eligible for
subsidized affordable housing. This reinforces the data shown above about disparities between
renter and ownership household income in the city.
Source: U.S. Department of Housing and Urban Development (HUD)
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Special Housing Needs
According to the January 2024 Point-in-Time Count, there are 300 homeless residents in Clallam
County in 273 households. Over 50 percent of homeless residents are unsheltered (155) versus
sheltered (145). The number of unsheltered residents has doubled since January 2023 (78
unsheltered), when there were an estimated 204 homeless residents in the county.
In 2022, there were 1,625 households in Port Angeles headed by a householder aged 65 or older,
representing 18 percent of total households in the city (see Table 1). HUD data estimates that in
2020 57 percent of all older adult households were low-, very low-, or extremely low-income. Further,
35 percent (1,244 persons) of all senior-headed households were seniors living alone experiencing
housing cost burden.
Figure 1. Point-In-Time Homeless Census, 2014-2024
Source: Washington Office of Financial Management (OFM) Clallam County Annual Point-In-Time Count.
Figure 2. Income Brackets for Older Adults Households (62+) in Port Angeles, 2020
Source: 2016-2020 HUD Comprehensive Housing Affordability Strategy (CHAS)
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In Port Angeles, there were 2,840 households where a household member had a disability in 2020.
These are classified into four categories – cognitive limitation, hearing or vision impairment, self-
care or independent living limitation, and ambulatory. Note that individuals can have one or more of
these disabilities, so the totals may sum to more households than the city’s total number of
households. The chart in Figure 31 shows households with one of the four disability categories
broken down by household income. The most common type of disability in the city’s population is
ambulatory, and the majority of households in which a member has a disability are low-income
households. This demonstrates the need for accessible housing at various price points, as well as
the need for supportive services in the city.
Figure 3. Disability and Household Income in Port Angeles, 2020
Source: 2016-2020 HUD Comprehensive Housing Affordability Strategy (CHAS)
Workforce Profile
This section describes Port Angeles’ workforce and job sectors, jobs-to-housing ratio, and
employment trends and projections, which can help inform the city’s future housing needs.
Local Workforce Characteristics
According to the latest Census/LEHD data, there were 9,102 jobs in Port Angeles in 2021. Figure 32
shows employment by the job sector for the top ten sectors. The top industry in the city as of 2021
is health care and social assistance, which has grown by almost 50 percent over the past decade,
and in 2021 represents 37 percent of all jobs in the city. Other top employment sectors include
accommodation and food services, education, retail, public administration, and manufacturing,
which, significantly, dropped by 55 percent, from over 1,000 jobs to 458 over the last ten years.
However, the construction industry has grown by 56 percent over the same period, although it
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comprises a small number of the total jobs. The arts, entertainment, and recreation sector has
followed a similar trend. The significant rise in the health care industry corresponds with the overall
trend in the county, as can be seen in Figure 33.
Figure 4. Jobs by Sector in Port Angeles, in 2011 and 2021
Source: U.S. Census Bureau Longitudinal Employer-Household Dynamics (LEHD) via Census OnTheMap.
Figure 33, shows the comparison between the share of jobs by sector in Port Angeles and Clallam
County overall. Port Angeles has a higher share of jobs in Health Care, accounting for 3,388 jobs.
Clallam County has a higher share in Retail Trade and Public Administration than Port Angeles.
Whereas Port Angeles has slightly higher shares of Education and Manufacturing jobs, the overall
industry mix is relatively similar, with concentrations in Health Care, Accommodation and Food
Services, Education, and Retail. Top employers in Port Angeles are the Olympic Medical Center,
Peninsula College, Nippon Paper Industries USA, Port of Port Angeles, and governmental entities
such as Port Angeles City and Clallam County Government.
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Figure 5. Share of Jobs by Industry in Port Angeles and Clallam County, 2021
Port Angeles Clallam County
NAICS Industry Total Share Total Share
Health Care and Social Assistance 3,388 37.2% 5,182 23.6%
Accommodation and Food Services 808 8.9% 1,944 8.8%
Educational Services 798 8.8% 1,743 7.9%
Public Administration 788 8.7% 2,192 10.0%
Retail Trade 775 8.5% 2,945 13.4%
Manufacturing 458 5.0% 948 4.3%
Other Services (excluding Public Administration) 396 4.4% 720 3.3%
Construction 301 3.3% 1,248 5.7%
Transportation and Warehousing 270 3.0% 664 3.0%
Professional, Scientific, and Technical Services 229 2.5% 592 2.7%
Finance and Insurance 208 2.3% 384 1.7%
Management of Companies and Enterprises 139 1.5% 141 0.6%
Information 131 1.4% 192 0.9%
Administration & Support, Waste Management and Remediation 115 1.3% 828 3.8%
Arts, Entertainment, and Recreation 119 1.3% 858 3.9%
Real Estate and Rental and Leasing 98 1.1% 261 1.2%
Wholesale Trade 62 0.7% 360 1.6%
Agriculture, Forestry, Fishing and Hunting 19 0.2% 658 3.0%
Mining, Quarrying, and Oil and Gas Extraction 0 0.0% 15 0.1%
Utilities 0 0.0% 119 0.5%
Source: U.S. Census Bureau Longitudinal Employer-Household Dynamics (LEHD) via Census OnTheMap.
The mean hourly wage in Clallam County as of 2023 is $21.86 (roughly $45,460 in gross annual
income). Figure 34, shows the mean hourly wage for jobs in the top employment sectors in Clallam
County. Notably, the city’s top employment sector Health Care and Social Assistance pays around
the county’s average ($21.94), whereas the declining Manufacturing and slowly growing
Construction industries pay significantly higher than the county’s average.
Figure 6. Mean Hourly Wage for Jobs in Top Employment Sectors in Clallam County, 2023
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Figure 19 visualizes commuter inflow and outflow in Port Angeles. The city has about the same
number of commuters coming in daily as commuters working elsewhere. Thirty-nine percent of
workers in the city also live in the city. Top destinations for commuting include Seattle, Sequim, and
the Port Angeles East CDP. About 6.6 percent of Port Angeles residents work in Seattle, 5.2 in
Sequim, and 2.7 percent in the Port Angeles East CDP. Smaller shares also work in Tacoma,
Carlsborg CDP, Olympia, and Bellevue. Nonetheless, Seattle is the primary commute destination,
driving takes about 2.5 hours; therefore, there is a caveat that the commuting out numbers might
include remote employees working from home in Port Angeles but employed in Seattle. For in-
commuting, about 5.3 percent of workers in Port Angeles live in Port Angeles East CDP, 3.9 percent
in Sequim, and less than one percent each in Seattle, Port Townsend, Carlsborg CDP, and Forks.
Smaller shares live elsewhere throughout the county.
Table 3 shows the regional comparison of the work-home destinations. As described above, the top
destination for commuting after Port Angeles is Seattle; however, Sequim, where 10 percent of the
county’s labor population works is the second destination after Port Angeles followed by Seattle
sharing 7 percent.
Source: U.S. Census Bureau of Labor & Statistics Quarterly Census of Employment and Wages
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Figure 7. Commute Patterns in Port Angeles and Clallam County, 2022
Table 5. Work-Home Destinations in Port Angeles and Clallam County, 2022
Port Angeles City Clallam County
Count Share Count Share
Places Where Workers are Employed (All Jobs)
Total 9,011 30,203 Port Angeles 3,581 40% 7,450 25%
Seattle 594 7% 2135 7%
Sequim 471 5% 2,982 10%
Port Angeles East CDP 245 3% 678 2%
Tacoma 145 2% 478 2%
Carlsborg CDP 128 1% 660 2%
Olympia 119 1% 372 1%
Bellevue 111 1% 446 1%
Blyn CDP 101 1% 451 1%
Kent City 99 1% - -
All Other Locations 3,417 38% 14,551 48%
Places Where Workers Live (All Jobs) Total 9,102 21,994 Port Angeles 3,581 39% 5,360 24%
Port Angeles East CDP 484 5% 841 4%
Sequim 357 4% 1,296 6%
Seattle 77 1% 231 1%
Port Townsend 72 1% 173 1%
Carlsborg CDP 60 1% 225 1%
Forks 46 1% 845 4%
All Other Locations 4,425 49% 13,003 59%
Jobs to Housing Ratio
5,521
Work in Port
Angeles,
Live Elsewhere
5,430
Live in Port
Angeles,
Work Elsewhere
3,581
Live & work
in Port
Angeles
Source: U.S. Census Bureau Longitudinal Employer-Household Dynamics (LEHD) via Census OnTheMap
Source: U.S. Census Bureau Longitudinal Employer-Household Dynamics (LEHD) via Census OnTheMap
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Port Angeles’ employment to housing ratio, using 2021 LEHD and ACS data, is 0.9. This indicates a
good balance of jobs to housing units in the city. A jobs-to-housing ratio at or near 1.0 suggests that
residents have potential employment opportunities without having to commute excessively long
distances, which is beneficial for reducing vehicle miles traveled. In addition, employers have a
reasonable population base upon which to recruit workers. However, most workers in the city live
elsewhere (see Figure 35) which may indicate a lack of housing units’ type for this demographic.
According to the state Employment Securities Department, the county had a significantly lower labor
force participation rate of 49.2 percent in 2020, versus 64.7 percent for the state.
Employment Trends & Projections
In the larger Olympic Workforce Development Area, which includes all of Jefferson, Clallam, and
Kitsap counties, the Government sector employed the largest number of workers in 2022.
Washington Security Department projects that the Government sector will continue to be the top-
employing sector in 2032, followed by Education/Health Services and Retail; both are at the top
share of jobs in Port Angeles. Most other fastest-growing industries such as Leisure and Hospitality,
Information, Professional and Business Services, have little presence in Port Angeles’ job market.
Manufacturing is projected to grow slowly at around 0.4 percent annual rate, whereas the
Construction sector, which has increased jobs in Port Angeles over the last decade (see Figure 32),
is expected to grow at a high 1.4 percent per year countywide.
Figure 8. Projected Employment by Industry, Olympic Workforce Development Area, 2022-2032
Housing Supply
This section inventories Port Angeles’ current housing stock and housing market, including rental
and sales prices, and housing affordability indicators and trends.
Source: Washington Employment Security Department.
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General Housing Inventory
Port Angeles had 9,930 housing units in 2022 according to the latest American Community Survey 5-
year estimate data. The breakdown of units by type is shown in Figure 21. Nearly three-quarters of
housing units in the city are in single-unit buildings, with detached single-family accounting for 71.4
percent and attached single-family an additional 1.7 percent of homes. About 9.4 percent of the
housing stock is in “Middle Housing” types of between two and nine units. Another 15.1 percent is in
multifamily apartments, with most units (11.7 percent of total units) being in buildings of 20 or more
units, and 2.4 percent of Port Angeles’ housing stock is in mobile homes. As discussed above, Port
Angeles’ share of its population in younger age groups is similar to the state’s. Therefore, the unit
mix is similar to Washington state's proportion of multifamily units, compared to just about seven
percent of multifamily housing units in Clallam County. However, Port Angeles’ share of single-family
detached units is similar to the county share. A lack of diversity of housing types can present
barriers to housing for some segments of the population, such as older adults who wish to
downsize, first-time homebuyers who cannot afford a large home, or renters.
Figure 9. Housing Unit Types in Port Angeles, 2022
Port Angeles’ housing stock is primarily comprised of 3-bedroom units, as shown in Figure 38.
Overall, half of the city’s housing units have 3 or more bedrooms, a lower share of larger units when
compared to the county and state. This partially correlates with the smaller household sizes and
larger shares of non-family households discussed above under “Households Characteristics”.
Figure 10. Housing Unit by Bedroom Count in Port Angeles with Regional Comparison, 2022
Source: U.S. Census Bureau 2022 American Community Survey 5-Year Estimates, Table DP04
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2025 Port Angeles Housing Action Plan
Port Angeles has a notably larger share of older units than the county and state, with over half of its
units built before 1970. Around 12 percent of the city’s units were built after 2000, which is
significantly lower than the county and state (22 percent and 26 percent, respectively).
Figure 40 shows specific housing characteristics. All households have a telephone service. However,
2.3 and 2.1 percent of the housing units do not have plumbing and/or kitchen facilities, respectively,
which is double the state rates.
Figure 11. Age of Existing Housing Units in Port Angeles, 2022
Source: U.S. Census Bureau 2022 American Community Survey 5-Year Estimates, Table DP04
Source: U.S. Census Bureau 2022 American Community Survey 5-Year Estimates, Table DP04
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Figure 12. Housing Conditions in Port Angeles with Regional Comparison, 2022
The U.S. Census considers a household as overcrowded if there is more than one person per room
in the housing unit. As shown in Figure 41, two percent of households are considered overcrowded
in Port Angeles – an estimated 180 units. This shows that overcrowding is not a significant issue in
the city.
Figure 13. Rates of Overcrowding in Port Angeles with Regional Comparison, 2022
Source: U.S. Census Bureau 2022 American Community Survey 5-Year Estimates, Table DP04
Source: U.S. Census Bureau 2022 5-Year ACS, Table DP04
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Housing Production
Figure 42 shows housing permit data from Port Angeles since 1990. Notably, multifamily production
essentially ceased after the 2008 recession after considerable multifamily activity in the late 1990s.
There is currently one multifamily project under development in the city and at least one other
proposal. There has been an uptick in duplex construction in recent years. Overall housing permit
numbers have increased slightly since the 2008 recession, but on average are less than half as many
per year as housing permits seen in the 1990s in the city. This data correlates with the data shown
above in Figure 39 indicating the relatively older age of housing stock in Port Angeles.
Figure 14. Housing Unit Permits in Port Angeles, 1990-2023
For comparison, Figure 43 shows Port Angeles’ housing production in comparison with the
unincorporated areas of Clallam County, Sequim, and Port Townsend. Permit trends in the County
overall mirror those in the cities. Over the past decade, Sequim has seen significantly more housing
permits than Port Angeles, with some more recent activity in Port Townsend as well. Sequim also
saw very high production numbers leading up to the 2008 recession, far outpacing the rest of the
county.
Figure 15. Housing Permits in Port Angeles and Comparison Geographies, 1990-2023
0
20
40
60
80
100
120
140
160
5+ Units
3-4 Units
2 Units
Single-Family
Source: U.S. Census Bureau Census Building Permits Survey
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2025 Port Angeles Housing Action Plan
Finally, Figure 44 shows permit trends in Clallam County compared with Jefferson and Kitsap
Counties. Although permitting slowed significantly in all three counties after 2008, activity has
rebounded at a much quicker pace in Kitsap County than in Clallam and Jefferson Counties since
then. This correlates with the increased housing prices seen in Port Angeles and Clallam County in
recent years, as well as demonstrating the scale of regional demand for housing.
Figure 16. Housing Permits in Clallam, Jefferson, and Kitsap Counties, 1990-2023
Source: U.S. Census Bureau Census Building Permits Survey
Source: U.S. Census Bureau Census Building Permits Survey
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Housing Market Conditions
In Port Angeles, 91.5 percent of overall units are occupied, which is between the occupancy rates
seen in the county and state. However, as shown in Figure 22, 56 percent of houses are owner-
occupied, and 44 percent are renter-occupied, which is significantly higher than the county and state
rates.
In 2022, 843 units were vacant in Port Angeles in total. However, the units are vacant for various
reasons. Table 4 shows the breakdown of the vacancy classification. Forty-four percent of vacant
units are dedicated for seasonal, recreational, or occasional use, accounting for around four percent
of total units in Port Angeles.
Figure 17. Residential Occupancy Rates in Port Angeles with Regional Comparison, 2022
Over the last decade, the share of vacant seasonal, recreational, and occasional units as a share of
total housing stock has increased gradually. At the same time, the share of vacant units has had
minor fluctuations and stayed between eight and 11 percent (see Figure 46). Therefore, the
increased amount of short-term, seasonal, and recreational-use vacant units may have impacted the
low vacancy rates for long-term rentals.
Table 6. Vacant Unit Types in Port Angeles with Regional Comparison, 2022
Source: U.S. Census Bureau 5-Year ACS, Table DP04
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2025 Port Angeles Housing Action Plan
Port Angeles Clallam County Washington State
Units Share Units Share Units Share
Total Vacant Units 843 3,866 236,971
For rent 118 14% 213 6% 45,935 19%
Rented, not occupied 29 3% 52 1% 12,427 5%
For sale only 97 12% 199 5% 14,761 6%
Sold, not occupied 59 7% 317 8% 11,041 5%
For seasonal, recreational, or occasional use 372 44% 1,916 50% 84,274 36%
For migrant workers - 0% 57 1% 1,370 1%
Other vacant 168 20% 1,112 29% 67,163 28%
Figure 18. Residential Occupancy Rates in Port Angeles with Regional Comparison, 2022
Figure 31 shows Census-reported total and occupied unit counts and vacancy rates in Port Angeles
over the past decade for both ownership and rental units. Although ownership vacancy rates have
remained relatively consistent over time, rental vacancy rates have dropped steadily since 2014,
from 10 percent in 2014 to 2.8 percent in 2022. This trend indicates increased demand for
apartments in the city, and likely an undersupply. Low vacancy rates can make it harder for workers
to find housing, making it harder for local employers to recruit and retain workers, in addition to
driving up housing costs and exacerbating housing insecurity overall. The current vacancy rates for
both rental and ownership housing are below what is considered a “healthy” vacancy rate, which is
between five and six percent. This demonstrates a need for more housing production in the city to
keep up with demand and help improve housing affordability.
Figure 19. Housing Vacancy Rates in Port Angeles, 2012-2022
Source: U.S. Census Bureau 5-Year ACS, Table B25004.
Source: U.S. Census Bureau 5-Year ACS, Table B25004, DP04.
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Rents in Port Angeles, according to the ACS 5-year estimates data, are about $1,118 per month as of
2022. This is two percent higher than in Clallam County, but 30 percent less than the statewide
median of $1,592. According to Zillow, the average housing value in Port Angeles as of July 2024
was $452,961, up 4.1 percent over the past year. Figure 32 shows the percent change in rents, home
values, and household incomes in Port Angeles from 2010-2022. Over this period, median household
income increased by 35.3 percent and rents by 34.3 percent. Home values increased at a higher rate
of 55.6 percent. Although rents fluctuated in the period between 2010 and 2015, they kept pace with
income increases and home values. However, since 2017 home prices have started to rise at a
higher annual rate. That has resulted in lower housing affordability and may be a factor in the low
homeownership share in Port Angeles (see Figure 6).
Figure 20. Change in Rents, Home Prices, and Income in Port Angeles, 2010-2022
Sources: 2010-2022 American Community Survey 5-Year Estimates, Table S2503; Zillow Home
Value Index.
Source: U.S. Census Bureau 2022 American Community Survey 5-Year Estimates, Table DP0
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2025 Port Angeles Housing Action Plan
To purchase a home at the average home price of $452,961, a household would need to make about
$114,000, which is 89 percent higher than the median income (see Figure 33). The median
household earning $60,212 could afford to purchase a house costing $239,107, assuming current
interest rates, a 20 percent downpayment, and a 30-year mortgage. Therefore, there is a gap of
about $213,596 between what the average household in Port Angeles could afford and the average
prices of homes in the city. Figure 33 shows the home price that households at various income
levels in Port Angeles could afford (in grey). The horizontal dashed lines show the median sales
price and median household income in Port Angeles.
Figure 21. 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.
Gap Analysis
Figure 51 below shows a comparison of households at various income levels (shown based on
household income as a percentage of AMI) and housing units in Port Angeles affordable to those
income levels. This data is based on the WA Department of Commerce’s Housing Planning for All
(HAPT) tool. In Port Angeles, there is a surplus of units affordable for low and middle-income
households earning between 50 and 100 percent AMI. The supply of very low- and extremely low-
income housing units is not sufficient to meet the current number of households in those income
bands. This shows a need for more housing serving very low- and extremely low-income households
in the future. The extremely low-income housing would likely need to take the form of subsidized
affordable housing projects, but other forms of housing, including market-rate apartments and
ADUs, may also be able to supply housing for low- and moderate-income households in the city.
There are also more high-income households earning greater than 100 percent AMI than housing
units at that price range in the city. These households are likely being accommodated in less
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2025 Port Angeles Housing Action Plan
expensive housing – which can provide cost savings for higher-income households but also reduce
availability of more affordable units for lower- and middle-income households.
Figure 22. Comparison of Housing Units and Household Incomes in Port Angeles, 2020
Source: 2016-2020 HUD Comprehensive Housing Affordability Strategy (CHAS), WA Department of
Commerce Housing Planning for All Tool (HAPT).
Figure 51 shows a comparison of household and housing unit size in Port Angeles. There is a gap between
household and housing unit sizes, with more smaller households than smaller units. Less than a quarter
share of one-bedroom units and the large number of three-bedroom units along with the majority of the
households being one-person occupied and the small percent of three-person households suggest that most
households have at least one extra bedroom. Although an extra bedroom might provide space for guests,
short-term rental, a home office, or other activities, it can also reduce overall housing affordability if smaller
households cannot afford to pay for that extra space.
Figure 23. 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
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2025 Port Angeles Housing Action Plan
Figure 52 shows Port Angeles’ projected housing need by income band (shown as a percentage of
AMI). Overall, it is projected that Port Angeles will need to plan for 1,970 new housing units by 2045
to accommodate future population growth as well as accounting for housing needs, housing for
those experiencing homelessness, and considering a future “healthy” vacancy rate of 6 percent.
Most of Port Angeles’ housing unit targets fall in the lower income ranges, under 80 percent AMI.
Additional units for moderate-income households are projected. The Growth Management Act as
amended by HB 1220 in 2021 requires jurisdictions to show land capacity for target units based on
zoning regulations, as detailed below under “Land Capacity Analysis” section.
Figure 24. Port Angeles Target Housing Units by Income, 2024-2045
Source: WA Department of Commerce Housing Planning for All Tool (HAPT).
Land Capacity Analysis
Amendments to the Growth Management Act from HB 1220, passed in 2021, require jurisdictions to
analyze their estimated housing capacity by household income level. Using county-level housing
targets, Clallam County allocates the units to be accommodated by Port Angeles and associated
unincorporated areas, categorized by what income band the units can serve. Port Angeles must
demonstrate sufficient land capacity for the number of units allocated for households under
different income bands, as shown above in Figure 52. In addition, Port Angeles also must show
overall land capacity for the future population, housing and job targets for the city based on land use
and zoning.
In Port Angeles’ case, Land Capacity Analysis (LCA) was conducted within the city limits to
determine if there is capacity to accommodate housing targets determined by the County. The
unincorporated UGA was not included in the study area, since the County has prepared an LCA for
this area.
664 605
241
85 63 13 173
299
0-30%30-50%50-80%80-100%100-120%120% +EmergencyHousing
PSH non PSH
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2025 Port Angeles Housing Action Plan
First, parcels that are exempt from development such as public land for recreational uses, utilities,
and roads, were removed from the analysis. In addition, parcels with recently completed or
permitted.
development and parcels that are not expected to be redeveloped were excluded from
consideration. All other parcels were classified as vacant, partially-used, or redevelopable based on
assessor data, parcel size, lot coverage requirements, building values, and land values. Critical areas
and their associated buffers as defined by the municipal code were excluded from the total
redevelopable gross acreage.
Second, a reduction factor based on market assumptions of how much land would be allocated for
right-of-way, public space, stormwater facilities, or other dedications was applied. Third, based on
the recent construction or permitted development density, assumptions for each zone were applied
to calculate housing unit capacity. Finally, the capacity under the existing land use and zoning were
compared to the County targets. While Port Angeles has enough land capacity for the total unit
number, when determining what households these units could serve, there is a deficit of land for
units that can serve low-income households. Per Commerce guidance, these units primarily take the
form of multifamily structures, which can provide subsidized affordable housing. Therefore, to
accommodate capacity for low-income households, the city will need to consider land use and
zoning changes concurrently with adoption of this Comprehensive Plan update. Table 6 shows
housing targets allocation by income band and capacity of land for each category under the existing
land use and land capacity under the proposed zoning changes addressing low-income capacity
deficit. Figure 54 shows areas with proposed zoning changes primarily concentrated in and around
downtown and commercial corridors. These zones will support commercial and mixed-use
development corridors near downtown allowing for higher residential density. Several residential
areas are proposed to be upzoned to residential medium density zones.
Table 1. Port Angeles Housing Targets and Capacity by Income Band
Income Band
Housing
Needs
Aggregated
Housing
Needs
Pipeline
Units
Remaining
Housing
Needs
Capacity
(Existing
Zoning)
Surplus/
Deficit
(Existing
Zoning)
Capacity
(Proposed
Zoning
Changes)
Surplus/Deficit
(Proposed
Zoning
Changes)
0-30 PSH 299
1,809 64 1,745 1,676 (69) 1,777 32 0-30 Non PSH 664
30-50 605
50-80 241
80-100 85 148 56 92 1,838 1,746 1,801 1,709 100-120 63
120+ 13 13 135 (122) 1,598 1,720 1,598 1,720
Total 1,970 1,970 255 1,715 5,112 3,397 5,177 3,462
Source: Clallam County, Leland Consulting Group.
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2025 Port Angeles Housing Action Plan
APPENDIX C : LAND CAPACITY ANALYSIS MAP
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2025 Port Angeles Housing Action Plan
APPENDIX D : PORT ANGELES HOUSING COST BURDEN CHARTS
Household Income as a Percentage of AMI by Tenure in Port Angeles, 2010 and 2020
Source: 2006-2010, 2016-2020 HUD Comprehensive Housing Affordability Strategy (CHAS)
HUD considers a household as cost-burdened when it spends more than 30 percent of its income on
housing, including rent or mortgage and utilities. A household is considered “severely cost-
burdened” if they spend more than 50 percent of their income on housing. Figure 27 shows Port
Angeles’ households broken down by cost burden and tenure. Overall, 38 percent of households are
cost-burdened, and 16 percent are severely cost-burdened. Renters face higher levels of cost burden,
with half of renter households spending more than 30 percent of their income on housing, whereas
almost three-quarters of homeowners are not cost-burdened. This shows a need for more affordable
rental housing in the city.
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2025 Port Angeles Housing Action Plan
Cost Burdened Households by Tenure in Port Angeles, 2020
When analyzed by household income, Port Angeles’ lower-income households (under 80 percent
AMI and lower) face much higher rates of cost burden. Figure 28 shows that 1030 of Port Angeles’
extremely low-income households (earning 30 percent AMI or below) are cost-burdened, and two-
thirds of those are severely cost-burdened. Three-quarters of households earning under 50 percent
AMI are also cost burdened, and more than half of low-income households earning 50 to 80 percent
AMI also spend 30 percent or more of their income on housing costs. This data shows the need for
subsidized rental units in Port Angeles to serve the city’s lowest-income households, in particular
severely cost-burdened.
Cost Burden and Household Income in Port Angeles, 2020
Source: 2016-2020 HUD Comprehensive Housing Affordability Strategy (CHAS)
Source: 2016-2020 HUD Comprehensive Housing Affordability Strategy (CHAS)
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2025 Port Angeles Housing Action Plan
According to the Washington Department of Commerce’s draft Displacement Risk Map, most of the
Port Angeles census tracts on the east face a high risk of displacement. Overall, this is one of the
highest concentrations in the county. Along with the low median income compared to the county
and the state figures and the high-cost burden on housing, this indicates a need for additional
housing that residents at-risk can afford.
Map 1. Displacement Risk Map for Port Angeles
Source: Washington Department of Commerce Draft Displacement Risk Map