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AN ORDINANCE of the City of Port Angeles, Washington, adopting the
2025 Pertodic Update of the Vision 2045 Comprehensive Plan; adopting findings;
providing for severability; and establishing an effective date'I
WHEREAS, the City of Porl Angeles firit adopted a Growth Management Act-compliant
Comprehensive Plan on June 28,1994, and most recently amended the Comprehensive Plan on June
20,2023; and
WHEREAS, RCW 36.70A.130(5)(b) requires the City to complete a periodic update of the
Comprehensive Plan and ensure continued compliance with the Washington State Growth
Management Act (GMA) on or before December 31,2025; 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 36.70A.106 at least 60 days in
advance ofadoption 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 Vision 2045 Comprehensive Plan, accepted testimony, and made a recommendation
to approve the2025 periodic update, cPA 25-0004, to the city council; and
WHEREAS, the City Council finds that adoption of the Vision2045 Comprehensive Plan is
necessary to guide land use, housing, infrastructure, economic development, environmental
resilience, and capital planning decisions over the next 20 years and promotes the public health,
safety, and general welfare;
NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF PORT ANGELES
DO HEREBY ORDAIN AS FOLLOWS:
Section 1. - Findings. Adoption of Attachments. The Periodic Update of the Comprehensive Plan
for the City of Port Angeles, attached as Exhibit A and incorporated herein by this reference, is
hereby adopted as the Comprehensive Plan of the City. The Vision 2045 Comprehensive Plan
supersedes and replaces all previously adopted Comprehensive Plan documents, including
amendments adopted on June 20,2023.
Section 2. - Classification. The Vision 2045 Comprehensive 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.- Corrections. The City Clerk is authorized to make necessary corrections to this
ordinance, inclucling, but not limited to, the correction of scrivener's clerical elrors, references to
other local, state, or federal laws, codes, rules, or regulations, or ordinance numbering,
section/subsection numbers, and any references thereto.
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Section 4. - Severability. If any provisions of this Ordinance, or its application to any person or
circumstance, are held invalid, the remainder of the Ordinance, or application of the provisions of
the Ordinance to other persons or circumstances, is not affected.
Section 5. Bffective 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
PASSED by the City Colrncil of the City of Port Angeles at a regular meeting of
said Council held on tne [L*6ay or fVl.taln]Qozs.
Kate Dexter, Mayor
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William E. Bloor, City Attorney
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Kari Martinez-Bailey, City C
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Exhibit A
Port Angeles Comprehensive Plan
Volume I Contents
Vision & Plan Introduction ................................................................................................................................................ 5
Land Use Element ..............................................................................................................................................................13
Housing Element ...............................................................................................................................................................31
Economic Development Element .................................................................................................................................. 47
Parks, Recreation & Open Space Element .................................................................................................................. 57
Conservation Element ....................................................................................................................................................... 71
Hazard Mitigation & Climate Resiliency Element ....................................................................................................... 78
Transportation Element ................................................................................................................................................... 85
Capital Facilities Element ................................................................................................................................................ 101
Utilities & Public Services Element ................................................................................................................................ 112
Volume I List of Figures
Figure 1: Historic Population Growth in Port Angeles, 1960-2024 ...........................................................................16
Figure 2: Housing Unit Types in Port Angeles, 2022 ................................................................................................. 33
Figure 3: Households by Tenure in Port Angeles (with Regional Comparison), 2022 ........................................ 33
Figure 4: Growth and Housing Allocations.................................................................................................................. 37
Volume I List of Tables
Table 1: Current and Projected Population, Housing Units, and Job Growth........................................................ 17
Table 2: Future Land Use Designations, including descriptions and implementing zones ................................18
Table 3: Annexation Land Use and Zoning Translation ............................................................................................ 29
Table 4: Port Angeles Housing Targets and Capacity by Income Band .............................................................. 388
Table 5: Port Angeles Housing Targets and Capacity by Income Band Under Proposed Zoning
Update ................................................................................................................................................................................ 39
Table 6: Park Facilities Inventory .................................................................................................................................... 59
Table 7: Fiscally Constrained 20-Year Project List ...................................................................................................... 94
Table 8: Level of Service (LOS) Standards ................................................................................................................. 103
Table 9: Telecommunications Level of Service .......................................................................................................... 114
Volume I List of Maps
Map 1: Port Angeles Future Land Use Map ..................................................................................................................19
Map 2: Land Capacity Analysis Classification and Proposed Zoning Update Areas ........................................... 38
Map 3: Roadway Functional Classification ................................................................................................................... 87
Map 4: Sidewalk Network in Port Angeles .................................................................................................................. 88
Map 5: Bicycle Network in Port Angeles ...................................................................................................................... 89
Map 6: Current Bicycle Level of Traffic Stress (LTS) ................................................................................................... 90
Map 7: Study Intersections and Segments ...................................................................................................................91
Map 8: Existing Conditions Intersection and Roadway Segment LOS Results ..................................................... 92
Map 9: Collisions in the Past Five Years within the City’s Limits .............................................................................. 93
Port Angeles Comprehensive Plan
Plan at a Glance
Vision & Plan Introduction
This chapter introduces the Port Angeles vision and value statements, provides brief background
information on the City of Port Angeles’ history, community engagement work completed during this plan
update, and the planning framework under which this plan was created, and how the plan is implemented.
Land Use Element
This element is central to all other elements, as it summarizes the existing conditions of development
patterns, key land use conditions, housing and employment needs, and the City’s physical capacity to
support Port Angeles’ vision for the future. It includes the Future Land Use Map and designations. Goals
and policies address growth management, residential and commercial uses, and resource protection.
Housing Element
This element addresses the preservation and improvement of existing housing stock, the development of
various housing types, and the identification of land to accommodate new development. It identifies tools,
incentives, and barriers to achieve equitable housing access and address various levels of need.
Economic Development Element
This element analyzes Port Angeles’ workforce and market characteristics, providing an overview of
stakeholder perceptions of economic opportunities and barriers. Goals and policies address tourism,
promote sustainable industries, and align with regional growth goals.
Parks, Recreation & Open Space Element
This element guides the maintenance and expansion of the City’s parks and recreation facilities to ensure a
healthy and equitable system of open spaces.
Conservation Element
This element addresses numerous sustainability goals and policies that emphasize sustainable practices,
including preservation of shoreline and natural amenities, increased tree canopy, and minimizing negative
impacts from development.
Hazard Mitigation & Climate Resiliency Element
This element supports the City’s ability to build community resilience, prepare for climate impacts and
natural hazards, and enhance environmental, economic, and human health. The goals and policies
describe strategies to adapt to and mitigate the effects of a changing climate and respond effectively to
natural and human-initiated hazard events.
Transportation Element
This element provides an overview of the existing transportation network, potential future investments, and
guides the development of the City’s transportation system to accommodate existing and future equitable
growth.
Capital Facilities Element
This element guides the maintenance, preservation, and expansion of the City-owned or operated facilities
Port Angeles Comprehensive Plan
and services in Port Angeles, including public services, buildings, streets, parks, water, stormwater,
electrical, solid waste, and wastewater.
Utilities & Public Services Element
This element establishes an overall strategy for providing adequate utility and public services and
partnerships to serve projected community needs.
Port Angeles Comprehensive Plan
Acknowledgements
City Council
Mayor Kate Dexter
Deputy Mayor Navarra Carr
Brendan Meyer
Amy Miller
Lindsey Schromen-Wawrin
Drew Schwab
LaTrisha Suggs
Jon Hamilton
Planning Commission
Colin Young, Chair
Daniel Steiger, Vice Chair
Dallas Kiedrowski
Sherne-Marie McMillan
Walker Mellema
Anna Schorr
Ben Stanley
City Manager’s Office
Nathan A. West, City Manager
Calvin W. Goings, Deputy City Manager
Community and Economic Development Department Staff
Shannen Cartmel, CED Manager, Building Official
Ben Braudrick, Planning Supervisor
Angel Torres, Long Range & Special Projects Administrator
Courtney Bornsworth, Natural Resources and Grant Administrator
Jalyn Boado, Housing Administrator
Consultant Team
MAKERS Architecture and Urban Design
SCJ Alliance
Leland Consulting Group
Fehr & Peers
Cover page photo credits: MAKERS
Port Angeles Comprehensive Plan
Port Angeles Comprehensive Plan
Port Angeles 2025 Comprehensive Plan – Vision & Plan Introduction Page 5
Vision & Plan Introduction
(Lynette Braillard)
DRAFT 12/16/25 – Port Angeles 2025 Comprehensive Plan – Vision & Plan Introduction Page 6
Vision Statement
The vision statement was crafted in collaboration between members of City Council, City staff, a
Stakeholder Advisory Committee, and community members.
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.
Value Statements
In achieving this vision, our community recognizes the important roles each of the following plays:
Waterfront The central waterfront serves as a vibrant civic and social hub, inviting both residents and visitors to enjoy its active atmosphere. We prioritize creating a safe and welcoming community where everyone can thrive and experience a true sense of belonging. Our
stunning natural surroundings, with accessible mountains and waterways for recreation, are
integral to our small-town charm.
Downtown
Port Angeles’ central business district is a vital and prominent asset, closely linked to the waterfront and offering a diverse mix of retail, civic, residential, and professional office spaces. We aim to cultivate a thriving downtown area that serves as a vibrant hub for both locals and tourists, enriching the overall experience of our community.
Economic Development
Key objectives for our economic development include ensuring the community remains
employed, prosperous, educated, and well-served. The City of Port Angeles actively promotes sustained economic growth by directing investment toward downtown revitalization, supporting local jobs, and maintaining affordable, high-quality public services. We are dedicated to fostering a thriving economy that offers plentiful living wage jobs and meaningful employment opportunities for all residents.
Environment Port Angeles’s unique natural setting is framed by the Strait to the north and the Olympic
Mountains to the south, and features creeks, wetlands, and hillsides. These natural features
are shaped by a demanding weather pattern. The town strives to balance the community’s
need for economic stability and growth while preserving the integrity of its natural systems.
DRAFT 12/16/25 – Port Angeles 2025 Comprehensive Plan – Vision & Plan Introduction Page 7
Parks and Recreation
Leisure is essential to the quality of life, and Port Angeles is committed to a robust parks and
recreation system. Our open spaces, both natural and developed, uplift the human spirit. The
Olympic Discovery Trail invites exploration for all ages, while small parks, waterfront esplanades, sculpture gardens, and sports complexes cater to diverse community needs. We prioritize accessibility and enjoyment in our parks, celebrating our stunning natural environment.
Neighborhoods and Housing Port Angeles features safe and attractive residential neighborhoods that offer a diversity of housing choices and designs, catering to the needs of individuals and families. We envision
Port Angeles as a community with a wide range of housing options that ensure affordability
for all, addressing critical concerns about the overall cost of living and access to affordable
housing. Small-scale neighborhood businesses provide essential goods and services within a
short walk or bike ride from homes.
Community Services
The community’s public services, capital facilities, and utility infrastructure work together to serve all residents of Port Angeles, ensuring public safety, economic opportunity, diverse housing options, and overall community wellness. We are committed to improving access to healthcare and quality services while addressing public health challenges to enhance the well-being of everyone.
Transportation Choices
Port Angeles enjoys a transportation network that efficiently connects people and goods
throughout the community, accommodating a multi-modal transportation network made for cars, bikes, trucks, public transit, and pedestrians, as well as planes, boats, and ferries. With commercial air service at Fairchild International Airport, our connectivity is further enhanced. We are dedicated to maintaining high-quality infrastructure and providing diverse transportation options that promote accessibility and connectivity for all residents.
The Comprehensive Plan
This Comprehensive Plan guides the future growth, character, and development of the City of Port
Angeles for the 2025-2045 planning period. The purpose of a comprehensive plan is to bring together
everything that a community needs to chart its course for the future.
The Comprehensive Plan addresses the entire community and all its values, activities, and functions, and
includes information on the community’s preferences regarding physical growth and preservation. It
records important facts and context about contemporary and future challenges, and it provides tools and
action steps to achieve the plan’s goals.
This 2024-2045 Comprehensive Plan fulfills the periodic review requirements of the Washington State
Growth Management Act and replaces the 2016 Port Angeles Comprehensive Plan, most recently
amended in 2023. This plan only applies within the designated municipal boundaries of the City of Port
Angeles urban growth area. Clallam County has planning authority over all unincorporated urban growth
areas outside the Port Angeles incorporated limits and within the County.
DRAFT 12/16/25 – Port Angeles 2025 Comprehensive Plan – Vision & Plan Introduction Page 8
Introduction to Port Angeles
Geography
Poised at the north-central edge of the Olympic Peninsula, the City of
Port Angeles serves as a major cultural and economic hub in the region.
The city’s 10.7 square miles or 6,856 acres are framed by the Strait of Juan
de Fuca to the north and the Olympic Mountains to the south, giving the
community a unique natural setting.
Brief City History
The earliest residents of the area were the S’Klallam Tribe ("Strong
People"). In 1855, as the non-native population grew, the S’Klallam
leaders signed a treaty with the Federal government, ensuring their
continued ability to hunt, fish, and gather on their usual grounds.
In 1862, an executive order set aside land as a U.S. Government
Lighthouse and Military Reservation. Soon after, the original townsite was
platted by the US Army Corps of Engineers, but major European
settlement did not occur within it until 1887, when the Puget Sound
Cooperative Colony (disbanded in 1889) settled there. The Colony
contributed greatly to the early expansion of Port Angeles, building a
sawmill, lath mill, shipyard, schoolhouse, opera house, and churches, and
starting a newspaper.
In 1890, Port Angeles was incorporated as a city in the newly established
State of Washington. The City grew more slowly and developed much like
other small towns in the Pacific Northwest.
Logging and timber have long been important industries, and in 1914,
Port Angeles was home to the world’s largest sawmill. In 1920, a large
pulp and paper mill was built by the Washington Pulp and Paper
Company, located at the base of Ediz Hook, and is now owned by
McKinley Company.
Linking with the transcontinental railroad in 1914 helped Port Angeles
become a major center for trade and commerce on the Olympic
Peninsula. In 1922, the Port of Port Angeles was formed.
The Olympic Power Company was formed in 1911 to construct the Lower
Elwha Dam. Downtown streets were regraded in 1914, powered by the
Elwha Dam, resulting in basement levels for then-existing businesses (now
the "Port Angeles Underground"). The County Courthouse was built on
Lincoln Street in 1915. A new fire station was built in 1931. A new police
station and jail were built in 1954, and a new City Hall in 1987. In 1953,
Port Angeles received the "All American City" award.
Port Angeles, as depicted in a 1917 Army Corps/USGS survey map
(University of Texas, Perry-Castañeda
Library Map Collection)
This detail of the "Ennis Creek" mural depicts a 1700s-era Klallam village (Feiro Marine Life Center)
Downtown Port Angeles was dramatically transformed in 1914 when street-level grades were raised 12 feet or more following a massive sluice
operation; this was effectively a
manmade mud slide using a nearby
hillside for source material.
DRAFT 12/16/25 – Port Angeles 2025 Comprehensive Plan – Vision & Plan Introduction Page 9
Engagement Activities
A wide range of community engagement activities were successfully
conducted during the comprehensive planning and visioning process.
General community priorities and feedback on specific components
greatly improved the plan. Results of engagement can be found in
summary presentations and staff reports on the plan website. Key
activities were:
• Citywide Visioning Survey. This was conducted over the summer of
2024, and over 1,400 responses were collected online and on
paper. Along with capturing various views on priorities for the
different plan topics, some 600 respondents submitted “housing
stories.” The survey was promoted through online newsletters,
utility bill inserts, and staff outreach at in-person events.
• Stakeholder Advisory Committee. This included representatives of
local public agencies, non-profits, business associations, large
employers, interest groups, and representatives of the Planning
Commission, Utility Advisory Committee, and City Council. The
committee met six times from June 2024 to August 2025 to
conduct an initial review of planning documents and provide
feedback before they were published for community review.
• Targeted Interviews. These were one-on-one meetings with key
stakeholders in housing, transportation, and economic
development. The interviews help ensure assumptions for the
elements are aligned with local expertise and informed goals and
policies.
• Community and Civic Group Outreach. City staff attended several
meetings to support engagement at different stages of the
planning process. This included groups ranging from the Peninsula
Housing Authority Board to the Kiwanis Breakfast Group.
• Pop-Up Listening Posts. City staff attended several community
events in the summer of 2024 (early in the planning process) to
build public awareness of the periodic update and to reduce
barriers to providing feedback to staff. Events included Converts at
the Pier, Farmers Market, the County Fair, and tabling outside a
grocery store.
• Storefront Studio. This was a three-day hands-on public workshop
in September 2024 designed to gather broad community input on
where Port Angeles needs to go. Feedback was gathered at
daytime drop-in studio hours and for three evening workshops.
Feedback generated six “big ideas”:
o Get housing built.
o Invest in infrastructure strategically.
o Expand population options.
o Nurture economic opportunity.
One of three workshops at the Storefront Studio
Open hours at the Storefront Studio
Paper version of the Community Vision Survey
First meeting of the Stakeholder
Advisory Committee
DRAFT 12/16/25 – Port Angeles 2025 Comprehensive Plan – Vision & Plan Introduction Page 10
o Enhance urban ecology.
o Honor neighborhoods.
• Draft Plan Public Workshop. After the first full draft was published,
this workshop explained the key updates and invited public
comments.
• Draft Plan Public Survey. Accompanying the Public Workshop was a
survey that invited open comments on the first full draft. Over 5,900
individual comments were submitted on a variety of topics.
• Neighborhood Boundaries Update. A related effort was to update
the map and descriptions of Port Angeles neighborhoods. This
included walking tours and surveys in conjunction with the primary
engagement activities.
• Planning Commission Meetings. Approximately twelve meetings
between April 2024 and October 2025 to review the public
participant plan, draft elements, and a variety of topic-specific
conversations.
• City Council Meetings. Multiple meetings with City Council provided
progress updates, including a work session to identify areas of
concern or interest regarding the draft plan.
• State Environmental Policy Act (SEPA) Environmental Impact
Statement (EIS) Process. The City hosted an open house in April
2025 for public comment on the scope of the EIS, and a public
hearing in October 2025 for public comment on the draft EIS.
Washington State Planning Framework
This Comprehensive Plan meets the goals and requirements of the 1990 Growth Management Act (GMA),
which provides the planning framework for counties, cities, and towns in the state. Clallam County and all
the cities and towns within it are required to "fully plan" under the GMA. Full planning means adopting the
required elements and regulating critical areas (sensitive environmental areas).
In addition to the elements required by the GMA, Port Angeles has chosen to include a Conservation
Element.
Implementation
As a policy document, the Port Angeles Comprehensive Plan serves
as a reference and guide for future regulatory and administrative
actions. The Plan itself, however, does not directly regulate
property rights, land uses, or other activities. Implementation
occurs through follow-through on regulatory development,
budgeting, investments, and plan updates.
How This Plan Works
The goals and policies are the heart of the plan and provide
direction for Port Angeles’s future. A goal is a direction-setter. It is
an ideal future end, condition, or statement related to the public
Diagram illustrating how the Comprehensive Plan works together with all of the city’s other plans.
One of several walking tours in support of the neighborhood boundaries
DRAFT 12/16/25 – Port Angeles 2025 Comprehensive Plan – Vision & Plan Introduction Page 11
health, safety, or general welfare towards which planning and implementation measures are directed. A
goal is a general expression of community values and, therefore, is typically more abstract in nature.
A policy is a specific statement that guides decision-making. It indicates a clear commitment of the local
legislative body. A policy is based on a comprehensive plan’s goals and data analysis. A policy is put into
effect through implementation measures such as the zoning code, staff hiring, or project funding
commitments.
There are a number of tools used to implement the Comprehensive Plan. The main methods are through
development regulations, such as zoning and critical areas ordinances, and through capital improvement
plans, such as sewer, water, parks, and transportation. These tools constantly weigh the City’s financial
ability to support development against its minimum population obligations and environmental protection.
It is the Comprehensive Plan goals and policies that the development regulations and capital improvement
plans are based upon.
Budgeting and Investing
Port Angeles's budgets and investments convert Comprehensive Plan policies into reality. The
development of capital facilities, operation of public services, and the use of public funds and land should
be consistent with the goals and policies of the Comprehensive Plan. Goals and policies are implemented
most directly through the Capital Facilities Element and the associated Capital Improvements Plan and
capital budget, which are updated annually to plan for modification and expansion of infrastructure like
roads, utilities, and parks.
The operating budget also plays a role with regard to staff resources needed to support all elements.
Many policies of this Comprehensive Plan support specific research or programs that require sufficient staff
capacity, support for writing grant applications, or funding for outside professional services. For example,
staffing resources to complete planned projects are limited; many projects include funding for technical
assistance to complete projects in a timely manner and support growth as outlined in the Comprehensive
Plan.
The City strives to ensure the public receives the maximum possible benefit from public funds. This is
achievable through annual planning processes that provide for public review and comment during the
long-range budgeting process and balance priorities based on infrastructure needs, projected growth,
community priorities, state and federal laws, and fiscal restraint. Budgeting should support the highest
feasible levels of service to promote the security, health, safety, and general welfare of Port Angeles’s
residents, businesses, and visitors.
Comprehensive Plan Amendments
Amendments to the Comprehensive Plan are necessary from time to time to respond to changing
conditions and community needs. The GMA requires that amendments to a Comprehensive Plan be
considered no more frequently than once per year, except in certain special circumstances. Proposed
amendments to the Comprehensive plan must be considered concurrently so that the cumulative effect of
various proposals can be determined. Proposed amendments will be evaluated for intent and consistency
with the Comprehensive Plan, and for whether there has been a change in conditions or circumstances
from the initial adoption or whether new information is present that was not available at the time of the
initial adoption. City staff and the Planning Commission review proposed amendments to the Plan, take
public input, and forward recommendations to the City Council.
DRAFT 12/16/25 – Port Angeles 2025 Comprehensive Plan – Vision & Plan Introduction Page 12
Comprehensive Plan Periodic Updates
Starting with the next cycle, the Growth Management Act requires that Comprehensive Plans be reviewed
and updated, as necessary, at least every 10 years, outside the optional annual review process (RCW
36.70A.130). This plan will undergo a major periodic update in 2035 and at least every ten years thereafter.
The Growth Management Act also requires an implementation progress report five years after each
periodic update deadline. For Port Angeles, the first such report will be due in 2030.
Port Angeles 2025 Comprehensive Plan – Land Use Element Page 13
Land Use Element
Port Angeles 2025 Comprehensive Plan – Land Use Element Page 14
Introduction
The Land Use Element is central to all other elements. It establishes policy regarding how land may be
developed and used by people, and how land will meet the needs of Port Angeles’s residents and
businesses for residential, commercial, industrial, recreation, civic, and open space activities. This element
also describes development patterns that support Port Angeles’ vision for the future.
The element includes policies that promote compatible pedestrian-oriented development, resource
protection and sustainable design, economic vitality, and the development of inviting and distinctive public
spaces.
Together, the goal and policy framework presented in this element promotes Port Angeles's long-range
goals for:
• Optimizing the city's relationship with its natural setting;
• Promoting resource protection and sustainable design;
• Supporting safe, attractive, and diverse neighborhoods and housing choices;
• A pedestrian-oriented and dynamic Downtown;
• Supporting a wide range of recreational opportunities; and
• Providing inviting and distinctive public spaces.
Growth Management Act (GMA)
The Growth Management Act (GMA) requires cities and towns to show how they will accommodate 20
years of growth through sufficient buildable land zoned appropriately. In addition to the incorporated city
limits, Port Angeles has several areas of unincorporated “urban growth areas” (UGA) that are in the
jurisdiction of Clallam County. The City and County have long collaborated on UGA planning, starting in
the 1990s and including a 2005 interlocal agreement for phased annexation of the large Eastern UGA.
During the first half of the 2025-2035 periodic update period, the City and County plan to reevaluate the
interlocal agreement for annexation phasing of the UGA areas, provision of utilities and services, and a
potential UGA swap in the western UGA.
Under the GMA – specifically RCW 36.70A.070(1) – the Land Use Element is required to:
• Designate the proposed distribution and general location of the uses of land, where appropriate,
for agriculture, timber production, housing, commerce, industry, recreation, open spaces and
green spaces, urban and community forests within the urban growth area, general aviation
airports, public utilities, public facilities, and other land uses.
• List population densities, building intensities, and estimates of future population growth.
• Utilize urban planning approaches that promote:
o Greater physical activity of residents, such as walking and bicycling, and having access to
parks and nature.
o Reducing the amount of driving that individuals need to do for their daily travel within the
city.
o Environmental justice, including efforts to avoid creating or worsening environmental
health disparities.
• Consider goals and policies that achieve these environmental outcomes:
o Protection of the quality and quantity of groundwater used for public water supplies.
o Mitigate and cleanse stormwater that discharges to waters of the state, including Puget
Sound.
Port Angeles 2025 Comprehensive Plan – Land Use Element Page 15
o Reduced risk of wildfire to life and property.
Existing Conditions Summary
This section provides a summary of existing land-use conditions in Port Angeles. For more details, see the
Land Use Appendix, which includes data and analysis that provide a foundation for the Land Use goals and
policies.
Development Patterns and Key Land Use Conditions
Port Angeles contains a wide range of land uses. Most land is developed,
with 10.4% of land remaining vacant or undeveloped as of 2025. The oldest
and most urbanized area of Port Angeles is the original “townsite,” which is
shaped by a regular grid of streets and alleys. More recent development in
outlying areas has been suburban with large lots and disconnected streets.
• Downtown, the Lincoln Street corridor, and the First Street/Front
Street couple corridor (all along or near Highway 101 running
through the city) are the focus of the city’s commercial
development, cultural and recreational opportunities, retail and
office jobs, city and county government campuses, and key public
and private institutions.
• Downtown has a private ferry terminal owned by Black Ball Ferry
Line, offering 2-4 daily round-trips to Victoria, British Columbia. It is
an important connection for business and tourism. As of 2025, this
is the only drive-on ferry service available between Washington
State and Canada.
• Beyond the core commercial and industrial areas, small
neighborhood commercial uses and zoning are targeted along
certain streets like the C Street corridor in west Port Angeles and
the 8th Street corridor intersecting with Lincoln Street.
• Several significant industrial businesses operate on the waterfront
(including a yacht builder and cargo ship maintenance company),
and upland industrial uses on the west side of the city include a
large log yard and light industrial uses at the airport.
• The shoreline environment designations establish specific policies
and regulations applicable to shoreline segments that recognize
various shoreline conditions, resources, and uses, as defined in the
Shoreline Master Program.
• William R. Fairchild International Airport is a significant public facility
supporting general aviation and occupies a large portion of west
Port Angeles. As of 2025, the airport does not have regular
commercial air service, though this has been a longtime community
goal.
• Ediz Hook is a unique natural feature, a sand spit extending three
miles into the Strait of Juan de Fuca and forming the north
boundary of Port Angeles Harbor. The spit has beaches and picnic
Map from 1891 showing the
original townsite of Port Angeles
A view of the eastern Port Angeles
shoreline and bluff, showing the Georgiana neighborhood and Olympic Medical Center
Downtown Port Angeles
Port Angeles 2025 Comprehensive Plan – Land Use Element Page 16
areas, and the tip is occupied by Coast Guard Air Station Port
Angeles.
• The Rayonier Mill site, vacant since 1997, is a significant 70-acre
waterfront property undergoing environmental cleanup with an
uncertain timeline and future use.
• Olympic National Park extends into the city boundary, and the
park’s main visitor center is located on Race Street. A popular
hiking destination, Hurricane Ridge, is 10 miles south of the city.
• Residential neighborhoods throughout the rest of the city are
generally low-density with predominantly single-household
dwellings. While the majority of existing housing is single-
household, Port Angeles also has an increasing number of attached
middle housing and multi-household buildings, as well as four
mobile home parks.
Housing Needs, Employment Projections, and Land Capacity
Port Angeles' commercial development is primarily concentrated along Front Street, 1st Street, Lincoln
Street, and 8th Street, with approximately 75% of commercially zoned parcels currently supporting active
commercial uses. This concentration of commercial activity reflects the city's existing employment base and
shapes future job growth in the urban core.
Historical population trends directly affect both housing demand and workforce availability. After rapid
expansion in the early 20th century, growth slowed significantly in the 1970s, following the permanent
closure of several local mills. From 2000 to 2024, the city’s population grew at an average annual rate of
0.4%, compared to 0.9% in Clallam County and a considerably higher rate statewide. This slower growth
rate suggests more modest housing demand, but also points to potential challenges in attracting and
retaining workforce talent.
As of 2025, Port Angeles has 20,440 residents and ranks as the 59th largest city in Washington. It is also
the largest population center in Clallam County, comprising 26% of the county’s total population. The city’s
population and role as a regional hub underscore the importance of ensuring adequate land capacity to
meet future housing and employment needs.
Figure 1: Historic Population Growth in Port Angeles, 1960-2024
Source: US Census Bureau Decennial Census, Washington Office of Financial Management (OFM) Historic Population Data and April 1 Population Estimates
0%
1%
2%
3%
0
5,000
10,000
15,000
20,000
25,000
1960 1970 1980 1990 2000 2010 2020 2024
An
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G
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City of Port Angeles Population
Annual Growth Rate
Port Angeles 2025 Comprehensive Plan – Land Use Element Page 17
Looking to the future, key information about population, housing, and jobs within the city limits of Port
Angeles is summarized in the table below.
Table 1: Current and Projected Population, Housing Units, and Job Growth
20201 20252 2045 Projection3 Note
Population 19,960 20,440 23,110 3,150 increase from 2020
Housing Units 9,567 9,759 11,668 1,970 increase from 2020
Jobs 8,884 n/a 9,851 967 increase from 2020
Notes and sources:
1. 2020 Decennial Census, U.S. Census Bureau
2. April 1, 2025, estimates, Washington State Office of Financial Management
3. 2024-2045 Land capacity analysis, Clallam County
Port Angeles needs to plan for a projected increase of 3,150 new residents, 1,970 new housing units, and
967 jobs by 2045. New statewide requirements for comprehensive plans (see RCW 36.70A.070(2)) require
jurisdictions to plan for housing units based on the income level those units can serve. Under Port
Angeles’s current zoning, there is a deficit to serve the projected number of low-income households for
this planning period, meaning zoning needs to allow more areas where low-rise and mid-rise apartment
and condominium buildings can be developed. Zoning updates that implement the 2025 Comprehensive
Plan and its Future Land Use Map will correct this deficiency by generally expanding capacity for all
housing types and household incomes citywide.
See the Land Capacity Analysis in the Land Use Appendix for more information.
Goals and Policies
Goal LU-1 Land Use Pattern. Establish and manage a pattern
of development consistent with the community’s
vision and provide for a variety of land uses that
further the policies of this Plan. Guide land
development to balance certainty with flexibility to
adapt to future challenges and opportunities.
Policy LU-1.1 Promote opportunities for a well-balanced mix of land
uses, including residential, commercial, public services,
recreational, and cultural uses through the Future Land
Use Map adopted with the Comprehensive Plan.
Policy LU-1.2 Provide a reasonable supply of development capacity
through the Future Land Use Map and zoning standards
to provide a variety of opportunities for residential
development, housing choice, housing affordability,
Port Angeles 2025 Comprehensive Plan – Land Use Element Page 18
commercial enterprise, jobs-housing balance, and general
redevelopment and infill.
Policy LU-1.3 Use the Future Land Use Map, land use goals and policies,
and other elements of the Comprehensive Plan as a guide
for zoning decisions and development regulation
amendments.
Policy LU-1.4 Manage and maintain the City’s Official Zoning Map to
ensure continued consistency with the Future Land Use
Map and designations.
Policy LU-1.5 Establish future land use designations as shown in the
table below.
Table 2: Future Land Use Designations, including descriptions and implementing zones
Future Land Use Designation Description Zones
Low-Medium Density Residential Purpose: This designation allows low- to medium-density residential development to continue Port Angeles’
neighborhood pattern while allowing compatible infill
development.
Expected uses & form: A mixture of single household dwellings and middle housing types. Small neighborhood commercial uses are also permitted in strategic areas, provided they conform to special compatibility standards.
R11, R9, R7, RMD, RTP, PRD
Note: R9 and R11 zones are
planned to be consolidated with
other zones in 2026
Medium-High Density Residential Purpose: This designation provides for medium to high-density residential development on lands now characterized by multifamily development or within walking
distance of public transit, commercial services, employment
areas, or community facilities.
Expected uses & form: All residential uses, including middle housing forms and low to mid-rise apartment buildings. Small neighborhood commercial uses are also permitted in strategic areas, provided they conform to special compatibility standards.
RMD, RHD, RTP, PRD
Mixed-Use Purpose: This designation provides for a variety of commercial and mixed-use districts that serve local and
regional customers. These districts are centrally located
along transportation and transit routes.
Expected uses & form: A wide variety of commercial, retail, professional office, civic, residential, and mixed-use buildings.
CBD, CA, CSD, CN, CO
Note: Commercial zones are
planned to be consolidated in
2026
Industrial Purpose: This designation provides for a mix of industrial, service, commercial, and limited retail uses that minimize unmitigated external visual, auditory, and physical impacts on adjacent properties and generally do not compete with
uses in the Mixed-Use designation.
IL, IH
Port Angeles 2025 Comprehensive Plan – Land Use Element Page 19
Expected uses & form: Structures and sites that support industrial, light industrial, manufacturing, shipping, research
and development, marine-oriented commercial, and
commercial uses.
Parks and Open Space Purpose: This designation provides for public parks, creek ravines, Ediz Hook, and other open spaces that are restricted for development.
Expected uses & form: A wide variety of parks and open spaces.
All zones
Public Facilities Purpose: This designation provides for City-owned and non-City public facilities, including but not limited to
administration, recreation, public safety, education, and
utility buildings.
Expected uses & form: A wide variety of built public facilities.
All zones
Map 1: Port Angeles Future Land Use Map
See the Comprehensive Plan website for a larger version of the draft Future Land Use Map.
Policy LU-1.6 Focus new multifamily and mixed-use development in
areas with key amenities and services like large public
parks, public schools, grocery stores, healthcare facilities,
and transit service.
Policy LU-1.7 Protect and preserve public lands needed for public
facilities and services like parks and recreation, public
Port Angeles 2025 Comprehensive Plan – Land Use Element Page 20
safety, transportation, utilities, education, and
administration (including local, county, state, and federal
facilities). Designate public land appropriately on the
Future Land Use Map and periodically review the inventory
of public land to identify deficiencies or surpluses over a
20-year planning period.
Policy LU-1.8 Avoid split zoning in creek riparian zones and bluffs, and
use the critical areas ordinance to protect environmentally
sensitive features. However, designate creek riparian zones
and bluffs as “open space” on the Future Land Use Map to
signal their significance to the ecology and community of
Port Angeles and explore ways to connect these open
spaces to create habitat corridors.
Policy LU-1.9 Protect surface and groundwater quality using tools such
as zoning designations, critical areas regulations,
stormwater management projects, and property owner
education.
Policy LU-1.10 Adapt the community to wildfire risk using best practices
for regulating new buildings, sites, and landscapes, and
promote appropriate maintenance of existing
development.
Policy LU-1.11A Support the Lower Elwha Klallam Tribe and Port of Port
Angeles in a complete resolution of boundaries for the
Tse-Whit-Zen Village parcel and prioritize the successful
completion of the Four Party Agreement.
Policy LU-1.11B Following the completion of LU-1.11A, engage in
meaningful consultation to work with the Lower Elwha
Klallam Tribe to establish an appropriate Land Use
Designation for the Tse-Whit-Zen Village parcel, ensuring
consistency with the Future Land Use Map for possible
boundary line adjustments. The City would initiate the
necessary amendments to the Comprehensive Plan and
the Citywide Zoning Map to ensure these adjustments are
incorporated appropriately, with final zoning to be Parks
and Open Space, consistent with the Port Angeles
Cemetery designation.
Policy LU-1.12 Engage in meaningful consultation with the Lower Elwha
Klallam Tribe and as appropriate, the Jamestown S’Klallam
and Port Gamble S’Klallam Tribes, to establish appropriate
Land Use Designations for other culturally significant sites,
and all Tribally owned parcels throughout the city.
MEANINGFUL
CONSULTATION
Meaningful consultation ensures
timely and open
communications will occur early
and often in the planning
process, provides space for
active listening, two-way
dialogue, and transparency as
projects are proposed that will
lead to consensus building
amongst affected partners.
Port Angeles 2025 Comprehensive Plan – Land Use Element Page 21
Continued meaningful consultation shall occur for all land-
use, shoreline, and environmental planning activities
affecting treaty-protected resources.
Goal LU-2 Community Design. Promote compatible, high-
quality, and pedestrian-friendly development and
public facilities that reinforce Port Angeles’s identity
and support the local economy.
Policy LU-2.1 Promote a compact, human-scaled development pattern
that encourages physical activity and a healthy community
with housing and commercial uses located within
walking/bicycling distance of each other.
Policy LU-2.2 Encourage street improvements and acquisition of rights-
of-way to further the grid street pattern in the central
“townsite” area of the City. Permit cul-de-sacs and
curvilinear streets in outlying areas when designed in
conjunction with the main street grid.
Policy LU-2.3 Administer user-friendly and objective design standards
that emphasize the form-based concepts below.
A. Provide block frontage standards to design sites, with
an emphasis on compatible development and creating
walkable environments.
B. Promote thoughtful pedestrian-oriented layout of
buildings, parking, circulation, service, emergency
access, and on-site amenity elements.
C. Integrate usable outdoor amenity space into new
residential developments that is suitable for leisure or
recreational activities.
D. Ensure that lighting contributes to the character of the
streetscape and protects against light pollution.
E. Employ architectural elements that articulate large
buildings into smaller, identifiable pieces.
F. Emphasize human-scaled design details that contribute
to the community’s identity.
G. Ensure the use of landscaping elements for visual
buffering, wildlife habitat, stormwater management,
and other benefits.
Policy LU-2.4 Design public facilities to serve as a model of architectural
and site design for private development in the city through
Downtown Port Angeles
Downtown tree and sidewalk replacement (PKWS Engineering)
Port Angeles 2025 Comprehensive Plan – Land Use Element Page 22
the use of quality building materials, human-scale
detailing, design character, and landscape materials.
Policy LU-2.5 Integrate public art into capital facilities, parks,
streetscapes, and other public spaces, with priority focus
on employing native and local artists.
Policy LU-2.6 Preserve, develop, and program inviting and distinctive
public gathering spaces in Downtown and commercial
areas.
Policy LU-2.7 Recognize, maintain, and enhance community entry and
gateway sites to enhance Port Angeles’s distinct maritime
and mountain setting. Support landscaping and detailing
of the streetscape at the City’s east and west entries.
Policy LU-2.8 Collaborate with Clallam County to develop a subarea
plan for the East UGA that elevates the area’s function as a
Port Angeles gateway. Consider urban design and land
use standards, infrastructure investments, and annexation
phasing.
Policy LU-2.9 Design streets to support and strengthen Port Angeles’s
urban design character, public safety, community identity,
and economic vitality. For example, consider
pedestrianizing one or more streets in Downtown,
converting one-way streets to two-way streets where
feasible, enhancing pedestrian crossing safety on high-
traffic streets, and integrating more trees and stormwater
management features into streets.
Policy LU-2.10 Protect parks, public spaces, public events, sidewalks, bike
routes, storefronts, and other vulnerable spaces from
vehicle intrusion. Consider requiring safety elements like
bollards, curbs, and planters in capital projects, street
improvements, and design standards.
Policy LU-2.11 Utilize an equity framework to evaluate both new and
existing community plans, rezoning efforts, design
standards, and density and dimensional standards in all
updates to the municipal code, as well as improvements
within the community.
Policy LU 2.12 Ensure that any new community designs, rezoning, design
standards, density, and dimensional standards must
consider equity in all updates to the code and
improvements to the community.
ANNEXATION POLICIES
See Goal LU-7 for more policies
related to the urban growth
areas and annexation.
Port Angeles 2025 Comprehensive Plan – Land Use Element Page 23
Goal LU-3 Residential Neighborhoods and Housing Stock.
Expand the quantity and diversity of housing
options for all types of households while enhancing
neighborhoods’ quality of life and environmental
compatibility.
Policy LU-3.1 Provide for a wide variety of housing types within the city
to meet the full range of housing needs for Port Angeles’s
evolving population and people of all income levels.
Policy LU-3.2 Encourage high-density infill, affordable housing, and
mixed-use development to increase the housing stock and
increase walkability.
Policy LU-3.3 Promote and allow for the conversion of existing single-
household residences to duplexes, triplexes, and other
multi-unit housing types.
Policy LU-3.4 Expand housing opportunities in Downtown for all income
levels to provide more residents with walkable access to
transit, employment, shopping, and recreation.
Policy LU-3.5 Permit a variety of middle housing types and accessory
dwelling units in lower-density residential neighborhoods,
including the residential portions of the unincorporated
urban growth areas.
Policy LU-3.6 Permit maximum building heights of at least 35 feet in all
residential zones to allow for a variety of middle housing
forms and economically feasible multi-household
buildings.
Policy LU-3.7 Prohibit new detached single-family residences in
medium- and high-density zones to preserve limited
available land for workforce and affordable housing.
Policy LU-3.8 Permit existing single-household residences to remain
conforming in all residential and commercial zones.
Policy LU-3.9 Clearly identify and map neighborhood boundaries based
on social, physical, and environmental characteristics and
use neighborhoods to organize land use planning and
public engagement initiatives.
Policy LU-3.10 Permit compatible non-residential uses in residential zones
with reasonable development regulations, including but
not limited to schools, religious facilities, and small
neighborhood commercial uses.
Policy LU-3.11 Remove minimum off-street parking requirements for all
residential land uses to reduce the costs of developing and
HOUSING POLICIES
See the Housing Element for
more policies on housing stock
and residential development.
NEIGHBORHOODS
See the Land Use Appendix for
more information on Port
Angeles neighborhoods.
Port Angeles 2025 Comprehensive Plan – Land Use Element Page 24
occupying housing and to ensure compliance with the
parking provisions of the Growth Management Act.
Policy LU-3.12 Permit and encourage the development of co-living
housing in all zones where multifamily housing is
permitted, consistent with state law (RCW 36.70A.535).
Policy LU-3.13 Encourage subdivisions that do not maximize housing
capacity to be designed to allow future subdivisions at the
densities permitted for the zone in which they are located.
Policy LU-3.14 Employ and emphasize form-based concepts and the
effect of minimum lot sizes rather than unit-per-acre
density standards for residential development.
Policy LU-3.15 Treat manufactured homes that meet current state
regulations as site-built housing for zoning purposes.
Goal LU-4 Downtown and Commercial Areas. Cultivate a
healthy and diverse economy with a wide variety of
shopping, dining, entertainment, arts, culture, and
housing opportunities while enhancing
environmental compatibility and the function of
commercial districts.
Policy LU-4.1 Maintain and strengthen Downtown as the center for civic,
retail, cultural, dining, and entertainment activity in Port
Angeles.
Policy LU-4.2 Shape commercial development in the traditional
downtown to emphasize its waterfront location and
historic heritage.
Policy LU-4.3 Encourage housing development in the downtown area,
including mixed-use buildings and live/workspaces.
Policy LU-4.4 Ensure that the physical environment in Downtown is
amenable to residential use by minimizing traffic impacts,
maintaining security and emergency service access,
providing and maintaining public amenities, and
continuing to enhance its visual character.
Policy LU-4.5 Work with property and business owners to promote
improvements to the commercial areas through
restoration of buildings, cleanup of lots, public art, and
cultural programming.
Port Angeles Wharf
Downtown mural (Visit Port Angeles)
Permit-ready Plans for a townhouse
duplex illustrate the City’s form-based
code.
Port Angeles 2025 Comprehensive Plan – Land Use Element Page 25
Policy LU-4.6 Promote the development of vacant lots and underused
surface parking lots. Consider financial incentives, such as
a land-value tax.
Policy LU-4.7 Align the boundaries of the Parking and Business
Improvement Area and the boundaries of the Central
Business District zone to create consistency in planning
and administration.
Policy LU-4.8 Permit and promote small neighborhood commercial uses
in all residential zones to encourage economic activity and
social connections. Appropriate uses may include small
grocery stores, taverns, restaurants, cafes, and personal
services. Consider performance standards to manage
potential impacts on residential uses, such as limitations on
operating hours, sign and lighting standards, and design
of service areas and utilities.
Policy LU-4.9 Encourage commercial uses on centralized and accessible
sites located at the boundaries of neighborhoods so that
more than one neighborhood may be served.
Policy LU-4.10 Allow public uses such as government offices, public
service buildings, and other public and quasi-public
facilities and services in all areas.
Goal LU-5 Industry and Maritime. Maintain and promote active
use of industrial lands and waterfronts to maintain a
diverse economy while stewarding the community's
natural resources and desired development
patterns.
Policy LU-5.1 Develop and promote a cooperative intergovernmental
plan for the comprehensive development of industrial
infrastructure and amenities to attract and support light
and heavy industry.
Policy LU-5.2 Develop infrastructure that makes sites attractive and
ready to develop, including transportation facilities and
utilities at industrial parks. For example, proactively increase
the capacity of utility lines.
Policy LU-5.3 Industrial development is encouraged to follow industrial
park design concepts with an interconnected road
network, transit access, lots configured for business
expansions, high-capacity utilities, low-impact
Illustrative example of a neighborhood corner store
Port Angeles industrial waterfront
Port Angeles 2025 Comprehensive Plan – Land Use Element Page 26
development, workforce amenities, and noise and visual
buffers for adjacent residential uses.
Policy LU-5.4 Allow office, commercial, and limited live/work uses in
specifically designated industrial areas. Encourage
live/work environments for art- or media-based cultural
activities that are consistent with and do not impact
neighboring industrial uses.
Policy LU-5.5 Ensure that industrial areas mitigate nuisances and
hazardous characteristics such as noise, air, water, odor,
pollution, or objectionable visual material.
Policy LU-5.5 Encourage the development of clean energy facilities (e.g.,
solar, wind, geothermal, wave, tidal, battery storage) to
increase the supply of renewable energy to the grid. Apply
appropriate supplemental standards to minimize
community impacts.
Policy LU-5.6 Prohibit petroleum refineries, liquefied natural gas and
liquefied petroleum gas facilities, non-clean energy
facilities, energy plants and their associated facilities, and
associated transmission facilities (as defined in Chapter
80.50 RCW) outside the heavy industrial use area and
without conditional use review.
Policy LU-5.7 Evaluate the benefits and drawbacks of permitting data
centers and similar uses with minimal jobs and high
energy and water use.
Policy LU-5.8 Collaborate with Clallam County to develop a subarea
plan for the West UGA that improves zoning and
infrastructure to support industrial development and
family-wage jobs. Consider land use standards,
coordination of transportation and utility extensions, and
annexation phasing.
Policy LU-5.9 Discourage the siting of land uses incompatible with
airport-related uses and other neighboring land uses
adjacent to the William R. Fairchild International Airport.
Policy LU-5.10 Support the Coast Guard presence in Port Angeles and
continue to work collaboratively on planning for the
agency’s maritime and aviation facilities, workforce
housing, environmental protection, and disaster
preparedness.
Policy LU-5.11 Reassess the Shoreline Master Program to ensure
compatibility with the industrial zone and mixed use of the
G
AIRPORT
See the Land Use Appendix for
more information on land use
planning and compatibility in the
vicinity of William R. Fairchild
International Airport.
PORT ANGELES SHORELINE
MASTER PROGRAM
The City’s Shoreline Master
Program regulates the
nearshore environment within
city limits and enacts the policies
and regulations of the Shoreline
Management Act (SMA) and
Comprehensive Plan. The SMA
seeks to encourage water-
dependent and water-oriented
uses, promote public access,
and protect shoreline natural
resources.
Port Angeles 2025 Comprehensive Plan – Land Use Element Page 27
shoreline, such as recreation, restoration, and commercial
development where appropriate, beginning in 2026.
Goal LU-6 Environmentally Hazardous Sites. Actively pursue
and participate in environmental remediation of
contaminated sites and vacant industrial lands
using best available science.
Policy LU-6.1 Allow a wide range of land uses in the redevelopment of
large vacant or isolated industrial areas no longer in
operation, provided that these uses will not encourage the
conversion of other industrial areas to non-industrial use.
Policy LU-6.2 Explore funding opportunities to assist with the cleanup of
environmentally hazardous sites throughout town,
improving the feasibility of economic development at
these locations.
Policy LU-6.3 Engage in meaningful consultation with the Lower Elwha
Klallam Tribe and the community to establish a vision for
the future use and development of the old Rayonier Mill
site based on post-cleanup conditions and development
capacity. Consider housing needs, economic development
potential, enhanced shoreline access, and opportunities to
preserve open space and enhance marine wildlife habitat.
Policy LU-6.4 Designate the Rayonier cleanup sites on M Avenue as
future open space.
Goal LU-7 Growth Management and Regional Cooperation.
Regulate development, manage growth, and
annex land in a responsible manner that is
beneficial to the community as a whole and is
consistent with the Washington State Growth
Management Act.
Policy LU-7.1 Provide urban services, utilities, and capital facilities
consistent with the Capital Facilities Element. Work with
service providers to determine the appropriate levels of
service.
Policy LU-7.2 Periodically review zoning regulations to ensure continued
compliance with changes in state law, including but not
limited to the Growth Management Act, the Shoreline
Management Act, and the State Environmental Policy Act.
The old Rayonier Mill site
ANNEXATION POLICIES
See Goal LU-7 for more policies
related to the urban growth
areas and annexation.
Port Angeles 2025 Comprehensive Plan – Land Use Element Page 28
Policy LU-7.3 Promulgate all development regulations with due regard
for private property rights to avoid regulatory takings or
violation of due process and to protect the property rights
of landowners from arbitrary and discriminatory actions.
Policy LU-7.4 Establish performance measures to review progress
toward accommodating growth and to ensure appropriate
actions are taken to achieve the goals within the
Comprehensive Plan.
Policy LU-7.5 Assure that development review and permit processes
operate in a fair, timely, and predictable manner and
update processes from time to time to incorporate best
practices, changes in law, and align with community
priorities and values.
Policy LU-7.6 The size and location of the Port Angeles Urban Growth
Area (PAUGA) should be based, at minimum, on land use
demand for residential and non-residential uses derived
from Clallam County’s 20-year population forecast for the
county and its sub-areas (provided the forecast is not
below the most recent state projection) and the Port
Angeles Land Use Element and Economic Development
Elements.
Policy LU-7.7 Work with the County to designate and set aside
additional lands on the west side of the City for industrial
and commercial purposes, both inside the City limits and
in the UGA. The City will only consider UGA boundary
adjustments for a 1:1 swap. The land added to the City’s
UGA must only be designated for industrial,
manufacturing, or commercial purposes to foster
economic growth, create employment opportunities, and
strengthen the community’s economic base.
Policy LU-7.8 Annexation of land from within the established boundaries
of the PAUGA shall be in accordance with state annexation
laws. Annexation of land outside the established
boundaries of the PAUGA and not adjacent to and/or
contiguous with the city limits shall not be allowed without
PAUGA boundary amendments.
Policy LU-7.9 Facilitate annexation in a manner that will minimize
financial impact to residents and businesses.
Policy LU-7.10 Include, at a minimum, planning and the provision of
sanitary sewer systems, solid waste collection/disposal
systems, water systems, urban roads and pedestrian
facilities, street cleaning services, transit systems,
Port Angeles 2025 Comprehensive Plan – Land Use Element Page 29
stormwater systems, police, fire and emergency services
systems, electrical and communication systems, school and
health care facilities, and neighborhood and/or community
parks within the PAUGA.
Policy LU-7.11 Be the ultimate provider of urban services within the City
limits and the PAUGA for those services the City provides,
except to the extent otherwise provided in a UGA Urban
Services and Development Agreement that is reached
pursuant to the County-Wide Planning Policy. To the
extent feasible, urban services and facilities in the PAUGA
should meet the City's design and construction standards.
Policy LU-7.12 Ensure the protection of critical areas occurring within the
Port Angeles Urban Growth Area (PAUGA) to prevent no
net loss of ecological functions and values, consistent with
WDFW’s best available science. Avoid critical areas and
resource lands in the PUAGA unless addressed as part of
the City's Comprehensive Plan.
Policy LU-7.13 Classify and zone annexed land at the time of annexation
based upon the City Comprehensive Land Use Map and
the City Comprehensive Plan. The table below provides
guidance on which Port Angeles designations and zoning
may be appropriate, but case-by-case recommendations
should be considered.
Table 3: Annexation Land Use and Zoning Translation
County Zoning City Future Land Use Map Designation Upon Annexation
(subject to site-specific analysis)
City Zoning Upon Annexation
(subject to site-specific analysis)
Rural Character Conservation 3 (RCC3) Low-Medium Density Residential Public Buildings-Parks (PBP)
Urban Very Low Density (VLD) Low-Medium Density Residential Residential, Low Density (R-11)
Urban Very Low Density/Urban Low
Density (VLD/LD)
Low-Medium Density Residential Residential, Low Density (R-9)
Urban Low Density (LD) Low-Medium Density Residential Residential, Mixed-Density (R-7)
Urban Moderate Density (MD) Low-Medium Density Residential Residential, Medium Density (RMD)
Urban Neighborhood Commercial (UNC) Mixed Use Commercial Arterial (CA)
Urban Regional Commercial (URC) Mixed Use Commercial Arterial (CA)
Urban Reserve Industrial - Port Angeles UGA (URI-PAUGA) Industrial Light Industrial (LI)
Industrial (M) Industrial Light Industrial (LI)
Port Angeles 2025 Comprehensive Plan – Land Use Element Page 30
Public Land (P) Parks and Open Space Public Facilities or Parks and Open Space (depending on existing land
use)
Open Space Overlay/Open Space
Corridors (OS)
Parks and Open Space Parks and Open Space
Policy LU-7.14 Engage in meaningful consultation with the Lower Elwha
Klallam Tribe and the County to strengthen County-wide
planning policies to ensure all planning documents are
utilizing the highest and best use of properties, while
respecting treaty-protected or sovereign resources and
land. Update interlocal agreements regularly to ensure
consistency.
Policy LU-7.15 Explore additional consultative best practices, similar to
Meaningful Consultation, in close coordination with the
Washington State Department of Commerce and Tribal
representatives.
Port Angeles 2025 Comprehensive Plan – Housing Element Page 31
Housing Element
DRAFT 12/11/25 – Port Angeles 2025 Comprehensive Plan – Housing Element Page 32
Introduction
The Housing Element addresses the preservation, improvement, and
development of housing. It identifies land to accommodate different
housing types and makes provisions for the existing and projected
housing needs of all economic segments of the community. This
element seeks to ensure there will be enough housing to
accommodate expected city growth, along with a variety of housing to
accommodate a range of income levels, ages, preferences, and
household needs.
Addressing housing from various perspectives will be necessary to meet the housing needs of all residents
now and into the future. This necessitates a collaborative approach that balances multiple interests,
including community objectives related to the quality, affordability, attainability, and availability of housing,
as well as goals such as economic development, downtown growth, neighborhood quality, and cost-
effective development patterns.
The Housing Element is informed by the 2019 Housing Action Plan and supported by a Housing Needs
Analysis, which quantifies existing and projected housing needs and identifies the number of housing units
necessary to accommodate projected growth. This analysis is contained in the Housing Appendix.
Growth Management Act (GMA)
The Housing Element is intended to satisfy GMA requirements for long-range planning and to supplement
information and implement goals and policies within the Comprehensive Plan. Under the GMA –
specifically RCW 36.70A.070(2) – the Housing Element is required to:
• Include statements of goals and policies for the preservation, improvement, and development of
housing
• Include an inventory and analysis of projected housing needs of all economic segments of the
community.
• Identify sufficient capacity of land for housing.
• Identifies local policies and regulations that result in racially disparate impacts, displacement, and
exclusion in housing and how to undo those impacts.
Existing Conditions Summary
This section provides a summary of existing housing conditions in Port Angeles. For more details from the
Housing Needs Assessment, see the Housing Appendix, which provides data and analysis that form the
foundation for the Housing Element goals and policies.
Housing Stock
Types
According to 2022 Census estimates, Port Angeles had 9,930 housing units, 843 of which were vacant for
various reasons. Of the total amount, about three-quarters of housing units in the city are in single-unit
buildings. About one-quarter of housing units are in multi-unit buildings, such as attached middle housing
(duplexes, townhomes, etc.) and apartments.
Historic small lot development
DRAFT 12/11/25 – Port Angeles 2025 Comprehensive Plan – Housing Element Page 33
Figure 2: Housing Unit Types in Port Angeles, 2022
Source: U.S. Census Bureau 2022 American Community Survey 5-Year Estimates, Table DP04.
Age of Buildings
Port Angeles also has a notably larger share of older units than the county and state, with over half of its
units built before 1970. Only about 12 percent of the city’s units were built after 2000, which is significantly
lower than in the county and the state.
Housing Tenure
As of 2022, in Port Angeles, 56% of housing units are owner-occupied, which is lower than the state (64%)
and significantly lower than the county (73%). Renters represent a significant share of household tenure
and face a higher risk of housing instability due to rent increases, evictions, and other factors, as well as
lower incomes and higher cost burdens.
Figure 3: Households by Tenure in Port Angeles (with Regional Comparison), 2022
Source: U.S. Census Bureau 2022 American Community Survey 5-Year Estimates, Table S2501
Demographics and Households
The following data is primarily sourced from the U.S. Census Bureau's 2022 American Community Survey
5-Year Estimates. For more information on demographics and households, see the Housing Appendix.
1-unit, detached
71.4%
1-unit, attached
1.7%
2 units
3.0%
3 or 4 units
3.0%
5 to 9 units
3.4%
10 to 19 units
3.4%
20 or more units
11.7%
Mobile home
2.4%
56%
73%
64%
44%
27%
36%
Port Angeles
Clallam County
Washington State
Owner-occupied Renter-occupied
DRAFT 12/11/25 – Port Angeles 2025 Comprehensive Plan – Housing Element Page 34
Age
From 2012 to 2022, the median age of Port Angeles residents decreased slightly from 42.4 to 41.3 years.
The 2022 median is older than the state median age of 38.4 years but significantly younger than the
county’s median age of about 52, which is skewed by the high percentage of people aged 55 and older.
Race and Ethnicity
Port Angeles’ racial and ethnic demographics are significantly more homogeneous than the State's.
However, between 2012 and 2012 the overall racial/ethnic diversity increased due to increases in
Hispanic/Latino, American Indian/Alaska Native, and multiracial residents. As of 2022, Hispanic/Latino
residents represent 8.6 percent of the population. The share of the American Indian and Alaska Native
populations is more than twice that of the state. For more information, see the Racially Disparate Impacts
section below and the Housing Appendix.
Household Size
As of 2022, the average household size is 2.2 people. This is slightly larger than Clallam County’s average
household size of 2.1 and slightly smaller than the statewide average of 2.5. A quarter of households have
three or more people, a rate similar to Clallam County. Meanwhile, Port Angeles has a larger share of one-
person households than the county and state.
Household Income
The median household income in Port Angeles is $60,212. Households that own their homes in Port
Angeles earn more than twice as much as renter households (median income of $73,425 vs. $34,936).
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.
Changes in Household Income and Housing Prices
From 2010 to 2022, median household income in Port Angeles increased by 35.3 percent, and rents by
34.3 percent. Home values increased by 55.6 percent. Although rents fluctuated between 2010 and 2015,
they kept pace with income increases and home values. However, since 2017, home prices have risen 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
Cost Burden and Displacement Risk
Overall, 38 percent of households are cost-burdened, and 16 percent are severely cost-burdened. Renters
face higher cost burdens, while almost three-quarters of homeowners are not cost-burdened. Between
2010 and 2022, the percentage of owner-occupied households earning $150,000 or more increased at a
much higher rate than that of renter households.
Most of the Port Angeles census tracts on the east face a high risk of displacement, according to the
Washington State Department of Commerce. Overall, this is one of the highest concentrations in the
county.
All of these factors indicate a need for additional rental housing that residents can afford.
Housing Affordability
The lack of affordable, attainable housing for lower- and moderate-income residents in Port Angeles has
ranked as a high community concern. Community engagement and the Housing Needs Analysis convey
DRAFT 12/11/25 – Port Angeles 2025 Comprehensive Plan – Housing Element Page 35
the lack of housing options, even with recent regulatory changes by the City.
Furthermore, housing providers report that cost inputs for new housing are
going in the wrong direction amid rising prices for materials, labor, and land.
Development of new housing stock is happening at a relatively small scale in
Port Angeles, particularly compared with neighboring Sequim, which has seen
much larger subdivisions and more active home developers in recent years.
In the development of this Comprehensive Plan, a survey collected responses on
people’s housing stories. Key themes from hundreds of responses include:
• Rents have been increasing substantially, making it difficult for renters to
find stable housing. There are limited rental options and problems with
finding quality rental units. Some long-term units are being converted to
short-term rentals and vacation housing.
• Homeowners are concerned with increasing property taxes and maintenance costs, but also report
financial benefits from home value increases.
• Housing affordability connects to the success of local businesses, with issues including workforce
recruitment, lack of competitive wages that match housing costs, and a risk of lower business
investment in the city. The retail and service sectors are most affected, but also professionals in
healthcare and skilled trades.
• Many respondents support new housing developments but also emphasize the importance of
thoughtful planning, infrastructure investments, and preserving natural features to help retain the
qualities of neighborhood living.
In response to these challenges, the City has been deploying tools to improve construction cost efficiency
and strengthen partnerships with affordable housing providers. Regulatory tweaks to the code and design
standards and friendlier development approval processes are among the solutions stakeholders feel could
help better achieve Port Angeles’s housing goals.
Housing Tools, Incentives, and Barriers
In this section, “affordable housing” means housing reserved for people earning below a certain income
and who cannot afford market-rate costs (other interrelated terms include low-income housing, subsidized
housing, public housing, or rent-restricted housing). The main affordable housing provider in Port Angeles
is Peninsula Housing Authority, a government agency that provides housing assistance for families who
need affordable alternatives to the private market. Peninsula Housing Authority operates in both Clallam
and Jefferson counties.
The City of Port Angeles has one funding stream directly funding affordable housing development and
preservation. Since 2020, a voter-approved 1/10th of 0.1% sales and use tax has been collecting funds for
affordable housing (ordinance 3655). Since 2020, four grants have been awarded, totaling $869,998.
Port Angeles has several development regulations and financial incentives for affordable housing. These
incentives include:
• An 8, 12, and 20-year multifamily tax exemption (MFTE) program, including height bonuses in two
commercial zones for developments that participate. The program has been in place since 2019,
and as of 2025, 18 affordable housing units have been built through it.
INCOME CATEGORIES
This analysis uses three main
income categories:
Low-Income (Households
earning under 80% AMI)
Moderate-Income (Households
earning 80-120% AMI)
High-Income (Households
earning more than 120% AMI)
DRAFT 12/11/25 – Port Angeles 2025 Comprehensive Plan – Housing Element Page 36
• A building permit fee waiver for affordable, infill, and multifamily housing projects. Since 2023, 53
housing development projects have utilized a fee waiver, resulting in the construction of 103
housing units through this program and more than $450,000 in waived fees returned to
developers.
• Predesigned and permit-ready plans for small projects, including accessory dwelling units and
duplexes. Since 2023, 29 projects have used these plans.
• Grants for neighborhood infrastructure in areas with high potential for housing development. The
program has been in place since 2004. Four grants have been awarded, totaling $115,590.
The 2019 Housing Action Plan identifies several regulatory and financial barriers to building more
affordable housing, including parking requirements, minimum lot sizes, and maximum height and lot
coverage limits. In recent years, Port Angeles has adopted regulatory changes to make it easier to develop
more housing throughout the city. More regulatory changes are anticipated to implement the 2025
Comprehensive Plan.
Racially Disparate Impacts
The Housing Element includes a Racially Disparate Impacts Analysis, as required by RCW 36.70A.070(2)(e)
and (f). Taking a proactive approach in shaping policy can help reduce historical patterns of segregation,
displacement, and inequitable outcomes. As part of the 2025 periodic update, Housing Element goals and
policies were evaluated and updated to reduce racially disparate impacts.
Key findings from the analysis are:
• White households in Port Angeles are less likely to be cost-burdened
than Black/African American and Hispanic/Latino households. There are
no Black/African American owner-households in Port Angeles.
• Among Asian households, 42 percent make more than 100 percent AMI–
the highest share of any racial group in the city, while 43 percent make
below 30 percent AMI–also the highest share of any racial group. Ninety
percent of Black/African American households make between 50 and 80
percent AMI, and 10 percent make below 30 percent AMI. 74 percent of
all Hispanic/Latino households make below 80 percent AMI.
• Port Angeles has a significant rental housing shortage at the high and
low ends of the market. The city needs 370 rental units for households
earning less than 30 percent AMI and 580 rental units for households
earning more than 80 percent AMI to meet current demand. There is a
significant surplus of 975 affordable units for households making 50-80
percent AMI.
• Displacement risk is generally low to moderate in Port Angeles, though the central and eastern
neighborhoods have undergone gentrification, according to the Washington Department of
Commerce.
• Children in the central and the far east neighborhoods of Port Angeles are expected to have lower
income at adult age than children growing up on the west edge of the city.
Refer to the Racially Disparate Impacts Analysis in the Housing Appendix for more information.
ABOUT INCOME LEVELS
The 2024 AMI for Clallam
County was $93,900. The AMI is
determined by the U.S.
Department of Housing and
Urban Development (HUD) and
is generally higher than the U.S.
Census-reported median
household income for a given
city since it is a countywide
metric and adjusted for
household size. The HUD AMI is
used to determine eligibility and
income limits for subsidized
affordable housing units.
DRAFT 12/11/25 – Port Angeles 2025 Comprehensive Plan – Housing Element Page 37
Housing Capacity by Income Band
House Bill 1220, passed in 2021, amended the Growth Management Act to require an additional analysis of
the income bands for which future housing units can serve, expressed as a percentage of the area median
income (AMI) published by the U.S. Department of Housing and Urban Development (HUD).
A Land Capacity Analysis was conducted as part of this comprehensive planning process to evaluate Port
Angeles’s ability to meet these targets under current zoning. This analysis considered vacant,
redevelopable, and partially used parcels based on County assessor data, allowed lot sizes, and real estate
data. Critical area acreage and deductions for future infrastructure needs and market factors were then
removed. The net remaining acreage was analyzed by zone based on the potential future development
density in each zone, as outlined in Port Angeles’ current zoning code, and accounting for recent
development densities in the city.
The results of this analysis were then aggregated by zone category, using the Department of Commerce
methodology outlined in the 2023 guidebook “Guidance for Updating Your Housing Element.” Following
this framework, capacity for low-income households earning 0-80% of AMI (Area Median Income) is
provided in zones that allow apartments and multifamily housing. Additional ADU capacity is assumed to
serve households earning 50-80% AMI. Capacity for middle-income households earning 80-120% AMI is
provided through townhomes, duplexes, triplexes, and higher-end apartments. Capacity for high-income
households earning 120% or more of AMI is provided through zones that allow detached single-family
homes. Note that housing developed or permitted since 2020 is counted toward meeting these
projections; the Department of Commerce sets the baseline year for these housing-unit projections.
Figure 4: Growth and Housing Allocations
Source: Clallam County Resolution 101, 2024: Establishing growth and housing allocations for Clallam County and the incorporated city
jurisdictions therein.
Overall, this analysis found that Port Angeles has sufficient zoned capacity to meet both its overall housing
target and its housing targets for low-, moderate-, and high-income households under current zoning.
However, the city showed a deficit of 69 units at the 0-80 percent AMI category – land capacity for units
serving low-income households, as shown in the table below.
764 696
278 98 73 15 200
344
0-30%30-50%50-80%80-100%100-120%120% +Emergency Housing
PSH non PSH
Low-Income Moderate-Income High-Income
DRAFT 12/11/25 – Port Angeles 2025 Comprehensive Plan – Housing Element Page 38
Table 4: Port Angeles Housing Targets and Capacity by Income Band
Income Band
Housing
Needs
Aggregated
Housing Needs
Pipeline
Units
Remaining
Housing Needs
Total
Capacity
Surplus/
Deficit
0-30 PSH 299
1,809 64 1,745 1,676 (69) 0-30 Non PSH 664
30-50 605
50-80 241
80-100 85 148 56 92 1,838 1,746 100-120 63
120+ 13 13 135 (122) 1,598 1,720
Total 1,970 1,970 255 1,715 5,112 3,397
Port Angeles Housing Targets and Capacity by Income Band. Source: Clallam County, Leland Consulting Group.
To address this deficit, several areas are proposed for zoning changes in accordance with the future land
use map. These zones will support commercial and mixed-use development corridors near downtown,
allowing for higher residential density. Several residential areas are proposed for upzoning to residential
medium density and commercial zones, as shown in the map below.
Map 2: Land Capacity Analysis, Classification, and Proposed Zoning Update Areas
Source: City of Port Angeles, Leland Consulting Group.
The table below summarizes the total unit capacity, including these zoning changes. RCW 36.70A.115
states that cities planning under the GMA “shall ensure that, taken collectively, adoption of and
amendments to their comprehensive plans and/or development regulations provide sufficient capacity of
land suitable for development within their jurisdictions to accommodate their allocated housing and
DRAFT 12/11/25 – Port Angeles 2025 Comprehensive Plan – Housing Element Page 39
employment growth.” Therefore, Port Angeles will adopt the zoning changes shown on the map
concurrently with this Comprehensive Plan Update to ensure the city has sufficient capacity to meet its
housing targets at all income levels.
Table 5: Port Angeles Housing Targets and Capacity by Income Band Under Proposed Zoning Update
Income Band Housing Needs Aggregated Housing Needs Pipeline Units Remaining Housing Needs Total Capacity Surplus/ Deficit
0-30 PSH 299
1,809 64 1,745 1,777 32 0-30 Non PSH 664
30-50 605
50-80 241
80-100 85 148 56 92 1,801 1,709 100-120 63
120+ 13 13 135 (122) 1,598 1,720
Total 1,970 1,970 255 1,715 5,117 3,462
Source: Clallam County, Leland Consulting Group.
DRAFT 12/11/25 – Port Angeles 2025 Comprehensive Plan – Housing Element Page 40
Goals and Policies
Goal H-1 Housing Supply. Provide a sufficient supply, variety,
availability, and attainability of housing to meet
community needs.
Policy H-1.1 Provide for an adequate supply of appropriately zoned
land to accommodate Port Angeles’s housing growth
targets and specific needs for households at all income
levels, including extremely low, very low, low, and
moderate incomes.
Policy H-1.2 Promote a variety of residential densities and housing
types in all price ranges to meet a range of housing needs
and respond to changing needs and preferences. Different
housing types include, but are not limited to, single-
household dwellings, middle housing, multihousehold
dwellings, mixed-use buildings, co-living, workforce
housing, and accessory dwelling units. Allow a variety of
housing types in residential zones and allow development
flexibility, such as by lowering or removing minimum lot
sizes, increasing allowable building height, and reducing
parking minimums.
Policy H-1.3 Promote middle housing and multi-household housing
with family-size units (two or more bedrooms).
Policy H-1.4 Allow for development of multi-household dwellings and
other housing affordable to the general workforce in areas
close to shopping, employment, services, education and
training facilities, and public transportation.
Policy H-1.5 Promote the efficient use of residential land to maximize
development potential and make efficient use of municipal
infrastructure. Encourage infill development with new
housing units on vacant or underutilized land throughout
the city, and promote administrative tools such as lot splits
and unit lot subdivisions in residential neighborhoods
(RCW 58.17.060 and 58.17.145).
Policy H-1.6 Periodically evaluate City development standards and
regulations to ensure they reflect market trends and,
where appropriate, modify development regulations that
unnecessarily add to housing costs and may reduce the
feasibility of building affordable housing. Periodically
Multifamily housing in Port Angeles
DRAFT 12/11/25 – Port Angeles 2025 Comprehensive Plan – Housing Element Page 41
assess the amount of housing produced under these
standards.
Policy H-1.7 Expand homeownership opportunities by permitting and
encouraging the development of smaller and lower-cost
homes, such as middle housing, accessory dwelling units,
and condominiums. Permit a variety of land ownership
options such as unit lot subdivision, community land trusts,
tenant opportunity to purchase programs, limited equity
cooperatives, co-ops, and sweat equity.
Policy H-1.8 Provide a mix of attainable market-rate housing and
affordable options, ensuring that affordable housing
integrates seamlessly into neighborhoods
Policy H-1.9 Allow residential uses in industrial zones in certain
circumstances. In cases where a limited work/live
environment is compatible with industrial zoning, it may
be permitted, provided it does not encourage the
conversion of industrial areas to non-industrial uses and
upholds the integrity and purpose of the industrial zone.
Policy H-1.10 Adopt regulations to discourage the redevelopment of
existing mobile home parks to preserve an existing form of
affordable housing. Educate land owners and residents on
the requirements for relocation assistance in the case of
physical displacement (RCW 59.21.021).
Policy H-1.11 Develop and implement strategies to ensure sufficient
urban services are in place to support future housing
needs across a range of allowable densities. These services
may include water, sewer, transportation infrastructure,
and emergency services.
Policy H-1.12 Allow attached and detached accessory dwelling units
(ADUs) on all lots where single-household dwellings are
permitted and conform to other ADU development
regulations to state law requirements (RCW 36.70A.681).
Police H-1.13 Allow tiny homes on a foundation to be developed as
accessory dwelling units in select locations.
Policy H-1.14 Regulate short-term rentals to balance negative impacts
on housing affordability and neighborhood livability with
benefits for property owners and tourism.
Policy H-1.15 Ensure that City fees and permitting time are balanced
between housing affordability considerations and the need
for supporting City services.
Tiny home ADU
DRAFT 12/11/25 – Port Angeles 2025 Comprehensive Plan – Housing Element Page 42
Policy H-1.16 Work with the County to increase densities in some areas
of the sparsely developed southwestern UGA along
Lauridsen Boulevard from low density to medium density,
consistent with the recently developed airport safety zones
and FAA use recommendations.
Policy H-1.17 Promote and increase the number of downtown housing
units in rehabilitated buildings, new buildings, and the
conversion of underutilized commercial space.
Goal H-2 Housing Affordability and Access. Reduce
disparities in housing access and mitigate the
impacts of displacement on vulnerable
communities.
Policy H-2.1 Strengthen coordination between the City, county, and
service providers to provide homelessness support
services and outreach with a “housing first” approach.
Policy H-2.2 Provide a sufficient supply of housing for populations with
unique needs, including independent living for seniors,
assisted living, memory care, rehabilitation facilities, and
supportive housing.
Policy H-2.3 Encourage senior and special needs housing to be
integrated throughout the community and located near
services. Promote awareness of Universal Design
improvements to improve accessibility.
Policy H-2.4 Support multi-generational housing and the capacity for
Port Angeles residents to age-in-place, including
consideration of housing’s location and proximity to
services, housing design and access (e.g., availability of
single-level and elevator-served housing), and the overall
cost of housing for people on fixed incomes.
Policy H-2.5 Permit and regulate emergency housing, emergency
shelters, permanent supportive housing (PSH), and
transitional housing consistent with state law to help
people experiencing disabilities, housing insecurity, and
homelessness transition to more stable and secure
housing (RCW 35.21.683). Promote the development of
shelters and supportive housing near services and transit
access.
Policy H-2.6 Undo racially disparate impacts, patterns of segregation,
and inequitable outcomes caused by historic policies,
Senior housing complex
DRAFT 12/11/25 – Port Angeles 2025 Comprehensive Plan – Housing Element Page 43
plans, and actions. This can include promoting the
development of multifamily housing across Port Angeles
and targeting investments in public infrastructure that
support housing (such as parks, utilities, and multimodal
transportation) in areas with higher populations of people
of color and low-income households.
Policy H-2.7 Prohibit discrimination based on the source of tenant
income (RCW 59.18.255).
Policy H-2.8 Promote housing revitalization in targeted areas through
adaptive reuse, preservation, renovation, and infill, with a
focus on addressing disinvestment and mitigating racially
disparate impacts.
Policy H-2.9 When plans and projects are expected to create
neighborhood change, use public investment and
coordinate with nonprofit housing organizations to
mitigate the impacts of market pressure that cause the
involuntary displacement of low-income households and
vulnerable communities.
Policy H-2.10 Develop and implement strategies to support a range of
housing types, including affordable housing options, by
building on and connecting existing tools such as permit
fee waivers, predesigned housing plans, and the
Multifamily Tax Exemption program (MFTE).
Policy H-2.11 Continue to promote and adjust the Multifamily Tax
Exemption program (MFTE) to encourage its use and
make updates as made available by amendments to state
law. Evaluate opportunities for development bonuses for
projects that participate in MFTE, such as increased
building height limits.
Policy H-2.12 Require tenant relocation assistance for low-income
residents upon the demolition or substantial rehabilitation
of housing, consistent with state law (RCW 58.18.085, RCW
59.18.440).
Goal H-3 Housing Quality. Encourage the design,
construction, and maintenance of housing to keep
homes in good condition.
Policy H-3.1 Encourage the preservation and upkeep of existing
housing. Conserve the existing housing stock through
continued investment in adequate public services,
New housing development in Port
Angeles
Single-household residence
DRAFT 12/11/25 – Port Angeles 2025 Comprehensive Plan – Housing Element Page 44
appropriate zoning, design standards to buffer residential
areas from conflicting uses, and encouragement of
rehabilitation programs.
Policy H-3.2 Consider funding and maintenance programs, such as the
use of Community Development Block Grants, to preserve
or rehabilitate housing that is showing signs of
deterioration due to lack of maintenance or
abandonment.
Policy H-3.3 Permit and encourage the development of manufactured,
prefabricated, and modular housing as affordable housing
options.
Policy H-3.4 Promote healthy, livable, and functional forms of housing
at all scales through code provisions that provide for
usable open space and/or recreational facilities, pedestrian
connectivity, and safe and welcoming development
frontages.
Policy H-3.5 Encourage the construction and upgrade of housing with
increased standards for soundproofing and
weatherproofing to mitigate aircraft and truck noise, adapt
to the effects of climate change and extreme weather, and
improve energy efficiency.
Policy H-3.6 Provide resources to help older residential buildings
convert from wood and fossil fuel heating sources to
electric heating and heat pumps.
Policy H-3.7 Adequately and fairly enforce zoning and building codes
to abate abandoned properties and ensure rental housing
is safe, livable, and well-maintained.
Policy H-3.8 Ensure existing single-household residences are protected
from issues of non-conformity in the event a home is
substantially damaged and must be rebuilt.
Goal H-4 Collaboration for Affordable Housing. Partner with
Clallam County, Peninsula Housing Authority, and
other entities and programs to increase the
economic diversity of the housing supply.
Policy H-4.1 Engage in meaningful consultation with the City of Port
Angeles, Clallam County, Peninsula Housing Authority,
Lower Elwha Klallam Tribe, other local public agencies, and
North Peninsula Builders Association to continue focusing
on solving issues with the development and provision of Workforce Housing Summit
DRAFT 12/11/25 – Port Angeles 2025 Comprehensive Plan – Housing Element Page 45
affordable and attainable housing on the North Olympic
Peninsula.
Policy H-4.2 Continue participation in a countywide housing task force
of housing providers and developers. The goal of the task
force is to coordinate efforts to provide affordable
housing, encourage rapid review of low- and moderate-
income housing projects throughout the County, and
promote public education and awareness regarding the
need for and nature of affordable housing.
Policy H-4.3 Cooperate with the countywide housing task force and
other agencies in advocating for state, federal, and
philanthropic funding to support development of housing
for low- and moderate-income households.
Policy H-4.4 Cooperate with the countywide housing task force and
other agencies in assembling packages of publicly owned
land, which could be used for low and moderate-income
housing, emergency housing, emergency shelters,
permanent supportive housing (PSH), and transitional
housing.
Policy H-4.5 Invite the Peninsula Housing Authority to participate in a
variety of affordable housing opportunities and provide
City representation to the Peninsula Housing Authority
and non-profit housing organizations.
Policy H-4.6 Expand utility cost savings programs to support affordable
housing by building on existing initiatives such as energy-
saving home improvement rebates and low-income
weatherization programs. Explore and implement new
goals, such as energy efficiency incentives, discounted
utility rates for qualifying households, and partnerships
with utility providers to reduce costs for low-income
residents.
Policy H-4.7 Promote housing revitalization and increase the availability
of affordable housing by designating specific medium and
high-density zones where building height limitations can
be increased and where existing utilities can adequately
provide services.
Policy H-4.8 Allow an increased density bonus for affordable housing
located on property owned by a religious organization,
consistent with state law (RCW 36.70A.545 and RCW
35A.63.300).
Duplex
DRAFT 12/11/25 – Port Angeles 2025 Comprehensive Plan – Housing Element Page 46
Goal H-5 Use the Housing Action Plan as a guide and
implementation tool for City actions on
development regulations, funding, and programs.
Policy H-5.1 Use Port Angeles’s land to its full capacity, including by
mitigating abandoned and dangerous properties that
have the potential to see more productive use as safe and
modern housing.
Policy H-5.2 Promote housing renovation and rehabilitation, including
promotion of utility programs that offer free or discounted
weatherization and repair programs for windows,
insulation, and heating/cooling systems.
Policy H-5.3 Reduce the regulatory costs of housing development
through a variety of programs and actions, such as
offering permit-ready plans, providing affordable housing
grants to eligible projects, waiving fees for specific project
types, and continually adjusting and promoting the
multifamily property tax exemption program.
Policy H-5.4 Create and maintain staff positions for promoting housing
development and stability. Key work of dedicated housing
staff should include administering the City’s housing
programs, applying for affordable housing funding,
recruiting residential developers, training local builders,
collaborating with housing partners, developing
homelessness strategies, and implementing the Housing
Action Plan.
Policy H-5.5 Spark multifamily housing development and lead by
example through City initiation of pre-development
activities on public land. This could involve newly acquired
land, surplus land, or co-location of housing with capital
facilities.
Policy H-5.6 Encourage the issuance of annual and periodic updates to
the Housing Action Plan.
Policy H-5.7 Develop measurable standards to assess the progress and
implementation of the core recommendations of the
Housing Action Plan.
Port Angeles 2025 Comprehensive Plan – Economic Development Element Page 47
Economic Development
Element
(Eric Neurath)
Port Angeles 2025 Comprehensive Plan – Economic Development Element Page 48
Introduction
The Economic Development Element serves as a framework for guiding decision-making and investments
that strengthen and diversify the local economy. It establishes policy regarding how land may be
developed and used by people, and how land will meet the needs of residents and businesses for
residential, commercial, industrial, recreational, civic, and open space activities. It also describes
development patterns that support Port Angeles’ vision for the future. This Element prioritizes a
collaborative approach, with success reflected in the growth of local businesses, advancement of key
initiatives, and strong community partnerships.
By addressing these priorities, the Economic Development Element will help to:
• Optimize the city's relationship with its natural setting
• Support safe, attractive, and character-rich neighborhoods
• Create a more dynamic, successful downtown and Waterfront District
• Improve Port Angeles' standing as a regional hub for business and Port-related enterprises
• Recognize and support the economic impact of the college, Homeland Security, and Department
of Defense presence
• Expand access to higher-wage job opportunities in Port Angeles
Economic Profile
This section summarizes key takeaways from the economic development background report, including
data on the city’s jobs and industries, workforce, and commercial real estate market. The complete analysis
is available in the Economic Development Appendix.
Workforce and Industry Characteristics
• Port Angeles must plan for an additional 3,943 residents by 2045, a 20 percent population
increase over the planning horizon. This increased population can provide a needed influx to the
workforce, but will also increase pressure on the city’s housing market.
• Port Angeles has 9,277 jobs as of 2022. Employment has rebounded since the pandemic, but the
McKinley Mill closure will impact these numbers. Job growth in the city has been slower than in
Clallam County and the state over the past decade.
• Port Angeles’ population has aged since 2012, with 22 percent of residents now over 65. A higher
share of retired residents can affect workforce availability and increase demand for specific
services, such as healthcare.
• Port Angeles’ population has also become more highly educated since 2012, and median
household income has increased 55 percent since 2010. This change has been concentrated in
high-income households earning over $100,000 per year.
• Increases in age, educational attainment, and income can signal higher retail demand as well as
more demand for higher-end housing development, assuming income increases are not outpaced
by housing cost increases.
• Health care and social assistance is the city’s largest employment sector, with over 3,000 jobs. This
sector has also seen the most significant increase in jobs over the last decade. Manufacturing, on
the other hand, now employs only half as many people in Port Angeles as it did a decade ago.
Education, arts, entertainment, recreation, accommodation, and food service have also seen job
growth since 2012.
Port Angeles 2025 Comprehensive Plan – Economic Development Element Page 49
• Small businesses are key to Port Angeles’ employment landscape. The average retail business has
five employees, and there are 144 retail businesses in the city. 89 accommodation and food service
businesses in the city employ an average of eight people each. Many health care businesses, other
than the hospital, are also relatively small.
• The average annual wage in Clallam County is $52,503. Healthcare jobs have a wide range of
salaries, with many social assistance jobs paying under $30,000 or being part-time employment.
Tourism jobs also pay relatively low wages and are highly seasonal, whereas manufacturing and
government jobs pay in the $65,000-70,000 range.
• Port Angeles’ property and sales tax revenue per capita is lower than that of other north Olympic
Peninsula cities. New development could help increase the city’s property tax revenue, and
Washington’s new Tax Increment Financing (TIF) program could be used to fund infrastructure for
development without drawing on limited general fund revenue.
• Port Angeles has a strong base of employees who live in and near the city, with 63 percent
commuting less than 10 miles, a higher proportion than many other cities. Port Angeles residents
who work elsewhere primarily commute to nearby cities. Still, about 10 percent work in Seattle,
Olympia, Bellevue, and Tacoma, and at least a portion of these are likely hybrid or remote
workers.
• Average home prices in Port Angeles are out of reach for single-income households in the city’s
main job sectors. In fact, most single-income households would also be rent cost-burdened in the
city. For two-income households, some combinations of employment sectors, such as government
and health care, would generate enough income to purchase the average home in the city. Even
with two incomes, households in some of the city’s leading sectors, particularly in tourism-related
jobs, would struggle to buy a house or afford average rents without being cost-burdened.
Commercial Market Analysis
• Half of Clallam County’s retail space is located in Port Angeles, although very little has been built
since 2000 in the city. Retail vacancy is around five percent, up from recent lower levels, which
may signal an undersupply of retail space in the city, at least of some types. However, retail rents,
currently around $14, are not high enough to support new retail construction, aside from some
owner-occupied properties or large companies such as Starbucks.
• Port Angeles has most of Clallam County’s office space, but much of it was built before 1980. The
market for new office space regionally and nationally is challenging, though less so for medical
uses. Office rents are currently around $13 per square foot in Port Angeles.
• Port Angeles is a regional industrial hub, and about one-third of the city’s current stock of
industrial and flex space was developed since 2000. Industrial and flex vacancy rates in Port
Angeles are extremely low, suggesting strong demand for industrial space in the city.
Stakeholder Input
This section summarizes key themes and takeaways from interviews conducted with business leaders,
economic development professionals, and representatives of the Waterfront Association, Port, and
Chamber of Commerce in late 2024. A complete summary of these interviews can be found in the
Economic Development Appendix.
• There has been a loss of middle-income jobs in Port Angeles over the past few decades, with a
move away from forestry and towards tourism, which generally provides lower-income and more
Port Angeles 2025 Comprehensive Plan – Economic Development Element Page 50
seasonal jobs. Adding more attractions, year-round activities, and festivals could help make this a
more sustainable year-round source of employment and revenue.
• There is some potential for value-added wood products, biomass manufacturing, and other
innovative resource-based industries as one avenue to increase higher-paying jobs in the city.
• The Black Ball Ferry is an important presence in the city, and cultivating a better relationship with
Victoria, B.C., as well as improving the gateway to the city near the ferry terminal, would be
beneficial.
• Other important sectors in the Port Angeles economy include the marine trades, health care, and
an increasing number of remote workers in tech industries.
• Downtown Port Angeles (the Waterfront District) is key to the region’s economy. Still, vacant and
underused properties, perceptions of crime and homelessness, and a lack of placemaking have
hampered downtown’s attractiveness and potential. Recent efforts by the Waterfront District and
others are resulting in improvements in downtown, and the potential for new housing or the reuse
of vacant second floors presents a key opportunity for the district as well.
• Workforce housing availability and affordability are growing concerns with recent rises in housing
costs. Improving the local construction industry and continuing to allow more diverse and denser
housing types are positive steps towards addressing this issue.
• Peninsula Community College is an important player in the city’s economy, and recent leadership
changes have positively impacted the potential for the College to have an impact on workforce
training in the city.
• The remote location of Port Angeles presents challenges for non-resource-based manufacturing
industries, as well as driving up the costs of development.
• There is a lack of large industrially-zoned industrial parcels in the city. The Western UGA may be
particularly suited to rezoning to accommodate potential industrial uses.
• Key actions the city can take, identified by stakeholders, to further the local economy include:
o Invest proactively in infrastructure
o Improve the climate around code enforcement and permitting processes
o Market the city as a tourism and business destination
o Increase availability of large industrially zoned parcels through land use changes
o Foster new partnerships and build on existing relationships with the business community
and local and regional economic development organizations.
Port Angeles 2025 Comprehensive Plan – Economic Development Element Page 51
Goals and Policies
Goal ED-1 Diversify Port Angeles’s economy, building on and
expanding beyond the area’s traditional natural
resource industries to create and maintain a
balanced local economy.
Policy ED-1.1 Remain the major economic center on the North Olympic
Peninsula, meeting regional and local needs.
Policy ED-1.2 Promote long-term economic stability by encouraging
businesses and industries to invest in modernization and
environmentally sound technology.
Policy ED-1.3 Encourage sustainable resource-based industries such as
biomass manufacturing and value-added wood products
at key industrial sites in the city.
Policy ED-1.4 Acknowledge and foster the city’s health care industry,
recognizing the regional importance of the Olympic
Medical Center and other medical businesses, through
land use, marketing, and partnerships.
Policy ED-1.5 Promote the diversification of the community's economic
base by encouraging the location, retention, and
expansion of local small and medium-sized businesses.
Policy ED-1.6 Encourage training and educational opportunities, in
particular the programs provided at Peninsula College,
which strengthen and increase the variety of skills available
in the local workforce and encourage entrepreneurship.
Policy ED-1.7 Cooperate and partner with other jurisdictions, local
nonprofits, associations, and community service
organizations to support economic development.
Policy ED-1.8 Continue to work with the Clallam County Economic
Development Council (EDC), APEX, Center for Inclusive
Entrepreneurship, the Small Business Development Center
(SBDC), and other community organizations on business
creation, growth, and expansion programs.
Policy ED-1.9 Strengthen economic development communications and
foster regular dialogue with community, business, Tribal,
and regional partners to coordinate initiatives that
advance shared prosperity.
City pier (Gwyn & Ami)
Hospital campus
Port Angeles 2025 Comprehensive Plan – Economic Development Element Page 52
Policy ED-1.10 Support continued development of a strong maritime-
related industry in the Port Angeles Harbor.
Policy ED-1.11 Develop an economy that provides opportunities for Port
Angeles' vulnerable and at-risk community members.
Policy ED-1.12 Work with the Port to prioritize the airport as a significant
economic asset and identify specific incentives to attract
commercial services, such as fueling, flight schools,
hangars, or scheduled passenger airline service.
Policy ED-1.13 Encourage new development in the airport industrial area
by developing sufficient utilities, improving traffic
circulation, and identifying environmental constraints in the
area in cooperation with other governmental agencies.
Policy ED-1.14 Encourage the establishment of maker spaces, small
business incubators, and commissary kitchens in the city
through the provision of additional industrial land or
buildings, funding, or partnerships with nonprofits.
Policy ED-1.15 Direct staff to prepare and present a feasibility report by
2027 to City Council on the potential use of TIF for key
infrastructure and redevelopment projects in coordination
with future Capital Facilities Plan updates.
Policy ED-1.16 Establish a recurring industry summit or collaborative
forum bringing together local businesses, workforce and
education partners, economic development agencies, and
public sector leaders to define and strengthen Port
Angeles’s industrial base. The focus of the convenings at a
minimum will be 1) the identification of priority sectors that
provide high-quality, family-wage jobs, 2) evaluating
infrastructure and training needs, and 3) aligning City
policies and investments to support sustainable, high-
value industry growth.
Goal ED-2 Foster a healthy local economy that complements
and benefits from the community's high quality of
life by preserving, protecting, and enhancing the
community's natural, historical, and cultural
amenities.
Policy ED-2.1 Promote the region's high-quality environment and
available natural and cultural resources as factors in
attracting and retaining business, industry, and individual
enterprises.
MAKER SPACES /
INCUBATORS
Flex industrial spaces
frequently operated by
nonprofit foundations
that serve a variety of
functions depending on
the needs of the
community, ranging from
artist spaces to small-scale
manufacturing, educational
programs, retail spaces,
and assistance in
connecting entrepreneurs
Port Angeles 2025 Comprehensive Plan – Economic Development Element Page 53
Policy ED-2.2 Promote the community's quality public school system
and Peninsula College as factors in attracting and retaining
business and industry.
Policy ED-2.3 Encourage vibrant, walkable, mixed-use districts with retail,
dining, arts, “third places,” opportunities for youth, and
housing in the heart of key neighborhoods in Port
Angeles, including the west side of town, through land use
regulation, placemaking, and community partnerships.
Policy ED-2.4 Foster remote and in-person office employment by
promoting the use and renovation of existing office space
in downtown buildings, placemaking and downtown
revitalization, and access to high-speed internet
throughout the city.
Policy ED-2.5 Recognize art, architecture, music, and performance as
important community resources and continue to
encourage community participation and involvement in
cultural activities and adequate venues for community
meetings, shows, music, art, hobbies, and user groups.
Policy ED-2.6 Encourage the availability of housing that meets the needs
of the entire spectrum of the community's residents,
including extremely low-, low-, and moderate-income
households, throughout the city.
Policy ED-2.7 Support the establishment of a Creative District in Port
Angeles to encourage and support artistic and cultural
activities in the city.
Goal ED-3 Create and promote a strong and sustainable
tourism industry for Port Angeles, recognizing and
supporting existing and prospective tourism
attractions.
Policy ED-3.1 Support improved access to the Olympic National Park,
particularly to Hurricane Ridge.
Policy ED-3.2 Work to enhance the public use of Ediz Hook.
Policy ED-3.3 Support development of an electric vehicle (EV) charging
station network and EV maintenance facilities around the
Olympic Peninsula through leveraging federal and state
funding and expediting permitting of stations.
Policy ED-3.4 Encourage the availability of rental car service in the
downtown, within walking distance of the ferry terminal.
THIRD PLACES
Places where people spend
time between home (“first”
place) and work (“second”
place). They are locations
where we exchange ideas,
have a good time, and
build relationships. -
Brookings
Port Angeles 2025 Comprehensive Plan – Economic Development Element Page 54
Policy ED-3.5 Support tourism and recreation activities which highlight
Port Angeles' natural, cultural, and historical amenities
through lodging tax funds and grants.
Policy ED-3.6 Encourage and promote year-round opportunities for the
tourism and recreation industries, such as festivals,
conferences, and events outside of summer months.
Policy ED-3.7 Support and enhance the use of the Field Arts and Events
Hall Conference Center
Policy ED-3.8 Ensure Port Angeles has an adequate supply of hotel
rooms to meet demand and to prevent economic
leakage.
Goal ED-4 Revitalize Port Angeles’ downtown and Waterfront
District to foster an attractive and thriving district
with active retail, commercial, and tourism uses,
housing, high-quality infrastructure, and active
maritime and waterfront uses.
Policy ED-4.1 Recognize, preserve, and promote historic and cultural
properties downtown through the façade and sign
improvement program and partnerships.
Policy ED-4.2 Support economic activity in the downtown area resulting
from the presence of the Black Ball Ferry, including
infrastructure improvements near the ferry terminal,
placemaking, and partnerships with Victorian tourism
organizations.
Policy ED-4.3 Foster partnerships with the Waterfront District, Chamber
of Commerce, Port, Field Arts and Events Hall, and other
organizations to beautify the downtown and attract
businesses and residents to the area through events and
placemaking activities.
Policy ED-4.4 Support key redevelopment projects in the downtown,
including the Marine Discovery Center, Elwha Longhouse,
Lot B Parking Lot, and Phase 3 of the Waterfront
Development, including City Pier, the Seaplane terminal,
and improvements to Railroad Ave between Laurel and
Lincoln.
Policy ED-4.5 Consider converting alleyways into attractive pedestrian
zones for access to local businesses. Encourage alleyways
to be used as pedestrian zones.
WATERFRONT DISTRICT
Born out of the Elevate PA
process in 2020, the Waterfront
District is a 501(c)(6) non-profit
dedicated to undertaking and
advancing the work of
improving Downtown Port
Angeles through a variety of
activities including promotion,
beautification, grants, and
administering the city’s Parking
and Business Improvement
City pier concert (Eric Neurath)
Port Angeles 2025 Comprehensive Plan – Economic Development Element Page 55
Goal ED-5 Prepare for economic impacts of climate change,
including changes in recreation due to heat,
wildfire, and reduced snowpack. Protect
businesses, travel, and shipping routes with
increased infrastructure resilience.
Policy ED-5.1 Ensure that the 2025 update to the Comprehensive
Emergency Management Plan responds to the impacts of
climate change and identifies roles and responsibilities to
ensure a sustainable economic recovery after a disaster.
Policy ED-5.2 Encourage businesses with low carbon footprints by
providing fee reductions, permit facilitation, and/or
implementing land use code changes, among other
strategies.
Policy ED-5.3 Promote long-term economic stability by attracting non-
polluting industries and eco-friendly businesses, and
encouraging existing businesses and industries to invest in
modernization and environmentally sound, green
technology.
Policy ED-5.4 Consider best available science on sea level rise and
recommend mitigation and adaptation strategies in the
development of downtown.
Policy ED-5.5 Ensure the ease and efficient reuse of contaminated
properties through cleanup opportunities and state grant
resources.
Goal ED-6 In alignment with the Region's Recompete Plan,
create jobs and businesses that pay greater than
the annual average wage by prioritizing attracting
and expanding private-sector businesses,
particularly in construction, manufacturing,
maritime, and forest products sectors.
Policy ED-6.1 Attract and retain businesses and industries which create
prosperity-wage jobs which allow residents to afford
housing, food, and the necessities of life without relying on
subsidies., and encourage local hiring preferences when
possible.
Policy ED-6.2 Focus city's efforts on private businesses and jobs that are
full time, year round, and that provide a strong benefit
package.
Port Angeles 2025 Comprehensive Plan – Economic Development Element Page 56
Policy ED-6.3 Provide resources to businesses in the identified targeted
sectors to expand and retain high-paying jobs. Target
high-wage businesses and market the county’s workforce
and resources, knowing that growth in the retail and
service sectors will follow.
Policy ED-6.4 Retain spending within the local area by supporting
businesses that source locally and sell externally, rather
than relying on external businesses that export wealth.
Port Angeles 2025 Comprehensive Plan – Parks, Recreation & Open Space Element Page 57
Parks, Recreation &
Open Space Element
(Lynette Braillard)
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Introduction
The Parks, Recreation, and Open Space Element serves as a guide for the strategic development and
ongoing management of the City's park system. It provides a clear direction for realizing Port Angeles'
vision for parks and recreation, encompassing several key goals. These include optimizing the city's
inherent connection with its exceptional natural environment, ensuring a wide spectrum of recreational
opportunities are available and accessible to everyone, fostering vibrant and valued neighborhoods
through access to parks, trails, and natural areas, and sustaining Port Angeles' rich arts, cultural heritage,
and overall sense of community. This framework underscores a comprehensive approach to park planning,
recognizing their multifaceted roles in recreation, environmental stewardship, neighborhood
enhancement, and the cultivation of a strong community identity in Port Angeles. The Park, Recreation,
and Open Space Element sets the qualitative goals that the quantitative Levels of Service standards will
help to achieve and measure. These standards, such as park acreage per capita or trail accessibility metrics,
will be developed and applied in alignment with this overarching vision to ensure the city effectively meets
its park and recreation objectives for all residents.
Civic Field
DRAFT 12/11/25 – Port Angeles 2025 Comprehensive Plan – Parks, Recreation & Open Space Element Page 59
Existing Facilities
The City of Port Angeles Parks and Recreation Department currently
manages a significant portfolio of land and facilities dedicated to recreation
and open space. This includes over 114 acres of developed parkland,
complemented by 81.5 acres designated for future park development, and
an additional 91.8 acres preserved as protected open space.
The developed parkland features a variety of recreational amenities,
including 14 playgrounds, 13 baseball and/or softball fields, nine football
and/or soccer fields, and 12 tennis courts.
Approximately 10 acres are occupied by community facilities, notably the
Senior and Community Services Center and the Vern Burton Community Center, which offer diverse year-
round recreational programs.
Civic Field serves as a comprehensive athletic complex equipped for soccer, football, and baseball,
complete with lighting for evening use, concession stands, covered stadium seating, and locker rooms.
The city also owns unique facilities, such as the Feiro Marine Life Center at City Pier Park, and cultural sites
within Lincoln Park, including a traditional native longhouse, the Loomis Building, and several other log
structures. The Port Angeles Fine Arts Center is located within Webster Woods Park, further integrating the
arts and recreation. The Carnegie Library building, adjacent to the former fire hall, has been repurposed
into a museum leased by the Lower Elwha Klallam Tribe.
Additionally, the city maintains two public walkways connecting downtown
with the bluff residential area, one of which culminates at the Conard Dyar
Memorial Fountain. For maritime access, the city operates a boat launch
ramp and moorage floats at the eastern end of Ediz Hook, and the city pier
provides transient boater moorage.
Finally, the department maintains a significant portion of the Olympic
Discovery/Waterfront Trail, stretching from Morse Creek to the Coast Guard
Base entry on Ediz Hook and continuing through the city to the western
boundary at Lower Elwha Road. The city also owns and operates the 41-acre
Ocean View Cemetery.
Table 6: Park Facilities Inventory
Park Location Description Amenities
5th & Oak Park 136 W. 5th St. Port Angeles, WA 98362 This park is located on the corner of West 5th St. and Oak St. It is one of our smaller, enclosed residential neighborhood parks. It's the perfect place for youngsters to explore
the outdoors.
Open Field
Park Benches
Picnic Tables
Playground
9/11 Memorial
Waterfront Park
400 N. Francis St. Port
Angeles, WA 98362
Formerly named Francis Street Park, this park is
a central access point for Waterfront Trail/Olympic Discovery Trail users. Sweeping views of the harbor make this a community showcase park for our local citizenry and
Flag Pavilion
Open Grass Areas
Picnic Areas
Play Structures
Pump track at Erickson Playfield Park
Volunteer Field
DRAFT 12/11/25 – Port Angeles 2025 Comprehensive Plan – Parks, Recreation & Open Space Element Page 60
Park Location Description Amenities
visitors. Features include handicapped parking for easy access to the trail and a lookout pavilion.
Viewpoint
Walking Paths
Waterfront Trail Access
Campfire Clubhouse 619 E. 4th St. Port Angeles, WA 98362 The Campfire Clubhouse at Jessie Webster Park provides rental space for meetings and events. With a kitchen, restrooms, dining hall, stage, meeting rooms, foyer, heat, and tables and chairs, it's an excellent place for events up to approximately 75 people.
Banquet Hall
Chairs
Clubhouse
Kitchen
Meeting Rooms
Rental Facility
Restrooms
Tables
Charles R. Willson Memorial Park
511 W. 7th St. Port Angeles, WA 98362 Charles R. Willson Park is located between the 8th Street Bridges on West 7th Street. This quiet neighborhood park offers a nice place for people to play.
Basketball Court
Open Field
Picnic Tables
City Pier & Hollywood Beach
315 N. Lincoln St. Port Angeles, WA 98362 The City Pier & Hollywood Beach is located at the north end of Lincoln Street on the waterfront in the heart of downtown Port
Angeles. The City Pier is next to downtown
area shopping, ferry service to Victoria, the
Waterfront Trail, and the home of the Arthur D. Feiro Marine Life Center. The pier offers fantastic views of the inner harbor, Port Angeles, and the Olympic Mountains.
Beach Access
Covered Stage
Hollywood Beach
Park Benches
Picnic Tables
Restrooms
Viewing Tower
Walking Paths
Waterfront Trail Access
City Pier Moorage Floats 315 N. Lincoln St. Port Angeles, WA 98362 Ramps and moorage floats are provided, temporary moorage is complimentary, while overnight moorage is $20/night with a 10-night
maximum. Moorage is provided on a first-
come, first-served basis.
ADA Accessible
Seasonal Closures
Civic Field 307 S. Race St. Port
Angeles, WA 98362
Civic Field, a multipurpose sports stadium
located across from Erickson Playfield, accommodates football, baseball, and soccer with covered seating for about 2,500 spectators. In 2016, it received a modern LED lighting system upgrade. Civic Field hosts all home games for Port Angeles High School's
soccer, baseball, and football teams and, since
2017, has been the home field for the West
Coast League's collegiate baseball team, the Port Angeles Lefties.
Baseball Field
Bleachers
Concession Stand
Football Field
LED Field Lighting
Locker Room
Parking
Rental Facility
Restrooms
Soccer Field
Stadium
Conrad Dyar Memorial Fountain
West 1st Street and North Laurel St. Port Angeles, WA 98362
Conrad E. Dyar Memorial Fountain Park, situated in downtown Port Angeles at the corner of First and Laurel Streets, honors a
Flag Pavilion
Park Benches
Water Fountain
DRAFT 12/11/25 – Port Angeles 2025 Comprehensive Plan – Parks, Recreation & Open Space Element Page 61
Park Location Description Amenities
former City Park Board chairman. Formerly the Laurel Street Circle, the park offers numerous seating areas, flower baskets, and a mural behind its fountain, making it a popular spot
for shoppers and downtown visitors.
Crown Park 1921 W. 4th St. Port
Angeles, WA 98362
Crown Park is located on West 4th Street and
sits on the bluff overlooking the former Nippon
Paper Mill. Crown Park is a small neighborhood park that offers unobstructed views of the Strait of Juan de Fuca and the harbor to the east. Crown Park also has a small playground, a small field, and benches.
Open Grass Areas
Park Benches
Picnic Tables
Playground
View Parking
Dream
Playground
302 S. Race St. Port
Angeles, WA 98362
The Port Angeles Dream Playground, a large
community-built project completed in five days
in September 2002 by over 2,000 volunteers
using donated resources, was funded by over $185,000 raised from local businesses and more than 10,000 individuals. In 2009, volunteers added an 800-square-foot covered pavilion next to the playground, and in 2023, the playground was completely rebuilt to modern equipment standards, utilizing
donations and lodging tax funds.
Play Structures
Playground
Ediz Hook Boat
Launch
700 Ediz Hook Road
Port Angeles, WA 98362
Annual passes are not currently for purchase,
and one-time use passes are not currently being collected for this location.
Boat Ramp
Elks Playfield 533 W. 14th St. Port Angeles, WA 98362 Elks Playfield is located at 14th Street and Cedar Street, between the 8th Street Bridges. This large park accommodates several city sports, including soccer and softball. It also has six pickleball courts, a playground, and
restrooms.
Bleachers
Open Field
Pickleball Courts
Playground
Restrooms
Softball Diamond
Erickson Playfield 302 S. Race St. Port Angeles, WA 98362 Erickson Playfield, a 4.2-acre semi-wooded park on Race Street across from Civic Field, is a popular family destination offering a covered picnic shelter, four tennis courts, a skate park, a
pump track, a grass field with a calisthenics
park, and the large, community-built Dream
Playground for all ages. Its location also provides quick access to Olympic National Park.
Covered Picnic Area
Four Tennis Courts
Open Field
Parking
Picnic Tables
Playground
Pump Track
Restrooms
Erickson Skate
Park
302 S. Race St. Port
Angeles, WA 98362
The Port Angeles Skate Park is a multi-use built
recreational environment made only for the
use of the following non-motorized wheeled
devices: skateboards, bicycle motocross or BMX bikes, inline/roller skates, and scooters
Skate Park
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Park Location Description Amenities
Gateway Pavilion 125 East. Front St. Port Angeles, WA 98362
The Gateway is on Front and Lincoln and serves as Port Angeles' Public Transit Center. The Gateway can be rented for events.
ADA Accessible
Parking
Pavilion
Restrooms
Harborview Park 700 Ediz Hook Road, Port Angeles, WA 98362
Located at the end of Ediz Hook, Harborview Park features spectacular views of the Port Angeles inner harbor and the Olympic Mountains.
Beach Access
Open Grass Areas
Picnic Tables
Restrooms
Haynes View Point E. Front St. and N. Peabody St. Port Angeles, WA 98362
Haynes View Point is located at the foot of North Peabody Street. It offers an all-encompassing view of the harbor, Straits of Juan de Fuca, and Canada. This is a popular place for locals and visitors to sit and watch the
world go by.
View Parking
Viewpoint
Hazel Porter
Kiel Park
115 W. 13th St. Port
Angeles, WA 98362
Hazel Porter Kiel Park is a small neighborhood
park located on 13th Street between Laurel and
Oak Streets. This quiet park offers a tennis court and an open field with space for families to play and picnic.
Open Field
Picnic Tables
Tennis Court
James View Point W. 2nd St. and Oak St. Port Angeles, WA 98362
James View Point is located at the top of the zigzag on 2nd Street and Oak Street, beginning on the south side of Laurel Street. The small park offers a great view of the
harbor, the Strait of Juan de Fuca, and Canada.
Open Grass Areas
Park Benches
Viewpoint
Jessie Webster
Park
3rd Street and Eunice
Street, Port Angeles,
WA 98362
Jessie Webster Park is located on 3rd Street
and Eunice Street, behind Swain's General
Store. The park is wooded and has a walking trail as well as a rental facility called the Campfire Clubhouse.
Open Space Areas
Picnic Tables
Walking Paths
Lincoln Park 1900 W. Lauridsen Blvd. Port Angeles, WA 98362
Lincoln Park is in the area of 1500 West Lauridsen Boulevard, just east of the Fairchild International Airport. Two ponds in the
northeastern corner are home to many
different species of ducks and birds. Fishing is
available for youth 14 years of age and
younger without a license.
BMX Track
Clubhouse
Disc Golf Course
Dog Park
Loomis Rentals
Open Field
Picnic Tables
Playground
Restrooms
Trails
Water
Youth Baseball Field
Lions Park 601 E. Whidby Ave. Port Angeles, WA 98362
Lions Park is located on the 600 block of Whidby Avenue, just south of Lauridsen Boulevard, and is also accessible from Lauridsen Boulevard by a fenced path. This is a
Covered Picnic Area
Open Field
Open Grass Areas
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Park Location Description Amenities
quiet neighborhood park with a lot of open space and a small covered area Park Benches
Ocean View
Cemetery
3127 W. 18th St. Port
Angeles, WA 98362
Ocean View Cemetery is owned and operated
by the City of Port Angeles Parks & Recreation Department. The land for Ocean View Cemetery was acquired from the Federal Government largely through the efforts of Matilda C. (Dudley) Cooper. Mrs. Cooper started a petition in the early 1890s to secure
land for the City to use as a cemetery. By 1894,
the 54-acre cemetery was ready for business.
sŋaʔŋáʔant
cáwŋən
ʔəssaqɬúŋt
Front Street & Oak St.
Port Angeles, WA 98362
In 2019, the City approved the renaming of
West End Park to sŋaʔŋáʔant (Pebble) cáwŋən (Beach) ʔəssaqɬúŋt (Park) in both Klallam and English. Located where Front Street and Oak Streets meet, sŋaʔŋáʔant cáwŋən ʔəssaqɬúŋt features two sand pocket beaches with water access, plazas, a viewing platform, lawn and
gathering space, benches, nearby public
restrooms and parking, and access to the
Waterfront Trail and Esplanade.
Open Grass Areas
Park Benches
Parking
Rental Facility
Viewing Tower
Walking Paths
Water
Waterfront Trail Access
Port Angeles Fine Arts Center & Webster's Woods Art Park
1203 E. Lauridsen Blvd. Port Angeles, WA 98362
The Port Angeles Fine Arts Center (PAFAC) gallery occupies the former 1951 residence and studio of Esther and Charles Webster, a Paul Hayden Kirk-designed example of modern Northwest architecture featuring extensive glass and timber. Its location on the Olympic
foothills offers panoramic views of the city, the
Strait of Juan de Fuca, Vancouver Island, and
the Olympic National Park Mountains. Adjacent to the gallery is Webster's Woods Art Park, established in 2000, which annually showcases new outdoor sculptures through the "Art Outside" program, inviting visitors to explore the art integrated into the natural woodland
environment year-round for free.
Quinn Redlin
Kintner
Memorial Park
1006 E. Georgiana St.
Port Angeles, WA
98362
Quinn Redlin Kintner Memorial Park, formerly
Georgiana Park, is a small park located in Port
Angeles' medical district at the corner of Washington and Georgiana Streets. Following a community fundraising effort that began in 2016, the park was renovated with a new, fully ADA-accessible playground, funded in part by a donation from the Quinn Redlin Kintner
family's endowment. In recognition of this
contribution, the park was renamed in her
honor in 2017, with the playground completed in the fall of 2018.
ADA Accessible
Open Grass Areas
Park Benches
Picnic Tables
Playground
DRAFT 12/11/25 – Port Angeles 2025 Comprehensive Plan – Parks, Recreation & Open Space Element Page 64
Park Location Description Amenities
Rains Park 921 E. 8th St. Port Angeles, WA 98362
Rains Park is a nice neighborhood park with a play structure and open space located on 8th Street just east of Race Street.
Open Field
Picnic Tables
Playground
Rayonier
Locomotive #4
Chase Street &
Lauridsen Boulevard
Port Angeles, WA
98362
The Rayonier Locomotive #4 was acquired by
Rayonier in 1947 and used to load and move
lumber from Rayonier’s mill and products to
the main lines, bound for other sites such as
Port Townsend and Portland. After the engine was retired, it was donated to the City of Port Angeles in 1960. The locomotive now sits at one of the City’s traffic islands off of Lauridsen Boulevard, directly across from the Library.
Sail & Paddle
Park
700 West Ediz Hook
Rd. Port Angeles, WA
98362
Sail & Paddle Park is located on Ediz Hook just
east of the former Nippon Paper Mill. This park
features excellent views of the harbor, Port
Angeles, and the Olympic Mountains. The park also has beach access for launching kayaks.
Beach Access
Open Grass Areas
Park Benches
Picnic Tables
View Parking
Shane Park 613 S. G St. Port Angeles, WA 98362
Shane Park, situated on G Street between Seventh and Eighth Streets, features a fully accessible ADA-compliant playground, large ballfields, and the Born Learning Trail, an interactive path for parents and children. This
expansive park is a central hub for outdoor
sports in Port Angeles, hosting both youth and
adult soccer and softball leagues.
ADA Accessible
Basketball Court
Open Field
Park Benches
Parking
Picnic Tables
Playground
Restrooms
Soccer Field
Softball Diamond
Walking Paths
Valley Creek Estuary 313 Marine Drive Port Angeles, WA 98362
Valley Creek Estuary was built through a combined effort between the City of Port Angeles and other local organizations. The
park offers views of the Port Angeles harbor,
the Olympic Mountains, the Straits of Juan de
Fuca, and Canada.
Friendship Bridge
Open Grass Areas
Park Benches
Pavilion
Viewing Tower
Waterfront Trail Access
Vern Burton Community
Center
308 E. 4th St. Port Angeles, WA
98362
The centrally located Vern Burton Community Center offers a large, divisible main hall (8,100
sq ft, capacity 1100 standing/500 banquet) with
an atrium and accessible restrooms, plus a
smaller, flexible meeting area (capacity 55). Originally a high school gym, it retains its hardwood floors and a high ceiling, both suitable for sports. A well-equipped commercial kitchen is available, along with tables and chairs for up to 500 people. Its
ADA Accessible
Banquet Hall
Basketball Court
Chairs
Fully Functioning Kitchen
Indoor Sports
Meeting Rooms
Parking
Pickleball Courts
DRAFT 12/11/25 – Port Angeles 2025 Comprehensive Plan – Parks, Recreation & Open Space Element Page 65
Park Location Description Amenities
downtown location provides easy access to transportation and amenities. Public Address System
Restrooms
Tables
TOA Stereo Music System
Volleyball
Veterans
Memorial Park
217 S. Lincoln St.
Port Angeles, WA
98362
Veterans Memorial Park is located just west of
the Clallam County Courthouse on Lincoln
Street. This memorial is dedicated to all veterans who have served our country in war and peace. The park, originally named Central Park, was renamed in 1986 in honor of those who served in all branches of the armed forces and all conflicts since the Civil War.
Flag Pavilion
Memorial Markers
Open Grass Areas
Park Benches
Reflection Pond
Walking Paths
Volunteer Field West 18th & South L
Street Port Angeles,
WA 98362
Volunteer Field is a 7-acre park and athletic
complex located adjacent to Fairchild
International Airport and northwest of Lincoln Park. Both baseball and soccer are played here at different times of the year. Installed throughout the end of 2023, a new, top-of-the-line turf infield has been in use since Spring of 2024!
Volunteer Field is a scheduled facility. Please
contact our office for more information about
using the facility.
Baseball Field
Football Field
Parking
Restrooms
Soccer Field
Turf Infield
Waterfront Trail (Olympic Discovery Trail)
Lincoln St. and Front St Port Angeles, WA 98362
The Waterfront Trail follows the waterfront of Port Angeles. It extends from the Coast Guard Station entrance gate on Ediz Hook and wraps around the waterfront, connecting with the Olympic Discovery Trail. The Olympic
Discovery Trail extends to Sequim, with plans
to extend it further east and west.
Beach Access
Park Benches
Trails
Walking Paths
Webster's
Woods Art Park
1203 E. Lauridsen
Blvd. Port Angeles, WA 98362
The first sculptures were installed in Webster's
Woods in 2000, and every year new pieces are presented through the Center's Art Outside program. Visitors can explore the side independently by using the park trails and discover artworks hanging in trees, burrowing in the ground, or camouflaged by the natural
beauty of the foliage. Webster's Woods is free
and open to the public year-round.
Wolverton Park
& Community Garden
825 W. 11th St.
Port Angeles, WA 98362
Wolverton Park is located on West 11th & A
Street in a residential neighborhood. Half of the park is open space, and the other half is a Community Garden.
Community Garden
Open Field
Level of Service
The level of service for city parks is 8.0 acres per 1,000 population.
DRAFT 12/11/25 – Port Angeles 2025 Comprehensive Plan – Parks, Recreation & Open Space Element Page 66
Based on the population projections through 2045, the future need for park land is approximately 185
acres. Considering the existing developed parkland together with land designated for future park
development (as noted in the Existing Facilities section above), Port Angeles is on track to maintain
adequate parkland for the future.
However, the Comprehensive Plan suggests referring to the Clallam County Comprehensive Park and
Recreation Master Plan (2024) as a helpful document for local service until Port Angeles drafts and
implements its own Parks Plan to refine the location, shape, pace, and style of facilities improvements
based on a more fine-grained look at equitable access, distribution, and function.
Forecasted Needs
Forecasted needs for Port Angeles parks likely involve maintaining
and upgrading existing infrastructure while addressing aging facilities
to ensure safety and functionality. Depending on population growth
and Level of Service standards, expanding parkland and improving
equitable access across neighborhoods may be necessary. Enhancing
recreational opportunities through diverse facilities, improving
accessibility for all abilities, and continuing the protection of natural
areas and open spaces are also anticipated. Furthermore, ongoing
trail development and connectivity, along with understanding and
responding to evolving community needs through engagement, will shape future park priorities and
development within the city.
Looking ahead, the city has several unfunded projects requiring attention, such as replacing the senior
center front doors and addressing necessary repairs for the city pier and lighting at Shane & Elks Field. In
contrast, the aluminum bleacher upgrades are active and planned for completion with the purchase of
units in 2025 and 2026 through the general fund CFP process. The Parks Department is actively pursuing
FEMA funding for repairs to the Ediz Hook boat launch. While neighborhood park development relies on
donations, securing resources for the other currently unfunded projects will be crucial for future
improvements.
The Capital Facilities Plan, attached in the Capital Facilities Appendix, details upcoming capital
improvement projects for parks and recreation over the next six-year planning horizon. This plan, which
includes potential funding avenues, is updated annually to reflect evolving needs and priorities for the
city's park system.
sŋaʔŋáʔant cáwŋən ʔəssaqɬúŋt
DRAFT 12/11/25 – Port Angeles 2025 Comprehensive Plan – Parks, Recreation & Open Space Element Page 67
Goals and Policies
Goal PR-1 Acquire, develop, renovate, and maintain a
sustainable system of parks, recreational facilities,
and open spaces to ensure that the contributions
of natural resources and recreation to human well-
being are maintained and recognized as a value.
Policy PR-1.1 Provide Port Angeles with a diversity of open spaces,
parks, and recreation facilities and programs appropriately
distributed throughout the City.
Policy PR-1.2 Ensure that equality is achieved to the extent possible in
the types and variety of facilities, quality of maintenance,
and the range of recreation services provided. Prioritize
improvements for parks and facilities with the greatest
need to bring them to a level consistent with other parks
in the system.
Policy PR-1.3 Retain and reflect the natural beauty of the area that
attracts visitors, business, and residents to Port Angeles.
Policy PR-1.4 Protect the visual character of the community through
open spaces, streetscapes, borrowed landscapes, and
publicly owned natural resource areas. Supplement and
enhance the visual attractiveness of the city through the
use of formal landscaping in street medians, city
entryways, and along sidewalks, as well as the use of other
public spaces, flower beds, and street trees. Emphasize the
use of planter strips with drought-tolerant vegetation and
bio-retention facilities.
Policy PR-1.5 Forge effective partnerships and strengthen ties with other
public, private, and non-profit providers, including
providing high-quality recreational opportunities.
Policy PR-1.6 Identify waterfront improvements to increase marine
transportation and recreation.
Policy PR-1.7 Identify appropriate locations for small (pocket) parks,
community gardens, and food forests throughout the
community and integrate them into the City’s park system.
Look for ways to connect these open spaces to create
habitat corridors.
Hollywood Beach
Olympic Discovery Trail signage
DRAFT 12/11/25 – Port Angeles 2025 Comprehensive Plan – Parks, Recreation & Open Space Element Page 68
Policy PR-1.8 The City should continue to provide or participate with
private sponsors to provide high-quality recreational
opportunities.
Policy PR-1.9 Provide a system of walking trails and bicycle paths to
complement and coordinate with the existing street system
and promote recreational opportunities and physical
activity.
Policy PR-1.9 Continue to participate as a partner in the extension of the
Olympic Discovery Trail through the City to the western
City limits.
Policy PR-1.10 Advance efforts to improve or provide access to Valley,
Tumwater, Peabody, Ennis, and White's Creeks through
the development of an integrated trails system.
Policy PR-1.11 Evaluate and implement opportunities to incorporate
diverse, sustainable plantings during renovations of
existing parks and in the design of new parks. Where
feasible, convert portions of existing turf areas to more
sustainable planting designs that provide ecological and
aesthetic benefits.
Policy PR-1.12 Recognize the Zig-Zag ramp at Oak Street as a critical
pedestrian connection between downtown and the bluff
neighborhoods and prioritize its future design and
replacement through Capital Facilities planning.
Goal PR-2 Enhance quality of life in the community by
providing facilities, services, and programs that
offer positive opportunities for building healthy,
safe, and productive lives to the broadest segment
of the population.
Policy PR-2.1 Provide consistently high-quality recreational experiences
to residents and visitors through a wide variety of park
types and features.
Policy PR-2.2 Strive for excellence through efficient, accurate, and skillful
performance in every process, service, and product
delivered by the Parks and Recreation providers.
Policy PR-2.3 Keep citizens involved and informed about parks and
recreation issues, services, and family-friendly features and
amenities.
Bioretention pond (PWKS Engineering)
DRAFT 12/11/25 – Port Angeles 2025 Comprehensive Plan – Parks, Recreation & Open Space Element Page 69
Policy PR-2.4 Manage Park facilities in a manner that will ensure public
safety, identify family-friendly features and amenities, and
keep the parks free of misuse to the greatest extent
possible, resulting in a sustainable and resilient park
system.
Policy PR-2.5 Incorporate health and nutrition into parks and recreation
programming.
Policy PR-2.6 Provide high-quality services, emphasize the design of
park areas to reduce long-term maintenance and
operating costs, and implement improved technology to
conserve limited resources such as water, power, and
people.
Policy PR-2.7 Provide programs and opportunities that are sensitive to
the needs of all of its citizens, including those with limited
financial resources, disadvantaged youth, older adults,
people with disabilities, and those with other special needs.
Policy PR-2.8 Expand recreational opportunities for youth by supporting
the development of diverse facilities and programs that
serve a range of ages and interests. Encourage investment
in facilities such as indoor and outdoor courts, rinks, and
multipurpose activity spaces, and explore partnerships with
schools, nonprofits, and private providers to meet youth
recreation needs.
Policy PR-2.9 Promote economic growth through recreational tourism
and attract visitors and new business by enhancing the
image of the community through beautification and
recreation programs.
Goal PR-3 Encourage the development of parks and
recreational opportunities for all residents of the
City and increase access to natural areas in a
manner that minimizes adverse impacts and
achieves the desired urban design of the City.
Policy PR-7.1 Ensure that the development and planning of parks and
recreational facilities are consistent with the Capital
Facilities Element.
Policy PR-7.2 Utilize land donated for public use to provide common
open space, public buildings, parks, and recreational
opportunities.
Playground at Erickson Playfield Park
City Pier new railing
DRAFT 12/11/25 – Port Angeles 2025 Comprehensive Plan – Parks, Recreation & Open Space Element Page 70
Policy PR-7.3 Preserve and maintain unique or major physical features
contained within the boundaries of City parks and
recreational areas for access and enjoyment by residents
of the community.
Policy PR-7.4 Adapt parks and recreation facilities to reflect the risks of
climate change, including sea level rise, extreme heat,
extreme precipitation, and drought. Prioritize actions
based on the facility's criticality.
Policy PR-7.5 Consider the relationship of parks and recreation facilities
to emergency management and human health, such as
facilities used as community hubs. Consider business
continuity and economic development, such as the wharf,
beaches, and trails.
Policy PR-7.6 Cooperate with the County and other jurisdictions in
planning, funding, constructing, and managing multi-
purpose recreation and transportation trails which link
together various areas of the City, the Port Angeles Urban
Growth Area (PAUGA), and other areas of the County and
region. Adapt trail designs, materials, and locations to
account for sea level rise risks.
Port Angeles 2025 Comprehensive Plan – Conservation Element Page 71
Conservation Element
DRAFT 12/11/25 – Port Angeles 2025 Comprehensive Plan – Conservation Element Page 72
Introduction
The Conservation Element establishes the importance of quality of life to the
people of Port Angeles. A clean, healthy, and diverse natural environment,
along with a variety of historical and cultural amenities, are critical elements
of a high-quality community.
As with other elements, this chapter provides a goal, policy, and action
framework to support Port Angeles' long-range conservation vision. This
includes efforts to optimize the city's relationship with its natural, historic, and
cultural setting by protecting and enhancing the environment and identifying
and conserving sites and entities of historic or cultural significance.
Conservation and Sustainability Priorities
Protecting Natural Resources Today for a Healthier Tomorrow
As part of the comprehensive plan visioning process, Port Angeles residents were asked to rate the
importance of various environmental initiatives. The results revealed clear community priorities that are
seen as key to improving quality of life over the next 20 years:
• Waste reduction and recycling programs
• Water conservation efforts
• Tree planting initiatives for streets and parks
• Expanding urban green spaces
• Upgrading City infrastructure to be more resilient to climate change
• Promoting renewable energy development (solar, wind, tidal, etc.)
• Improving green transportation options (e.g., bike lanes, public transit, electric vehicle
infrastructure)
• Neighborhoods with amenities within walking distance
The highest-rated priorities included waste reduction and recycling, followed
by infrastructure upgrades to support climate resilience and water
conservation. These results reflect a shared community vision for
environmental responsibility, resilience, and sustainable growth.
The following goals and policies build on these priorities to guide future
conservation efforts in Port Angeles.
Big Boy Pond (PWKS Engineering)
View of the wharf
DRAFT 12/11/25 – Port Angeles 2025 Comprehensive Plan – Conservation Element Page 73
Goals and Policies
Goal C-1 Promote sustainable development and land use
that is compatible with the overall natural
environment, historical, archaeological, and cultural
amenities.
Policy C-1.1 Require all development, including the location and design
of all structures and open space areas, to be compatible
with the unique physical features and natural amenities of
the land and complement the environment in which it is
placed, while recognizing the rights of private ownership.
Policy C-1.2 Building density should decrease as natural constraints
increase.
Policy C-1.3 Establish minimum and maximum standards for the
development of properties that contain or adjoin critical
areas for the purpose of protecting such areas, ensuring
no net loss of ecological functions and values consistent
with best available science from WDFW for the protection
and enhancement of critical areas. Strive for net ecological
gain when feasible in State-designated Critical Areas.
Policy C-1.4 Regulate site design, preparation, and development to
avoid or minimize damage to wetlands and other
environmentally sensitive areas.
Policy C-1.5 Use regionally consistent requirements for industrial and
commercial sewer discharge pretreatment and require
new indirect dischargers to locate where appropriate
sewer service can be made available.
Policy C-1.6 Designate open space areas to preserve major or unique
physical features, to serve as natural greenbelts and
wildlife corridors, and to establish an urban edge to the
PAUGA.
Policy C-1.7 Coordinate its environmental regulations with County,
State, and Federal regulations to simplify the permitting
process and to reduce associated costs to the land user.
Policy C-1.8 Implement site-specific requirements for individual
development proposals to mitigate any adverse impacts
created by the development, particularly in areas identified
as critical areas, to achieve no net loss of ecological
Feiro Marine Life Center
DRAFT 12/11/25 – Port Angeles 2025 Comprehensive Plan – Conservation Element Page 74
functions and values. Strive for net gain when feasible in
State-designated Critical Areas.
Policy C-1.9 In collaboration with the Washington Department of Fish
and Wildlife, consider measures to minimize conflicts
between humans and wildlife, particularly deer.
Policy C-1.10 Implement lighting designs, practices, and standards that
protect the night sky and reduce the negative impacts of
light pollution, such as sky glow, disruption of ecosystems,
and energy waste.
Goal C-2 Protect and enhance the area's unique physical
features, its natural, historical, archaeological, and
cultural amenities, and the overall environment.
Policy C-2.1 Maintain and preserve the City’s unique physical features
and natural amenities, such as creeks, streams, lakes,
ponds, wetlands, ravines, bluffs, shorelines, and fish and
wildlife habitats, and including its air and water quality
from new and existing sources, including climate change
impacts.
Policy C-2.2 Promote and highlight Port Angeles' plentiful natural
beauty, amenities, and cultural history.
Policy C-2.3 Recognize the essential role of critical areas and the
shoreline in community health and ecological resilience.
Strive for net ecological gain, in State-designated Critical
Areas, of functions and values when feasible, with close
guidance from WDFW’s best available science.
Policy C-2.4 Develop and implement a plan to improve water quality,
which includes measures to reduce and minimize
stormwater pollutants and combined sewer overflow
pollutant discharges.
Policy C-2.5 Prioritize long-term environmental benefits and impacts
over short-term ones when making decisions.
Policy C-2.6 Promote and utilize environment-enhancing conservation
practices.
Those practices may include waste reduction, use of
energy-efficient and conserving materials, and energy
conservation techniques, and should also encourage the
development and use of alternative forms of energy and
transportation, including avoiding adverse impacts to
Waterfront beach
DRAFT 12/11/25 – Port Angeles 2025 Comprehensive Plan – Conservation Element Page 75
archaeological sites by following and requiring best
management practices for archaeological preservation.
Policy C-2.7 Reference the most recently adopted Washington State
Citations of Recommended Sources of Best Available
Science for Designating and Protecting Critical Areas and
other research identified as more locally appropriate and
applicable when available as Best Available Science in the
Critical Areas Ordinance.
Policy C-2.8 Publicly recognize the many values and environmental
services provided by trees in an urban setting (treating
stormwater runoff, reducing the urban heat island, filtering
air pollutants and noise, etc.) and identify opportunities to
plant trees.
Policy C-2.9 Plant trees along residential streets, in parking lots, and in
other areas as opportunities arise. Trees should be
retained whenever possible and maintained using Best
Management Practices as appropriate for each tree type,
as identified in a Tree Protection Ordinance.
Policy C-2.10 Reduce the risk of urban flooding by upgrading the public
stormwater and sewer system and minimizing impervious
surfaces in new development, such as by reducing parking
requirements and de-paving key areas of existing
development and public streets to replant native
vegetation.
Policy C-2.11 Map frequently flooded areas beyond the Federal
Emergency Management Agency’s (FEMA’s) historical
flood data to inform future development. Prohibit the
establishment of permanent public infrastructure in these
areas.
Goal C-3 Promote community awareness and education of
the importance and responsible use of our
environmental, historical, and cultural amenities,
with a focus on minimally impacting these
resources.
Policy C-3.1 Continue to inform the public concerning the long-term
benefits of protecting and improving the quality of the
region's air, land, and water.
Policy C-3.2 Encourage the development and implementation of
environmental, historical, and cultural awareness programs
DRAFT 12/11/25 – Port Angeles 2025 Comprehensive Plan – Conservation Element Page 76
which focus on local and regional issues, including climate
change impacts and preparedness.
Policy C-3.3 Continue meaningful consultation with the Lower Elwha
Klallam Tribe on shoreline restoration, sustainable fisheries
management, and cultural resource protection.
Goal C-4 Preserve and enhance the city's shoreline, its
natural vegetation and wildlife, and to mitigate for
present and planned impacts in a manner
consistent with the State Shoreline Management
Act and the City's Shoreline Master Program.
Policy C-4.1 Preserve shoreline areas for future generations by
restricting or prohibiting development that would interfere
with the shoreline ecology or irretrievably damage
shoreline resources.
Policy C-4.2 Maintain and restore riparian vegetation in estuaries,
shoreline areas, and on tributary streams, which affect
shoreline resources wherever possible.
Policy C-4.3 Employ techniques to rehabilitate degraded shorelines
and estuaries for the purpose of shoreline stabilization and
habitat enhancement wherever possible.
Policy C-4.4 Preserve and protect aquatic habitats including shellfish
habitat, kelp and eelgrass habitat, and important marine
vegetation by periodically evaluating and adapting fish
and wildlife habitat policies and codes to address and
mitigate climate risks.
Policy C-4.5 Development patterns and densities on lands adjacent to
shorelines should be compatible with shoreline uses and
resources and reinforce the policies of the Shoreline
Management Act and the City's Shoreline Master
Program.
Policy C-4.6 Designate an adequate shoreline area for water-oriented
commercial and industrial development based on the
Land Use Element.
Policy C-4.7 Locate shoreline uses and activities to avoid
environmentally sensitive and ecologically valuable areas
and to ensure the preservation and protection of shoreline
natural areas and resources.
DRAFT 12/11/25 – Port Angeles 2025 Comprehensive Plan – Conservation Element Page 77
Policy C-4.8 Locate utility facilities and rights-of-way outside of the
shoreline area wherever possible or in established utility
corridors, and if unavoidable, protect shoreline ecology
and resources.
Goal C-5 Create open space within the urban landscape,
retain natural landscapes, preserve fish and wildlife
habitat, and provide natural corridors connecting
wildlife habitats.
Policy C-5.1 Preserve unique or major natural landscape features such
as marine shorelines, estuaries, bluffs, ravines, streams,
wetlands, wooded areas, endangered wildlife habitat, and
other environmentally sensitive areas.
Policy C-5.2 Promote the preservation of fish and wildlife habitat and
open space corridors between the waterfront and Olympic
National Park.
Policy C-5.3 Regulate access to natural areas and open spaces to avoid
degrading areas and to protect the rights of property
owners. Discourage intensive recreational uses and
construction of impervious surfaces in sensitive open
spaces.
Policy C-5.4 Encourage the transition of non-conforming uses and
properties to open space functions over time, including
those in the creek riparian zones and on Ediz Hook.
Policy C-5.5 The City will investigate and review various models for
timberland stewardship.
Port Angeles 2025 Comprehensive Plan – Hazard Mitigation & Climate Resiliency Element Page 78
Hazard Mitigation &
Climate Resiliency Element
(Jay Cline)
Port Angeles 2025 Comprehensive Plan – Hazard Mitigation & Climate Resiliency Element Page 79
Introduction
The Hazard Mitigation and Climate Resiliency Element addresses the social, economic, and environmental
sustainability of the City of Port Angeles to help better prepare the community members against climate
impacts and natural hazards. This element encompasses natural hazards identified in the 2024 - 2029
Clallam County Multi-Jurisdictional Hazard Mitigation Plan (MJHMP), as well as the climate resiliency
priorities at the citywide and city government levels identified in the 2023 Climate Resiliency Plan. This
element reflects the unique priorities and values of our community while prioritizing impactful resilience
actions to improve the community's resilience over the coming years. Through the goals and policies
outlined below, the City will work to build community resilience to better prepare for natural hazards and
climate impacts, reduce greenhouse gas emissions from local sectors and activities, and work towards a
carbon-neutral future.
Existing Conditions
According to a 2019 Greenhouse Gas Emissions study, the City of Port Angeles’ residents, businesses,
employees, and visitors produced 132,597 metric tons of CO2 (MTCO2e), which is approximately 6.7
MTCO2e per person. Most of these emissions (68%) came from transportation and mobile sources,
primarily on-road vehicles (59.3%). The second leading contributor to greenhouse gas emissions was
waste at 15%, followed by process & fugitive emissions at 14.4%. The City’s
goal to reduce greenhouse gas emissions and achieve carbon neutrality by
2030 will only be achieved through the implementation of the Climate
Resiliency Plan and incorporation of goals and policies directly related to
hazard mitigation and climate resiliency.
Key hazards identified in the Multi-Jurisdictional Hazard Mitigation Plan
include drought, flooding, landslides, tsunamis, sea level rise, wildfires, and
wildfire smoke, among others. Past growth and development indicate that
the City of Port Angeles's vulnerability to the identified natural hazards has
generally increased since the 2019 MJHMP and will continue to increase over
time. Since 2018, the City has reported several major disaster declarations,
including severe winter storms, straight-line winds, flooding, landslides,
mudslides, snowstorms, and the COVID-19 Pandemic. Understanding the
increased frequency of these natural hazards further illustrates the need for
the City to improve its community resilience to existing and future hazards.
Where We are Headed
To achieve carbon neutrality by 2030 while also bolstering our community’s resilience to natural hazards,
the City will need to implement mitigation and adaptation measures across a variety of sectors.
Greenhouse gas emission reduction alone will not get us to carbon neutrality; further goals and policies
must be implemented to increase carbon sequestration throughout the city and increase the resiliency of
our forested and natural areas.
Port Angeles Fire Department (Jay Cline)
Port Angeles 2025 Comprehensive Plan – Hazard Mitigation & Climate Resiliency Element Page 80
Goals and Policies
Goal HM-1 Protect and improve ecosystems, including the
urban forest, by increasing resilience to climate
hazards that pose a risk to forest health, fish and
wildlife habitats, and water quality.
Policy HM-1.1 Establish and implement an Urban Forestry Program
intended to retain, restore, and enhance the overall tree
canopy and forest health throughout the city, including its
critical areas.
Policy HM-1.2 Create and adopt an Urban Forest Management and
Implementation Plan to maintain and expand tree canopy
cover, improve tree and watershed health, prioritize
carbon sequestration, and build climate resiliency.
Policy HM-1.3 Encourage private forest landowners to increase the
climate resiliency of forests, streams, and associated
ravines on their lands by making urban forest
management plans publicly available, incentivizing the use
of best management practices in forest management.
Policy HM-1.4 Develop a Tree Protection Ordinance for all new
developments requiring a minimum percentage of trees to
be retained during development, including best
management practices to ensure the health of the trees is
maintained through all phases.
Policy HM-1.5 Conduct annual or biannual forest health assessments and
tree risk assessments in all City-owned open spaces and
forested parcels to prioritize risk reduction and enhance
forest health.
Policy HM-1.6 Begin planting native and climate-resilient trees and other
native vegetation in parks and open spaces using a
combination of assisted population migration and assisted
range expansion in preparation for warmer, drier
summers.
Goal HM-2 Resource protection, sustainability, and climate
change. Establish and promote strategies to ensure
Port Angeles is a sustainable and resilient
community through resource conservation. Protect
Waterfront at night (Isaac Gautschi)
Neighborhood bio swales
Port Angeles 2025 Comprehensive Plan – Hazard Mitigation & Climate Resiliency Element Page 81
and enhance the area’s unique, natural, historical,
archaeological, and cultural amenities.
Policy HM-2.1 Assess climate migration impacts with forecasting every
five years. Integrate the findings into the Comprehensive
Plan, infrastructure plans, revenue and expense
forecasting, and housing assessments.
Policy HM-2.2 Participate in State and Tribal government programs for
the identification, preservation, and restoration of sites and
structures that have historical or cultural significance.
Policy HM-2.3 Require low impact development techniques, including
Green Building, where feasible, in all new developments, in
all new developments to reduce stormwater impacts and
carbon emissions.
Policy HM-2.4 Evaluate risks of development on coastal bluffs that are
impacted by sea level rise and erosion.
Policy HM-2.5 Encourage design of new development that maximizes
southern exposures and solar efficiency, protects from
prevailing winds, and is designed to minimize energy use.
Policy HM-2.6 Encourage development to preserve native vegetation
when feasible and use drought-tolerant species in new
landscaping, considering the impacts of climate change on
our natural and built environment.
Policy HM-2.7 Work with conservation partners to establish a native plant
nursery and seed bank to support long-term restoration
and carbon sequestration efforts.
Goal HM-3 Increase tree canopy cover to reduce heat islands,
improve carbon sequestration, reduce stormwater
runoff, and improve air quality, prioritizing
neighborhoods and streets with the lowest amount
of existing green infrastructure.
Policy HM-3.1 Continue the City Shade Street Tree Program to
incentivize the installation of street trees throughout the
community, aiming for a citywide tree canopy coverage
target of 30%.
Policy HM-3.2 Update Port Angeles Municipal Code to reflect the need
for improvements to the urban forest, specifically street
trees and green infrastructure.
Shane Park pond
Hamilton Elementary School
Port Angeles 2025 Comprehensive Plan – Hazard Mitigation & Climate Resiliency Element Page 82
Policy HM-3.3 Maximize tree canopy coverage in surface parking lots,
along street corridors, within all critical areas, and prioritize
heat-vulnerable areas and critical habitat corridors.
Policy HM-3.4 Conduct canopy assessments on a routine basis to
determine the effectiveness of programs such as the City
Shade Street Tree Program.
Policy HM-3.5 Incentivize the use of drought-tolerant native and non-
native, non-invasive species in new development and
redevelopment.
Policy HM-3.6 Maintain the Tree City USA designation as an important
step in ensuring environmental justice, which
acknowledges the myriad of benefits trees provide.
Goal HM-4 Ensure the protection and restoration of streams,
riparian zones, estuaries, wetlands, and floodplains
to achieve healthy floodplains that are more
resilient to climate change.
Policy HM-4.1 Protect and restore watershed-scale processes to
maximize the ecological benefits and climate resilience of
riparian ecosystems, utilizing best available science.
Policy HM-4.2 Protect and restore riparian vegetation to reduce erosion,
provide shade, and support other functions that improve
the resiliency of our urban streams.
Policy HM-4.3 Increase aquatic habitat resilience to low summer flows by
increasing the time water is stored on the landscape
through floodplain connectivity, restoration, and retention
of native vegetation.
Policy HM-4.4 Update the Critical Areas Ordinance to expand the
protection and restoration of environmentally sensitive
areas throughout the city, meeting state and federal
requirements and utilizing best management practices
throughout.
Policy HM-4.5 Acquire properties or conservation easements on
properties that are most vulnerable to climate-
exacerbated hazards with the highest likelihood of
becoming unsuitable for future development.
Port Angeles 2025 Comprehensive Plan – Hazard Mitigation & Climate Resiliency Element Page 83
Goal HM-5 Improve emergency preparedness, response, and
recovery efforts to mitigate risks and impacts to
climate hazards such as extreme heat, drought,
flooding, sea level rise, and wildfire.
Policy HM-5.1 Adopt the 2025 Clallam County Multi-Jurisdictional Hazard
Mitigation Plan in its entirety.
Policy HM-5.2 Identify and prioritize critical facilities within Port Angeles in
need of back-up generators.
Policy HM-5.3 Protect and enhance the climate resilience of urban forests
by implementing climate-smart forest management.
Policy HM-5.4 Identify the Wildland-Urban Interface and implement
strategies for reducing wildfire risk potential in these areas.
Policy HM-5.5 Develop a community-wide wildfire resilience strategy to
improve emergency response capabilities, create fire-
resilient landscapes, protect the local economy, and foster
short- and long-term recovery in the event of a wildfire.
Goal HM-6 Make Port Angeles food secure by promoting local
and regional sustainable agriculture, utilizing
multiple sources for food production and
procurement, and increasing food production
within the City.
Policy HM-6.1 Encourage partnerships between local farms/farmers and
residents to establish local food production projects and
local composting, gleaning, and green waste recycling
projects.
Policy HM-6.2 Connect local farms/farmers with the North Olympic Land
Trust for the preservation of farmland through the use of
conservation easements.
Policy HM-6.3 Facilitate policies between the Department of Community
and Economic Development and the Department of Public
Works & Utilities that foster agreement and resource
availability systems for allowing gardening for food,
habitat, or both in the right-of-way (e.g., planting strips)
and explore irrigation and planting incentives.
Policy HM-6.4 Update the list of approved street trees in the Urban
Standards and Guidelines to include a variety of fruit-
bearing trees.
Port Angeles 2025 Comprehensive Plan – Hazard Mitigation & Climate Resiliency Element Page 84
Policy HM-6.5 Update language around animal husbandry within the City
to break down barriers to owning and raising small
livestock.
Goal HM-7 Ensure environmental justice by providing all
residents an equitable opportunity to learn about
climate impacts, influence policy decisions, and
take actions to enhance community resilience.
Policy HM-7.1 Continue to implement residential conservation and
rebate programs to provide equitable access to energy-
saving opportunities.
Policy HM-7.2 Ensure all community members have equitable access to
green space within 1/3 mile radius of their home.
Policy HM-7.3 Utilize a variety of mechanisms for disseminating
information regarding climate hazards and preparedness,
including the City’s website, social media platforms, City
Council meetings, utility billing stuffers, and posting
information at City Hall.
Goal HM-8 Improve public transit, active transportation, and
zero-emission vehicle access, making
transportation safer, cleaner, and more accessible
to all community members.
Policy HM-8.1 Improve trails, sidewalks, streets, and public facilities to
encourage walkability and non-motorized transportation.
Policy HM-8.2 Increase multimodal capacity in coordination with the
location of higher-density housing and commercial centers
to reduce single-occupancy vehicle dependence and
greenhouse gas emissions.
Policy HM-8.3 Incentivize electric vehicle infrastructure in new residential
and commercial developments.
Policy HM-8.4 Incentivize the electrification of the city’s Port infrastructure
and allow marine electrification.
Policy HM-8.5 Explore alley conversion into attractive pedestrian zones
for improved access to local businesses.
Policy HM-8.6 Encourage development of low-carbon-impact
transportation infrastructure.
Bicyclists on Ediz Hook (Lynette
Braillard)
Port Angeles 2025 Comprehensive Plan – Transportation Element Page 85
Transportation Element
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Introduction
The Transportation Element provides a framework that guides transportation investments over the next 20
years to support the City of Port Angeles' 2025 Comprehensive Plan and comply with the Washington
State Growth Management Act. This Transportation Element incorporates community values into
overarching goals to guide investments as Port Angeles continues to evolve. The plan integrates Port
Angeles’ current efforts and emphasizes active transportation connections, accessibility for all, and safety.
This Transportation Element envisions the future of Port Angeles’ transportation system with a number of
goals and policies.
Several national, state, and regional agencies influence transportation mobility options in Port Angeles,
including the United States Department of Transportation, the Washington State Department of
Transportation, the Peninsula Regional Transportation Planning Organization, the Port of Port Angeles, the
Clallam County Public Works Department, and Clallam Transit. The Transportation Element aims to direct
the City's strategic efforts in local investments to develop a connected, multimodal transportation system
that integrates regional transportation facilities and services with sustainable funding.
Existing Conditions
Port Angeles’ transportation network supports various modes of travel,
including walking, bicycling, driving, public transportation, and freight.
According to 2023 census data, among workers 16 years or older,
approximately 73% drive alone to work, 10% carpool, 4% walk, 2.5% use
public transportation, less than 1% use bicycles, and less than 1% use taxis,
motorcycles, or other means. The remaining 8.5% work from home (2019-
2023 American Community Survey (ACS) 5-Year Estimates. Table S0801.
US Census Bureau, 2023). While vehicular travel is the primary mode of
transportation, the City also promotes active transportation by investing in
bicycle and pedestrian facilities to address network gaps and to enhance
safety. The city has shared-use paths or trails for bikes and pedestrians,
and continuous sidewalks east of Tumwater Creek. Clallam Transit provides
transit services, including the Strait Shot between the downtown Gateway
Transit Center and Bainbridge Ferry Terminal. Black Ball Ferry connects to
Victoria, BC, Canada, from the waterfront. William R. Fairchild International Airport in the western part of
the city no longer offers regular commercial flights since Kenmore Air ceased operations in 2008.
This section outlines the current conditions of different modes of transportation in Port Angeles. For a
comprehensive review of existing conditions, please see the Transportation Appendix.
Roadway Network
Streets are the foundation of multimodal travel in Port Angeles. They support the lives and activities of the
city’s residents and visitors. Port Angeles’s street network is classified into four categories by functions and
average daily traffic volumes: local/access roads, collector arterials, minor arterials, and principal arterials.
Map 3 shows the street network with its classifications. Following the replacement of the Lauridsen
Boulevard Bridge, the City has observed increased traffic demand along E Lauridsen Boulevard between S
Lincoln Street and S Race Street in the past ten years. As conditions evolve, the City may consider
reclassifying this segment to a principal arterial to better reflect its function.
Race Street improvements
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US Highway 101 (US 101) traverses through the city east-west and connects to regional destinations on the
north end of the Olympic Peninsula. Within the City’s limit, US 101 splits into a one-way couplet at 1st Street
and Front Street between S Lincoln Street and Golf Course Road.
Port Angeles has historically been a small community supported by its lumber industry and mills, which
nourished its economy and residents. S Tumwater Truck Route (SR 117) connects US 101 between the
1st/Front Street couplet and W Lauridsen Boulevard along the Tumwater Creek, accommodating freight
mobility, including logging trucks that routinely load and offload at marine terminals in Port Angeles
harbor.
Port Angeles is also known for its natural features, including forests, creeks, and mountains, and serves as a
gateway to the Olympic National Park. While these natural features offer numerous amenities, they also
constrain the city’s transportation network: the city's roads are divided by creeks running from south to
north, which disrupt the otherwise well-connected grid network and necessitate reliance on bridges over
the creeks. Currently, the W 8th Street Bridge and W Lauridsen Boulevard allow passage over Tumwater
Creek and Valley Creek. E 8th Street and E Lauridsen Boulevard provide access over Peabody Creek. To
cross White Creek, however, one must use the 1st/Front Street couplet, as there are no through routes
south.
Map 3: Roadway Functional Classification
Source: City of Port Angeles, Fehr & Peers, 2025.
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Pedestrian & Bicycle Network
Port Angeles' pedestrian and bicycle network consists of sidewalks and shared-use paths or trails. Most of
the City’s sidewalks are located east of Tumwater Creek and north of Lauridsen Boulevard, both along
arterial roads and within residential areas. Sidewalks are largely absent in other areas of Port Angeles. The
city's current sidewalk infrastructure totals approximately 83 miles, including both sides of each road. The
City has identified a need to expand its sidewalk infrastructure. Map 4 shows the current sidewalks in Port
Angeles, as well as potential future sidewalks (e.g., areas where none exist).
Map 4: Sidewalk Network in Port Angeles
Source: City of Port Angeles, Fehr & Peers, 2025.
Existing bicycle facilities include the Waterfront Trail, the Olympic Discovery Trail, and dedicated bike lanes.
In all, these facilities total approximately 14 miles within Port Angeles. As shown in Map 5, the City has
constructed dedicated bike lanes along the following corridors:
• Front Street between Marine Drive and N Lincoln Street
• 1st Street between Marine Drive and N Alder Street
• S Lincoln Street between 1st Street and E 8th Street
• E 8th Street between S Peabody Street and S Race Street
• E Lauridsen Boulevard between S Lincoln Street and S Race Street
• W 8th Street between S Lincoln Street and S A Street.
• W 10th Street between S N Street and S I Street
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As this plan is being drafted, the City has secured funding for additional dedicated bike lanes to be
designed and constructed in 2025 and 2026:
• S A Street between W 8th Street and W 10th Street
• W 10th Street between S A Street and S I Street
Upon completion, the existing and near-term built dedicated bike lanes will total six miles. In addition to
near-term projects, the Race Street Complete Street Project will add another 0.6-mile shared-use path/trail
between E 8th Street and Front Street. The project is scheduled to enter the planning and design phase in
2025. Map 5 illustrates the existing and near-term bicycle and pedestrian facilities within Port Angeles city
limits.
Map 5: Bicycle Network in Port Angeles
Source: City of Port Angeles, Fehr & Peers, 2025.
One quantifiable metric Port Angeles could use to evaluate the quality of existing bicycle infrastructure is
the bicycle level of traffic stress (LTS). LTS scores range from 1 to 4, with the lowest level of traffic stress
classified as LTS 1, where a wide range of users feel safe and comfortable on an active transportation
facility, and the highest level of traffic stress classified as LTS 4, where most users feel uncomfortable when
walking or biking. Overall, the bicycle LTS can be described as follows:
• LTS 1: Bicycle facilities are safe and comfortable for people of a wide range of ages and abilities.
• LTS 2: Bicycle facilities are comfortable for most adults but may include small segments that
exceed the tolerance for people of a wide range of ages and abilities.
• LTS 3: Bicycle facilities are tolerable for confident, experienced bicyclists and pedestrians.
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• LTS 4: Bicycle facilities are missing and/or uncomfortable for most people and serve as a barrier to
biking for many.
Currently, the City of Port Angeles has not adopted a methodology for determining bicycle LTS, so Fehr &
Peers developed a set of criteria to analyze current conditions and identify potential future active
transportation projects. Detailed criteria for determining bike LTS are documented in the Transportation
Appendix.
Map 6 below shows the results of bike LTS in Port Angeles. Most local access streets are classified as LTS 1
because streets in residential areas typically have lower speed limits and traffic volumes, creating a safer
environment for cyclists. Note that the results do not consider any planned facilities even though they are
labeled on the map for reference.
Map 6: Current Bicycle Level of Traffic Stress (LTS)
Source: City of Port Angeles, OpenStreetMap, Fehr & Peers, 2025.
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Automobile Network
According to the Capital Facility Element of the Comprehensive Plan, traffic operations on all arterial
streets shall function at an average daily Level of Service (LOS) of D or better. LOS is a term that
qualitatively describes the operating performance of an intersection or on a roadway segment. LOS is
reported on a scale from A to F, with A representing the lowest delays and F the highest.
Map 7 provides a brief description of each LOS letter designation based on the Highway Capacity Manual
(HCM), 6th Edition.
Map 7: Study Intersections and Segments
Source: Fehr & Peers, 2025.
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Map 8: Existing Conditions Intersection and Roadway Segment LOS Results
Source: Fehr & Peers, 2025.
Safety
Collision data from 2019 to 2023 was obtained from WSDOT to identify collision hotspots in Port Angeles
(2023 data was the most recent available when this plan was drafted). Key findings include:
• 1,290 collisions were reported along streets within the city's limits during this time.
• 26 of these collisions involved pedestrians, and 24 involved bicyclists.
• 25 collisions resulted in serious injuries, and 10 of the serious injury collisions involved pedestrians
or bicyclists.
• One collision resulted in the death of a bicyclist. This collision occurred on E Lauridsen Boulevard
west of Race Street.
Map 9 illustrates the locations of collisions that resulted in a fatality or serious injury, based on 2019-2023
WSDOT data. The map reveals that most collisions occurred along the principal arterials, particularly at
intersections along the 1st/Front Street couplet. In addition, according to City staff, another fatal collision
occurred on US 101 near Del Guzzi Drive in 2024.
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Map 9: Collisions in the Past Five Years within the City’s Limit
Source: Fehr & Peers, WSDOT, 2025.
Potential Future Investments
The previous sections describe the City’s vision for accommodating travel for everyone in Port Angeles,
guided by a framework of multimodal networks and policies to achieve it. This section describes the
Transportation Element project needs, which, if addressed, would provide a safer and more connected
multimodal system by utilizing a Complete Streets approach to improve identified needs. The following
section also describes the City’s anticipated financial resources over the next 20 years to implement
projects that address these needs.
During the Transportation Element development process, many transportation needs and project ideas to
address them were identified across the city. Project ideas came from a variety of sources, including
community ideas shared during the Comprehensive Plan outreach events, projects carried forward from
past plans, projects identified as needed to provide sufficient capacity to accommodate Port Angeles’
planned growth, as well as projects that would help construct the modal networks presented in the
previous section.
Over 100 ideas were identified (see the Future Project Ideas List in the Transportation Appendix that
describes these project ideas). These project ideas are high-level, not prioritized or financially constrained,
but encompass the complete list of possible project needs identified through this planning process. Project
ideas are grouped into the following categories:
DRAFT 12/11/25– Port Angeles 2025 Comprehensive Plan – Transportation Element Page 94
• Programmatic Projects: These are ongoing investments in the city’s transportation system to
ensure it continues to function. Programmatic expenditures can include pavement preservation,
ADA spot improvements, and upgrades to existing signals.
• Mitigation Projects: These include capacity enhancements geared at maintaining the city’s LOS
standard. Investments include efforts to monitor the performance of key segments along US 101
and building a roundabout at the intersection of US 101 and Golf Course Road.
• Active Transportation Connectivity Projects: These are trails, bicycle and pedestrian facilities to
encourage active transportation, prioritizing connections of existing bicycle facilities and roadways
identified in school walking routes projects that do not have sidewalks on either side of the road.
• Safety Projects: These are projects that address identified safety concerns by adding dedicated
facilities for people walking and bicycling and reducing vehicle conflict points.
• Freight Connectivity Projects: These are projects that support freight mobility in the city, including
the development of an alternative truck route.
• Other CFP/TIP Projects: These are projects already on adopted plans, such as the Capital Facilities
Plan and the Transportation Improvement program. These projects represent long-standing
commitments citywide.
Fiscally Constrained Project List
The prior section established that Port Angeles can expect roughly $74 million to manage and expand its
transportation system over the next few decades. While $74 million is a substantial amount of funding for
transportation, it is nowhere near the level of revenue needed to fully fund the project needs presented in
the Transportation Appendix. Table 7 presents Port Angeles’ fiscally constrained list of projects and
programmatic investments for the 20-year horizon of this TE. This list includes programs and projects that
the City of Port Angeles has already committed to funding, as well as those needed to meet the City’s
concurrency requirements through 2045. These projects total approximately $74 million in transportation
mobility investments, which consists of approximately $44 million for operations and approximately $30
million for capital projects (according to City staff, the whole Operation budget, which includes Wages,
Material, etc., for 2025 is $2,206,600; the estimated 20-year operation budget is derived by $2 million
multiplied by 20).
Table 7: Fiscally Constrained 20-Year Project List
ID Project Name/Location Project Description 20-Year Cost Estimate
Programmatic Projects
1 Revolving Street Improvements Street-related small capital projects throughout the City for asphalt, sidewalks, and curbing.
$600,000
2 Complete Street Revolving Fund The focus of this program is to install or repair sidewalks, curb ramps, bike lanes,
and other complete street elements to
maintain pedestrian safety on Port Angeles
roadways and to meet Council and citizen expectations for complete streets.
$3,000,000
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ID Project Name/Location Project Description 20-Year Cost Estimate
3 Traffic Control Improvements at Signalized Intersections Implementing leading pedestrian interval and signal coordination on City signalized intersections.
$1,600,000
4 Traffic Control Improvements at
Uncontrolled Intersections
This project will install stop signs, yield
signs, or traffic circles at priority uncontrolled intersections.
$350,000
5 Downtown Traffic Study The project will study options for modifying street and alley lane directions, the number of lanes, and limiting vehicle access or creating pedestrian malls to facilitate improved access, mobility, safety,
parking, community gathering spaces, and
economic development.
$50,000
6 Waterfront Trail Renovation and Sustainability Study This project is to study the sustainable improvement options along the downtown waterfront Olympic Discovery Trail.
$1,000,000
7 Prioritize Pavement Maintenance This project includes patching, chip sealing, and HMA overlay to distressed pavement areas.
$20,000,0001
8 ADA Transition Plan Implementation This project details the implementation of the City's ADA Transition Plan $3,000,0002
Mitigation Projects
9 1st/Front Street between S Lincoln St and S Golf Course Road The city will continue monitoring traffic volumes, with the results guiding the evaluation of access control measures and
the implementation of capacity
enhancements to address future traffic
growth.
$500,000
10 US 101 between S Golf Course Road and N Baker Street The city will continue monitoring traffic volumes, with the results guiding the evaluation of access control measures and the implementation of capacity enhancements to address future traffic growth.
$500,000
11 US 101/Golf Course Road intersection Replace the existing signal-controlled
intersection with a roundabout
$8,500,000
Active Transportation Connectivity Projects
12 Stevens Middle School Walking Routes Install sidewalks and curb ramps on designated school walking routes near Stevens Middle School.
$915,000
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ID Project Name/Location Project Description 20-Year Cost Estimate
13 Sidewalks & Paving for Mt Angeles Road & Porter Street Sidewalks along Porter Street and Mt Angeles Road do not currently exist. These are walking routes to Peninsula College, Franklin Elementary School, the Boys & Girls Club, and Port Angeles High School. Install sidewalks, with curb ramps and
asphalt on designated school walking
routes from Eckert North to Park Ave on
both Porter Street and Mt Angeles Road.
$3,000,000
Safety Projects
14 Olympic Discovery Trail between S Valley
Street and Boathaven Drive
Build a physical buffer between the trail
and vehicular traffic.
$2,000,000
15 Marine Drive and other streets near the
port
Dedicated facilities (trails, bike lanes) and
enhanced signage along Marine Drive and
other streets near the port provide
additional protection for cyclists from freight traffic. Intersection improvements for Port Access along Marine Drive.
$8,500,000
16 US 101 between Golf Course Road and N Baker Street Reconfigure the segment to be right-in-right-out. $1,000,000
Freight Connectivity Projects
17 Lincoln, Laurel & Lauridsen Intersection Improve the intersection at Laurel Street
and Lauridsen Boulevard. The City is researching both traffic signal and roundabout options.
$4,000,000
18 Truck Route at Hwy 101 Intersection Reconfigure the interchange to allow westbound-to-northbound and southbound-to-eastbound truck
movements and provide improved
channelization for westbound US 101 to
northbound SR 117.
$13,305,300
Total 20-Year Capital Projects Cost Estimate $71,820,300
Total 20-Year Capital Projects Funding Estimate $74,000,000
1. Assuming $1,000,000 per year as a minimum for the next 20 years. Higher cost is likely warranted. Detailed cost estimates will be based on the forthcoming Pavement Management Plan. 2. $3,000,000 per year is the fiscally constrained cost. Costs could be higher with more projects from the ADA Transition Plan. Source: City of Port Angeles, Fehr & Peers, 2025.
DRAFT 12/11/25– Port Angeles 2025 Comprehensive Plan – Transportation Element Page 97
Goals and Policies
Goal T-1 Develop a coordinated, multimodal transportation
system that serves all areas of the city and all types
of users in a safe, accessible, economical, and
efficient manner.
Policy T-1.1 Improve trails, sidewalks, streets, and public facilities to
encourage walkability and non-motorized transportation
Policy T-1.2 Support Clallam Transit in expanding public transit
infrastructure and services to ensure equitable and safe
access to transit service and decrease the need for travel
in single-occupancy vehicles.
Policy T-1.3 Support public and private transportation providers to
provide greater access and opportunities to residents,
including advocating for Sunday and holiday transit
service.
Policy T-1.4 Consider traffic flow and transportation system user safety
and comfort in designing parking resources (on-street and
off-street) as well as commercial loading.
Policy T-1.5 Provide safer and more interconnected bicycle and
pedestrian facilities and establish multimodal level of
service standards. Build sidewalks on both sides of the
street on school walking routes. Build bicycle facilities on
roadways with high levels of bicycling traffic.
Policy T-1.6 Design and construct roadway improvements to be
accessible by all, create convenient and safe crossing
opportunities, reduce pedestrian and cyclist exposure to
vehicle traffic, and lower vehicle speeds.
Goal T-2 Enhance network connectivity, prioritize
emergency response, and promote climate
resiliency through sustainable transportation
innovations.
Policy T-2.1 Facilitate the planning processes necessary for the
development of an alternate local cross-town route with
improvements around the downtown area.
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Policy T-2.2 Look for ways to prioritize emergency service vehicles and
prepare detour plans and signage for east-west
accessibility, especially in case of natural hazards.
Policy T-2.3 Locate principal, minor, and collector arterial streets on the
edge of neighborhood boundaries wherever possible.
Policy T-2.4 Improve current emergency evacuation routes by
identifying alternative east-west connections and more
accessible routes to assembly areas.
Policy T-2.5 Emergency response and evacuation should be key factors
in residential subdivision street designs and circulation
patterns.
Policy T-2.6 Coordinate land use and transportation plans and
programs with other public and private stakeholders that
promote climate resiliency.
Policy T-2.7 Encourage parking management, vehicle technology
innovation, shifts toward electric and other cleaner, more
energy-efficient vehicles and fuels, integration of smart
vehicle technology with intelligent transportation systems,
and greater use of mobility options that reduce vehicle
miles traveled.
Goal T-3 Move people and goods safely by improving
circulation and transportation facilities.
Policy T-3.1 The safety of vulnerable roadway users shall be a primary
concern in developing Port Angeles’s circulation system.
Policy T-3.2 Strengthen development regulations as necessary to
preserve right-of-way along roadways to facilitate
implementation of the City’s adopted Complete Streets
policy.
Policy T-3.3 Require sidewalks to be included in all development and
redevelopment proposals where sidewalks do not exist at
the time of the development application. Permeable
materials are preferred for sidewalk construction where
feasible. Prioritize installing and improving sidewalks in
underserved neighborhoods with high pedestrian activity
to promote equitable access to safe, accessible pedestrian
infrastructure, and explore funding mechanisms for these
areas.
COMPLETE STREETS
Complete streets are
streets that have not only
vehicular traffic but also
fully accommodate people
walking, bicycling, and
using mobility devices. This
may include elements like
sidewalks, curb ramps,
landscaping, lighting,
seating, bike lanes,
crosswalks, and transit
stops.
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Goal T-4 Strengthen connections for industry and
commerce while promoting prosperity, safety, and
equity.
Policy T-4.1 Improve turning movements between the roadway
network and industrial sites by prioritizing safety,
accessibility, and efficiency, while considering traffic flow
and maneuvering space.
Policy T-4.2 Consider developing and implementing minimum design
standards for curb space and loading/unloading zones to
balance the needs of various land uses.
Policy T-4.3 Support engagement with neighborhood, commercial,
and industrial stakeholders to address concerns related to
traffic congestion, pollution, and safety.
Goal T-5 Ensure the maintenance and improvement of
transportation facilities are in alignment with the
City's plans and standards, while adapting to
climate risks and coordinating with different
partners and stakeholders.
Policy T-5.1 Existing and planned transportation services and facilities
(including public streets, bikeways, pedestrian walkways,
and transit services and facilities) shall be maintained and
performed consistent with the goals and policies of the
Capital Facilities Element.
Policy T-5.2 To the extent feasible, all road improvements and new
roads should comply with the City of Port Angeles
Complete Street Policy, adopted December 4, 2018.
Policy T-5.3 Consider traffic flow modifications such as signalization,
signing, parking restrictions, channelization, and one-way
couplets before physical alterations are made to existing
streets.
Policy T-5.4 Design and construct new arterial streets, local access
streets, and alleys to conform to the most current editions
of Federal, State, and Local standards.
Policy T-5.5 Private development must ensure publicly dedicated street
rights-of-way are constructed in accordance with the
Roadway Functional Classification Map.
Policy T-5.6 Coordinate the development of the City's comprehensive
service and facilities plan for streets, bikeways, pedestrian
Marine Drive paving (PWKS Engineering)
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walkways, and the overall transportation system and
regional transportation plans.
Policy T-5.7 Support property owners and transportation service
providers in adapting critical facilities and their operations
to reflect risks of rising sea levels, such as at the Black Ball
Ferry Terminal and other essential public facilities.
Policy T-5.8 Coordinate with regional partners and WSDOT to assess
roads for flooding and landslide hazards.
Port Angeles 2025 Comprehensive Plan – Capital Facilities Element Page 101
Capital Facilities
Element
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Introduction
The City of Port Angeles relies on a robust network of capital facilities to support its residents, businesses,
and overall quality of life. These essential assets form the very foundation upon which a thriving
community is built. Recognizing their critical importance, the Washington State Growth Management Act
(GMA) places significant emphasis on planning and providing adequate capital facilities to accommodate
growth and maintain essential services. Understanding these requirements, exploring potential funding
avenues within the city, and acknowledging the role of alternative service providers are crucial to the
continued prosperity of Port Angeles.
The Growth Management Act (RCW 36.70A) mandates that local governments
in Washington, including the City of Port Angeles, engage in comprehensive
planning. A key component of this planning process is the development of a
Capital Facilities Plan (CFP). The GMA requires that the CFP include a thorough
assessment of the current condition, capacity, and service levels of all city-
owned infrastructure, as well as a forecast of future needs based on projected
population and employment growth. Furthermore, the city must establish
desired levels of service standards defining the quality and quantity of public
services to be provided. The CFP must also identify how the necessary capital
improvements will be financed, outlining potential local, state, and federal
sources, and establish a prioritized timeline for the construction, expansion, or
replacement of capital facilities. A cornerstone of the GMA, concurrency
requires that adequate public facilities and services are in place or funded to
support new development at the time of occupancy, without diminishing
existing service levels, necessitating a close link between land use planning and capital facilities planning.
To address its capital facility needs, the City of Port Angeles has several potential funding sources available.
These may include a portion of property tax levies dedicated to capital projects, potentially involving
existing levies or voter-approved bond measures for larger initiatives. Additionally, a portion of the city's
sales tax revenue can be allocated to capital improvements. User fees for services like water, sewer, and
stormwater can include a capital component to fund system upgrades and expansions, and the real estate
excise tax (REET), a tax on the sale of real property, provides a dedicated funding source for capital
projects. Impact fees, one-time charges levied on new development, can help offset the cost of providing
public facilities necessitated by that growth. Furthermore, the city can actively pursue state and federal
grants and low-interest loans to supplement local funding for specific capital projects and collaborate with
private entities or philanthropic organizations to secure funding or in-kind contributions for facilities, such
as parks or community centers. This element provides a broader view of funds. At the same time, the
Capital Improvement Program (CIP- Linked Here) shows specific facility projects with assigned funding
sources during the annual budget cycle.
The City of Port Angeles directly provides and maintains a diverse range of capital facilities, including:
• Water System: Water treatment plants, storage reservoirs, and distribution pipelines.
• Wastewater System: Collection pipes, treatment plants, and discharge infrastructure.
• Stormwater System: Drainage pipes, detention ponds, and outfalls.
• Electric Facilities: Distribution lines for phase 2 and 3 power, poles for power and collocation, and
substations for all municipal electricity users.
City Hall parking lot (PWKS
Engineering)
Port Angeles Fire Department
DRAFT 12/11/25 – Port Angeles 2025 Comprehensive Plan – Capital Facilities Element Page 103
• Parks and Recreation Facilities: Parks, trails, sports fields, community centers, and playgrounds.
• Public Safety Facilities: Police station, fire stations, and emergency operations center.
• General Government Facilities: City hall, public works buildings, and other administrative offices.
While the City of Port Angeles is directly responsible for many core capital
facilities, it's important to recognize that alternate entities provide some
essential services and infrastructure. Special-purpose districts, such as fire,
library, or port districts, operate independently and are responsible for their
own capital facilities and service provision within their defined boundaries,
which may overlap with the city. Telecommunication companies own and
operate capital facilities for internet, phone, and cable services. Understanding
the roles and responsibilities of these alternate providers is crucial for effective
regional planning and coordination, and the City of Port Angeles must work collaboratively with these
entities to ensure seamless service delivery and avoid duplication of effort.
Essential Public Facilities (EPFs) are the backbone of any thriving community, delivering critical services
such as public safety, education, and healthcare. Understanding what existing facilities are available is vital,
as this information lays the groundwork for creating effective future policies that ensure everyone
continues to have easy access to these essential services, ultimately supporting the well-being of the entire
community. See the Land Use Appendix for an inventory of EPFs. The Capital Facilities Element of the City's
Comprehensive Plan will identify the existing inventory of city-owned facilities, detailing their current
conditions, capacities, and any identified deficiencies. Furthermore, based on projected growth, the
element will forecast future capital facility needs and directly relate these projections to the established
Level of Service standards to ensure that the city can maintain or improve the desired quality and quantity
of public services as Port Angeles evolves. By strategically planning for and investing in these vital assets
while coordinating with other service providers, the City of Port Angeles can ensure a resilient and
prosperous future for its community.
Table 8: Level of Service (LOS) Standards
Level of Service (LOS) Standards
Police 600 persons per one officer
Fire Four-minute response time OR residential sprinkler system installation, 1.75 career personnel per 1,000 residents
Solid Waste Collection City-wide level of service standard of 400 pick-up accounts per 1000 population within six years from the time of development
Schools High School: 125 sq ft permanent educational space/student
Middle School: 104 sq ft permanent educational space/student
Elementary School: 100 sq ft permanent educational
space/student
City Hall stormwater system
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Level of Service (LOS) Standards
Water Service Single-family: 2 gpm @ 30 psi (Fire: 1000 gpm @ 20 psi > 3,600 sq ft; 500 gpm @ 20 psi < 3,600 sq ft)
Multi-family: 1 gpm @ 30 psi (fire per Uniform Fire Code);
Commercial: per Uniform Fire Code;
Industrial: per Uniform Fire Code
Sewer Service 300 gallons per day per person
Electrical Service 118 volts (120 volt base)
Telecommunications (telephone,
cable television, and internet)
See the Utilities Element.
Stormwater Run-off Post-development run-off not to exceed that allowed by the Department of Ecology Stormwater Management Manual for Western Washington, as adopted by the City
Arterial Streets Average daily Level of Service (LOS) of D or better
Highways of Statewide Significance (HSS) Level of Service (LOS) D or better, consistent with the Regional Transportation Plan (RTP)
Existing Facilities, Capacity, and Forecasted Needs
See the City’s dedicated Capital Facilities webpage for the inventories of existing capital facilities,
descriptions of capacity, and summaries of forecasted needs.
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Goals and Policies
Goal CF-1 Provide and maintain safe and financially feasible
urban services and capital facilities at or above
stated levels of service to all City residents and the
general public, and ensure equitable access and
outcomes for all community members.
Policy CF-1.1 Establish general level of service standards for each urban
utility and service. Such standards should be used to assess
the impacts of development and ensure the continued
provision of utilities and services. These standards should
prioritize equitable service delivery and be regularly
evaluated for their impact across different communities
within the city, and if a funding shortfall occurs in the CFP
as a result of revenue assumptions, the City will reassess
the land use element at that time.
Policy CF-1.2 Each comprehensive service and facility plan should be
consistent with the Comprehensive Plan, the County-Wide
Planning Policy, and the State Growth Management Act.
Policy CF-1.3 Develop individual comprehensive service and facility
plans, and require concurrency and standards to be met at
the time of new development, for the following capital
facilities and/or services:
• Transportation, including streets, and non-motorized
(bikeways and pedestrian walkways)
• Water system
• Sanitary sewer system
• Electrical system
• Stormwater
• Solid waste
• Possible inclusion of Combined Sewer Overflow,
• Parks and recreation services
• Emergency services (police, fire, and medical response)
Policy CF-1.4 Cooperate with the appropriate private and/or public
agencies to develop individual comprehensive service and
facility plans for each of the following utilities and/or
services:
DRAFT 12/11/25 – Port Angeles 2025 Comprehensive Plan – Capital Facilities Element Page 106
• Telecommunications
• Schools
• Mass transportation
• Solid waste collection and disposal
Policy CF-1.5 Comprehensive service and facility plans should:
• Be consistent with the general level of service standards
established in the Comprehensive Plan
• Establish detailed level of service standards, as needed
• Meet all local, state, and federal health and safety
requirements
• Include an inventory of current facilities, measurements
of current and future service capacities, and forecast
future service and facility improvements necessary to
serve the 20-year vision of the Comprehensive Plan
Land Use Map
• Provide a financial feasibility analysis
• Include a thorough equity impact assessment to
identify existing disparities and ensure that future
improvements are prioritized in ways that advance
equitable outcomes for all residents.
Policy CF-1.6 Adopt and maintain an annual Capital Facilities Plan
consistent with the Comprehensive Plan and State Growth
Management Act. The Capital Facilities Plan's financing
schedule may be corrected, updated, or modified without
being considered an amendment to the Comprehensive
Plan, provided a public hearing is held before the City
Council.
Policy CF-1.7 Adopt and maintain a Comprehensive Parks and
Recreation Plan consistent with the Comprehensive Plan
and the Growth Management Act as an Element of the
Comprehensive Plan. This plan should include a detailed
equity analysis of the existing parks and recreation system
and establish clear goals and strategies for achieving
equitable access, distribution, and programming that meet
the diverse needs of all community members.
Policy CF-1.8 Develop and implement an Urban Forestry Program to
properly manage street trees, park trees, and forested
environmentally sensitive areas located within the city. This
program should prioritize tree planting and green space
DRAFT 12/11/25 – Port Angeles 2025 Comprehensive Plan – Capital Facilities Element Page 107
enhancement in historically disadvantaged neighborhoods
that may lack equitable access to green infrastructure.
Policy CF-1.9 Consider the cumulative effect of development on the
City's need for adequate public service buildings
(administration, recreation centers, etc.). Ensure that the
location and design of public service buildings are
accessible and welcoming to all members of the
community.
Policy CF-1.10 Consider projected climatic change impacts and
adaptation strategies to determine whether adequate
services can be provided into the future, prior to
approving any development.
Policy CF-1.11 Take a leading role in enhancing visitors' first impression of
the community by maintaining and upgrading the City’s
public facilities, green infrastructure, and strengthening the
nuisance abatement program.
Goal CF-2 Provide streets at minimum levels of service for all
city residents and the general public. Emphasize
equitable access to and quality of streets for all
residents, while being mindful of affordability.
Policy CF-2.1 Create and maintain comprehensive service and facility
plan for streets and non- motorized facilities (bikeways,
trails, and pedestrian walkways) that include specific
actions and requirements for bringing into compliance any
street facilities that fall below the required level of service,
including demand management strategies which
encourage reduced reliance on single occupant vehicle
trips and encourage use of alternate modes of
transportation such as the bicycles, walkways, and transit
riding with incentive programs for and from local
businesses.
Policy CF-2.2 Create a unified, coherent design element for signage,
street lighting, traffic control devices, and similar structures
to be used throughout the city and specifically in the
downtown area as a method for improved wayfinding and
place identification for visitors and residents alike.
Policy CF-2.3 Development on all arterial streets and any other streets
identified as school walking routes should include
pedestrian sidewalks on both sides of the street. Prioritize
City Hall Bioretention pond
DRAFT 12/11/25 – Port Angeles 2025 Comprehensive Plan – Capital Facilities Element Page 108
sidewalk development in areas with high pedestrian
activity and ensure accessibility for people of all abilities.
Policy CF-2.4 Develop a Capital Facilities Plan list, with public input, for
prioritizing pedestrian walkway needs. Actively seek input
from diverse communities to ensure that pedestrian
walkway priorities reflect the needs of all residents,
including those with mobility challenges.
Policy CF-2.5 Seek funding to increase the provision of sidewalks in
already developed areas where sidewalks do not occur.
Prioritize sidewalk improvements in underserved areas to
promote equitable pedestrian access.
Goal CF-3 Participate with the County, State, and Federal
governments as well as other public agencies to
provide adequate regional public services such as
schools, highways, tie-ins to regional
communication networks, libraries, and
correctional facilities.
Policy CF-3.1 The City should cooperate with the County and the
community's health care providers to ensure quality health
care facilities within the City that serve the region as a
whole. Advocate for equitable access to quality health care
services for all residents, regardless of their socioeconomic
status or location.
Policy CF-3.2 Support public education and Peninsula College, including
initiatives for rebuilding schools.
Policy CF-3.3 The City should cooperate with the County in planning
regional library facilities within the City. Ensure that the
location, hours, and resources of regional libraries are
accessible and meet the needs of diverse communities.
Policy CF-3.4 The City should cooperate with the County in planning for
adequate correctional facilities.
Goal CF-4 Reduce the amount of impervious surface created
by new developments and thereby reduce
stormwater management costs and environmental
impacts to the City and its natural resources, and
reduce development costs to private property
owners.
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Policy CF-4.1 Consider efficient use of utilities, rain gardens, limited
expansion of impervious surfaces, and adaptation
strategies in planning and designing capital facilities.
Policy CF-4.2 Revise existing urban development standards in low-
density residential areas to include low-impact
development standards for streets, pedestrian and non-
motorized access, sewer, and fire suppression to better
reflect the needs of suburban densities and conditions in
outlying undeveloped areas of the City and PAUGA.
Policy CF-4.3 The City should invest in Green Infrastructure, Low Impact
Development (LID), and similar technologies to maintain
and enhance environmental quality.
Policy CF-4.4 Encourage the use of Low Impact Development
stormwater management techniques (such as vegetated
roofs, permeable pavement, rainwater harvesting, and
bioretention) for all new developments.
Goal CF-5 Increase the capacity for solid waste, landscape
waste, and recycling collection and disposal.
Policy CF-5.1 Participate with the County in the development,
maintenance, and implementation of a regional solid
waste plan, which addresses collection, disposal, and
recycling of solid waste
Policy CF-5.2 Evaluate the opportunity for the City to operate a
composting facility.
Policy CF-5.3 Coordinate with waste management providers on public
education on what is recyclable, and strategize
methodologies to increase customer participation.
Policy CF-5.4 Develop and implement a strategy to expedite the
removal of waste (e.g., downed tree limbs and buildings
blocking roads and streams) during and after a disaster
incident to reduce the risks of subsequent fire, flood,
injury, and disease vectors.
Goal CF-6 Reduce waste-related greenhouse gas emissions
from wastewater and landfills.
Policy CF-6.1 Evaluate wastewater facility to reduce greenhouse
emissions and build resilience to climate impacts such as
landslides.
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Policy CF-6.2 Maximize the cogeneration and on-site utilization of
natural gas from anaerobic digesters and other methods
of harnessing energy in wastewater treatment. This will
reduce vulnerability to power and fuel shortages and
reduce emissions.
Policy CF-6.3 Reduce vulnerability of access routes to the wastewater
treatment plant and consider identifying alternative routes
should primary routes be compromised.
Goal CF-7 Enhance emergency services to address response
to extreme heat, drought, flooding, sea level rise,
and wildfire. Ensure that emergency preparedness
and response efforts are inclusive and address the
specific needs of vulnerable populations.
Policy CF-7.1 Develop resilience hubs — community-serving facilities
augmented to support residents. Locate resilience hubs in
accessible locations and ensure that they offer services
that meet the diverse needs of the community.
Policy CF-7.2 Coordinate resource distribution and services before,
during, and after a hazard event and ensure equitable
distribution of resources.
Policy CF-7.3 Identify safe evacuation routes for earthquakes, tsunamis,
high-risk debris flow, landslide areas, and wildfires. Ensure
that evacuation routes are accessible to all residents,
including those with mobility issues or limited
transportation options. Develop alternative emergency
evacuation routes to increase route redundancy.
Policy CF-7.4 Improve knowledge of earthquake, tsunami, landslide
hazard areas and understanding of vulnerability and risk to
life and property in hazard-prone areas. Conduct outreach
and education in multiple languages and formats to
ensure that all residents understand the risks.
Policy CF-7.5 Evaluate current earthquake, tsunami, and landslide
warning systems to ensure effectiveness and efficiency,
and increase coordination between local jurisdictions.
Ensure that warning systems are accessible to all residents.
Policy CF-7.6 Strengthen response to earthquakes, tsunamis, and
landslides with incident management teams to increase
resilience.
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Policy CF-7.7 Create a Community Wildfire Preparedness Plan, provide
education and outreach to residents to ensure their
personal preparedness, and enhance emergency services
to increase efficiency of wildfire response and recovery
capabilities.
Policy CF-7.8 Complete a new wildfire assessment that accounts for
Wildland Urban Interface areas. Consider the
socioeconomic characteristics of Wildland Urban Interface
areas and potential disparities in wildfire risk and resilience.
Policy CF-7.9 Develop and disseminate maps relating to the fire hazard
to help educate and assist builders and homeowners
engaged in wildfire mitigation activities, and to help guide
emergency services during response.
Policy CF-7.10 Improve brush clean-up operations to decrease wildfire
fuel.
Policy CF-7.11 Incentivize growth and expansion of water-positive
businesses, maintaining fire life safety protection
standards.
Port Angeles 2025 Comprehensive Plan – Utilities & Public Services Element Page 112
Utilities & Public Services
Element
Port Angeles 2025 Comprehensive Plan – Utilities & Public Services Element Page 113
Introduction
The Utilities and Public Services Element serves as a required framework to detail the locations and
capacities of existing and proposed utilities, such as electricity and telecommunications. Beyond a simple
inventory, the GMA also mandates that the Utilities and Public Services Element contain recommendations
for meeting future utility needs, based on projected population and economic growth. This necessitates a
collaborative approach, requiring consultation with Bonneville Power Administration and consideration of
their plans and forecasts. By addressing these requirements, the Utilities and Public Services Element
ensures that adequate infrastructure is strategically planned and available to support development, without
compromising existing service levels.
As a full-service City, Port Angeles provides the community with electricity, garbage collection, recycling,
yard waste collection, water, wastewater (sewer), and stormwater services at competitive rates and in
compliance with all state and federal standards. Those City-provided utilities are outlined in the Capital
Facilities Element. While the city directly manages these core utilities, other essential services are provided
by alternative providers operating within the area.
Public services provide the foundation for facilities and programs that enhance the quality of life in Port
Angeles. They include police, fire protection, emergency management, healthcare, libraries, schools,
recreation, and social services. Together, these services keep the community safe, connected, and
supported, while reinforcing the City’s broader planning and development goals. Effective public service
delivery requires coordination with other governmental entities, Tribal Nations, and community
organizations to align local needs with available resources.
Equitable access across ages, backgrounds, and abilities is central to public service provision. Port Angeles
seeks to ensure that opportunities are inclusive, affordable, and culturally relevant. By focusing on safety,
accessibility, and cooperation, the City strengthens its capacity to address growth and evolving community
priorities. Services and facilities are planned and managed to uphold resilience, support environmental
stewardship, and reflect the unique character and values of Port Angeles. This includes preparing for
hazards such as earthquakes, tsunamis, wildfires, and climate-related risks, and ensuring that emergency
response and recovery efforts are both effective and equitable.
Telecommunications
Port Angeles residents and businesses benefit from a diverse range of telecommunication services. High-
speed internet options include fiber optic from CenturyLink and Astound Broadband, with varying
availability. Cable internet is also provided by Astound Broadband and CenturyLink, while DSL is available
through CenturyLink and AT&T. For wireless connectivity, Nikola Broadband, CresComm Broadband, and
5G home internet options from T-Mobile and Verizon offer fixed wireless services. Satellite internet,
ensuring wide coverage, is available from Viasat, HughesNet, and Starlink. The Clallam County PUD's fiber
network supports services from providers. Landline phone services are available through traditional
providers like CenturyLink and local provider Angeles Communications. Mobile phone service is available
from major carriers like AT&T and Verizon.
Port Angeles 2025 Comprehensive Plan – Utilities & Public Services Element Page 114
Table 9: Telecommunications Level of Service
Telecommunications Level of Service
Service Type Residential Commercial Industrial
Telephone 1 service per unit 1 service per business 1 service per business
Cable Television 1 service per unit 0 service per business 0 service per business
Internet 1 service per unit 0 service per business 0 service per business
Other Utilities
For information and goals/policies on other utilities (water, wastewater, stormwater, solid waste, and
electricity), see the Capital Facilities Element.
Port Angeles 2025 Comprehensive Plan – Utilities & Public Services Element Page 115
Goals and Policies
Goal U-1 Provide utility services efficiently and cost-
effectively.
Policy U-1.1 Design urban services for the maximum planned density
and/or land use intensity of a given area as designated on
the Comprehensive Plan Land Use Map.
Policy U-1.2 Planning for utility services should be consistent with the
goals and policies of the Capital Facilities Element.
Policy U-1.3 Promote coordination, consistency, and concurrency at all
stages of utility development in the Port Angeles Urban
Growth Area.
Policy U-1.4 Provide urban services only in areas that are logical
extensions of areas that are currently served by such
services or needed to implement a specific goal or policy
of the Comprehensive Plan.
Policy U-1.5 Serve new development with sanitary sewers.
Policy U-1.6 Provide infrastructure to all industrial lands to encourage
development.
Policy U-1.7 Consider the policies adopted in the Water Resources
Inventory Area 18 Watershed Management Plan, including
the provision of water supply to the urban areas in and
between the Elwha River and Morse Creek drainage
basins.
Policy U-1.8 Encourage new residential development to promote
resilience by incorporating underground utilities.
Policy U-1.9 Utilize common utility corridors for urban service facilities
located in shoreline areas.
Policy U-1.10 Promote the joint use of transportation rights-of-way and
utility corridors for all forms of transportation, including
non-motorized.
Goal U-2 Build resilience and capacity to prepare for
increased energy demand by enhancing energy
and resource efficiency and diversifying the grid.
Policy U-2.1 Encourage the use of renewable energy in both the
private and public sectors, providing all reasonable
Wastewater capacity improvements
Port Angeles 2025 Comprehensive Plan – Utilities & Public Services Element Page 116
support and advocacy at the State level for regulations
and incentives that encourage such installations.
Policy U-2.2 Continue working with Bonneville Power Administration to
provide incentives and education for residents to conserve
energy, access renewable energy, and finance energy
efficiency retrofits.
Policy U-2.3 Incentivize active and passive solar building design and
leverage existing Bonneville Power Administration
programs (e.g., energy efficiency incentives) and state and
federal funding sources and policy.
Policy U-2.4 Promote the use of alternative energy, energy
conservation technology, and smart energy grid.
Goal U-3 Prepare conservation strategies and protect water
quality to increase resilience to drought, sea level
rise, and reduced snowpack.
Policy U-3.1 Enhance water supply monitoring to increase resilience
during drought periods.
Policy U-3.2 Reduce water consumption through education and
incentive programs. For example:
• Create a smart grid water use system and share data
with consumers to increase conservation. Ensure that
smart grid technology and data sharing are accessible
to all residents.
• Promote and incentivize smart irrigation technologies
for golf courses and parks.
• Update water rates to discourage watering lawns.
Analyze the potential impact of rate changes on low-
income households and consider implementing tiered
rates or assistance programs
• Provide incentives for efficient food cultivation.
Policy U-3.3 Maintain and enhance the quality of water resources
through the regulation of clearing, grading, dumping,
discharging, and draining, and the provision of flood and
erosion control measures and regulations to protect
wetlands and other environmentally sensitive areas. Use
Signal controller upgrades (PWKS Engineering)
Port Angeles 2025 Comprehensive Plan – Utilities & Public Services Element Page 117
adaptive management practices and best available climate
science and projections to inform these efforts.
Goal U-4 Support services and facilities through different
levels of participation in cooperation with other
public or private agencies.
Policy U-4.1 The City should be the "primary responsible agency" and
take the lead in:
• Utility and emergency services (water, wastewater,
electrical, stormwater, police, fire, solid waste, and
emergency medical response services).
• Transportation infrastructure, including trails and
sidewalks.
• Parks and recreation.
Policy U-4.2 The City should participate as a "financial partner" to
support essential programs and services, including:
• Accessibility for youth from diverse socioeconomic
backgrounds.
• Library facilities, ensuring equitable access for
individuals with varying needs and from diverse
backgrounds.
• Senior programs, ensuring culturally relevant and
accessible programs for a diverse senior population.
• Low- and moderate-income housing programs.
• Facilities for senior programs, ensuring accessible and
culturally appropriate facilities.
• Utility assistance for low-income households.
• Social and public health services, addressing health
disparities and ensuring culturally competent services.
Policy U-4.3 As a "supporter," the City should promote and cooperate
in providing programs and services, including:
• Library programs such as information and assistance,
ensuring services are accessible and relevant to diverse
community members.
• Affordable housing information and referral, ensuring
information is accessible in multiple languages and
formats.
Olympic Discovery Trail upgrades
(PWKS Engineering)
Port Angeles 2025 Comprehensive Plan – Utilities & Public Services Element Page 118
• Economic and business development services,
supporting equitable opportunities for businesses
owned by underrepresented groups.
• Tourism information and services, promoting inclusive
tourism that benefits all community members.
• Schools and community learning, supporting equitable
access to quality education and learning opportunities
for all.
• Fine arts, promoting diverse artistic expressions and
ensuring equitable access to arts and culture.
• Community recreation, ensuring affordable, accessible,
and culturally relevant recreational opportunities for all.
• Public and private youth, family, and senior services,
ensuring culturally competent and accessible services
that meet the diverse needs of these groups.
• Telecommunications, promoting equitable access to
broadband and technology for all residents.
• Crime prevention programs, ensuring fair and
equitable approaches to crime prevention and
addressing systemic inequities.
• Health Care programs, promoting equitable access to
quality and culturally competent healthcare.
Policy U-4.4 Develop and use public facilities cooperatively, in the
promotion of social and community services, ensuring
these cooperatively used facilities are accessible and
welcoming to all members of the community.
Goal U-5 Provide safe, clean, usable, and attractive public
facilities that enhance the cultural, educational,
economic, recreational, and environmental
attributes of the City.
Policy U-5.1 Provide a variety of settings and activities suitable for
people of all ages, characteristics, and interests.
Policy U-5.2 Work in partnership with the community as stewards of
the area’s unique environment and quality of life, ensuring
inclusive engagement of diverse community members in
environmental stewardship efforts.
Port Angeles 2025 Comprehensive Plan – Utilities & Public Services Element Page 119
Policy U-5.3 Plan, locate, and design public facilities and utilities in ways
that align with the City’s land-use designations and
neighborhood character. Facility planning should reflect
the intended scale and intensity of each area while
maintaining the service levels outlined in the Capital
Facilities Element.
Policy U-5.4 Focus new public facility investments on closing service
gaps and improving safe, inclusive access, especially in
neighborhoods that have historically been underserved.
Decisions about where to build or improve facilities should
be guided by equity data and service standards identified
in the Capital Facilities Element.
Exhibit A
Cover page photo credits: MAKERS, Eric Neurath (pier)
Volume II Contents
Appendix A: Land Use ................................................................................................................................................... A-1
Appendix B: Housing ...................................................................................................................................................... B-1
Appendix C: Economic Development......................................................................................................................... C-1
Appendix D: Transportation ......................................................................................................................................... D-1
Appendix E: Capital Facilities ......................................................................................................................................... E-1
Volume II List of Figures
Figure A-1: Housing Units Permitted in Port Angeles by Type, 2014-2024 ...................................................... A-18
Figure A-2: Square Footage of Commercial Development Constructed or Under Construction in
Port Angeles by Type, 2014-2024 ............................................................................................................................. A-19
Figure A-3: Net New Housing Units Needed in Port Angeles, 2020-2045....................................................... A-21
Figure A-4: Port Angeles Housing Unit and Jobs Projections and Capacity Through 2045 ........................ A-32
Figure A-5. Port Angeles Projected Housing Needs by Income Band, 2020-2045 ....................................... A-34
Figure B-1. Historic Population Growth in Port Angeles, 1960–2024 ................................................................... B-2
Figure B-2. Port Angeles Population Change with Regional Comparison, 2014-2024 .................................... B-3
Figure B-3. Age Distribution in Port Angeles with Regional Comparison, 2022................................................ B-3
Figure B-4. Race and Ethnicity in Port Angeles with Regional Comparison, 2012 and 2022 .......................... B-4
Figure B-5. Household Size in Port Angeles with Regional Comparison, 2022 ................................................. B-5
Figure B-6. Household by Tenure in Port Angeles with Regional Comparison, 2022 ...................................... B-6
Figure B-7. Median Household Income in Port Angeles with Regional Comparison, 2022 ............................ B-6
Figure B-8. Household Income in Port Angeles by Income Brackets, 2010 and 2022 ..................................... B-7
Figure B-9. Tenure by Household Income in Port Angeles, 2010 and 2022 ...................................................... B-8
Figure B-10. Household Income as a Percentage of AMI by Tenure in Port Angeles, 2010 and 2020 ......... B-9
Figure B-11. Cost Burdened Households by Tenure in Port Angeles, 2020 ........................................................ B-9
Figure B-12. Cost Burden and Household Income in Port Angeles, 2020 ........................................................ B-10
Figure B-13. Point-In-Time Homeless Census, 2014-2024 .................................................................................... B-11
Figure B-14. Income Brackets for Older Adults Households (62+) in Port Angeles, 2020 .............................. B-11
Figure B-15. Disability and Household Income in Port Angeles, 2020 ............................................................... B-12
Figure B-16. Jobs by Sector in Port Angeles, in 2011 and 2021 ............................................................................ B-13
Figure B-17. Mean Hourly Wage for Jobs in Top Employment Sectors in Clallam County, 2023 ................ B-15
Figure B-18. Commute Patterns in Port Angeles and Clallam County, 2022 ................................................... B-15
Figure B-19. Projected Employment by Industry, Olympic Workforce Development Area, 2022-2032 ..... B-17
Figure B-20. Housing Unit Types in Port Angeles, 2022 ...................................................................................... B-18
Figure B-21. Housing Unit by Bedroom Count in Port Angeles with Regional Comparison, 2022 .............. B-19
Figure B-22. Age of Existing Housing Units in Port Angeles, 2022 .................................................................... B-19
Figure B-23. Housing Conditions in Port Angeles with Regional Comparison, 2022 ..................................... B-20
Figure B-24. Rates of Overcrowding in Port Angeles with Regional Comparison, 2022 ............................... B-20
Figure B-25. Housing Unit Permits in Port Angeles, 1990-2023.......................................................................... B-21
Figure B-26. Housing Permits in Port Angeles and Comparison Geographies, 1990-2023 .......................... B-21
Figure B-27. Housing Permits in Clallam, Jefferson, and Kitsap Counties, 1990-2023.................................... B-22
Figure B-28. Residential Occupancy Rates in Port Angeles with Regional Comparison, 2022 ..................... B-22
Figure B-29. Residential Occupancy Rates in Port Angeles with Regional Comparison, 2022 ..................... B-23
Figure B-30. Housing Vacancy Rates in Port Angeles, 2012-2022 ..................................................................... B-24
Figure B-31. Change in Rents, Home Prices, and Income in Port Angeles, 2010-2022 .................................. B-24
Figure B-32. Housing Affordability at Various Income Levels in Port Angeles, 2022 ..................................... B-25
Figure B-33. Comparison of Housing Units and Household Incomes in Port Angeles, 2020 ....................... B-31
Figure B-34. Household and Housing Unit Size Comparison in Port Angeles, 2022 ..................................... B-32
Figure B-35. Port Angeles Target Housing Units by Income, 2024-2045 ......................................................... B-32
Figure B-36. Population by Race/Ethnicity in Port Angeles in 2020 .................................................................. B-40
Figure B-37. Racial Composition of Port Angeles, Clallam County, and Washington State in 2020 ........... B-41
Figure B-38. Port Angeles Total Housing Cost Burden by Racial & Ethnic Group in 2019 ............................ B-42
Figure B-39. Port Angeles Owner and Renter Households by Race & Ethnicity in 2019 ............................... B-42
Figure B-40. Port Angeles Percent of All Households Experiencing Housing Cost Burden in 2019 ............ B-43
Figure B-41. Port Angeles Distribution of Households by Income and Race or Ethnicity, 2019 ................... B-45
Figure B-42. Port Angeles Percentage of All Households by Income Category and Race (2010-2014
vs. 2015-2019) ................................................................................................................................................................ B-46
Figure B-43. Port Angeles Renter Households by Income Compared to Rental Units by
Affordability, 2019 ......................................................................................................................................................... B-47
Figure C-1. Historic Population Growth in Port Angeles, 1960–2024 ...................................................................C-4
Figure C-2. Port Angeles Population Change with Regional Comparison, 2014-2024 .................................... C-5
Figure C-3. Total Jobs in Port Angeles, 2012-2022 .................................................................................................. C-6
Figure C-4. Cumulative Job Growth (2012-2022) ..................................................................................................... C-6
Figure C-5. Age of Population in Port Angeles, 2012-22 ....................................................................................... C-7
Figure C-6. Educational Attainment of Population and Workforce in Port Angeles, 2012-2022 ................... C-8
Figure C-7. Median Household Income in Port Angeles with Regional Comparison, 2022 ........................... C-8
Figure C-8. Household Income in Port Angeles by Income Brackets, 2010 and 2022 ..................................... C-9
Figure C-9. Port Angeles Businesses by Sector (2024) .......................................................................................... C-11
Figure C-10. Share of Clallam County Businesses Located in Port Angeles ...................................................... C-11
Figure C-11. Average Annual Wage for Top Sectors in Clallam County (2023) ............................................... C-12
Figure C-12. Commute Patterns in Port Angeles and Clallam County, 2022 ................................................... C-15
Figure C-13. Share of Workers who Live and Work in Port Angeles with Comparison Jurisdictions,
2022................................................................................................................................................................................. C-15
Figure C-14. Commuting Distance for Port Angeles Workers, 2022 .................................................................. C-16
Figure C-15. Wages and Housing Costs in Port Angeles ...................................................................................... C-17
Figure C-16. Rentable Building Area (Square Feet) of Retail Space in Clallam County Cities C-18
Figure C-17. Rentable Square Feet of Retail Space by Decade Built .................................................................. C-18
Figure C-18. Retail Rent in Port Angeles and Clallam County, 2014-2024 ........................................................ C-19
Figure C-19. Retail Vacancy in Port Angeles and Clallam County, 2014-2024 ................................................. C-19
Figure C-20. Rentable Building Area (Square Feet) of Office Space in Clallam County Cities ..................... C-20
Figure C-21. Square Feet of Office Space by Decade Built in Port Angeles and Clallam County ............... C-20
Figure C-22. Office Vacancy Rate In Port Angeles and Clallam County, 2014-2024 ...................................... C-21
Figure C-23. Rentable Building Area (Square Feet) of Industrial and Flex Space in Clallam County
by City ............................................................................................................................................................................. C-21
Figure C-24. Square Feet of Industrial and Flex Space by Decade Built .......................................................... C-22
Figure C-25. Vacancy Rate for Industrial and Flex Space (2012-2024) ............................................................. C-22
Figure E-1: Port Angeles School District 30-year Capital Facilities Plan .............................................................. E-11
Volume II List of Tables
Table A-1: Neighborhoods by Planning Area ......................................................................................................... A-15
Table B-1: Household Types in Port Angeles with Regional Comparison, 2022 ................................................ B-5
Table B-2: HUD Income Limits for Clallam County, 2024 ...................................................................................... B-8
Table B-3: Share of Jobs by Industry in Port Angeles and Clallam County, 2021............................................ B-14
Table B-4: Work-Home Destinations in Port Angeles and Clallam County, 2022 .......................................... B-16
Table B-5: Vacant Unit Types in Port Angeles with Regional Comparison, 2022 ............................................ B-23
Table B-6: Characteristics of HUD Housing-Assisted Households ..................................................................... B-28
Table B-7: Port Angeles Housing Targets and Capacity by Income Band ........................................................ B-33
Table B-8: Change in Population by Race/Ethnicity in Port Angeles and Clallam County in 2015 and
2020................................................................................................................................................................................. B-40
Table B-9: Number of Households by Cost Burden in Port Angeles in 2019 ................................................... B-41
Table B-10: Port Angeles Count of Households by Income and Race, 2019 .................................................... B-44
Table B-11: Housing Goals and Policies Racially Disparate Impact Review .......................................................... B-1
Table B-12: Moderate Density housing barrier review checklist (R7 and RMD) ................................................ B-11
Table B-13: Low-Rise or Mid-Rise housing barrier review checklist (RHD and Commercial) ........................ B-14
Table B-14: Supplementary barrier review checklist for PSH and emergency housing .................................. B-16
Table B-15: Accessory dwelling unit barrier review checklist ............................................................................... B-17
Table B-16: Checklist for local option tools for addressing affordable housing funding gaps ..................... B-19
Table B-17: Density Prototypes for Port Angeles Emergency Shelter Land Capacity Analysis ..................... B-21
Table B-18: Emergency Shelter Capacity by Zone in Port Angeles, 2020-2045 .............................................. B-22
Table B-19: Emergency Shelter Capacity and Target in Port Angeles, 2020-2044 ......................................... B-23
Table B-20: Existing Subsidized Housing Units.......................................................................................................... B-1
Table B-21: Planned Future Subsidized Housing Units ........................................................................................... B-2
Table C-1: Port Angeles Employment by Sector, 2012-2022 ............................................................................... C-10
Table C-2: Health Care and Social Assistance Jobs by NAICS Sector in Clallam County .............................. C-12
Table D-1: Current Clallam Transit Fixed-route Service Ridership ....................................................................... D-8
Table D-2: WSDOT Freight Classifications in Port Angeles ................................................................................... D-9
Table D-3: Level of Service Descriptions...................................................................................................................D-11
Table D-4: Existing Conditions Intersection Level of Service Summary ............................................................. D-12
Table D-5: Existing Conditions Roadway Segment Level of Service Summary ................................................ D-13
Table D-6: Estimated 2045 Intersection Level of Service Summary .................................................................. D-20
Table D-7: Estimated 2045 Roadway Segment Level of Service Summary ..................................................... D-20
Table D-8: Transportation Funding Resources ...................................................................................................... D-23
Table D-9: Fiscally Constrained 20-Year Project List ............................................................................................ D-26
Table D-10: Criteria for Bike Lanes Alongside a Parking Lane ............................................................................ D-30
Table D-11: Criteria for Bike Lanes Not Alongside a Parking Lane .................................................................... D-30
Table D-12: Intersection Volumes............................................................................................................................. D-32
Table D-13: Roadway Segment Volumes ................................................................................................................ D-32
Table D-14: Intersection Level of Service Criteria .................................................................................................. D-33
Table D-15: Intersection Operations Summary ...................................................................................................... D-33
Table D-16: Roadway Segment Operation Summary .......................................................................................... D-34
Table D-17: Intersection Volumes 2045 .................................................................................................................. D-35
Table D-18: Roadway Segment Volumes 2045 ..................................................................................................... D-35
Table D-19: Estimated 2045 Intersection Level of Service Summary ................................................................ D-36
Table D-20: Estimated 2045 Roadway Segment Level of Service Summary ................................................... D-36
Table D-21: A Full List of Future Project Ideas ....................................................................................................... D-38
Table E-1: Existing Facility and Capacity Inventory .................................................................................................. E-10
Volume II List of Maps
Map A-1: Environmentally Sensitive Areas ................................................................................................................A-4
Map A-2: Shoreline Designations ................................................................................................................................ A-7
Map A-3: Public Schools ............................................................................................................................................... A-9
Map A-4: Fire Stations and 3-Minute Response Boundary ................................................................................. A-10
Map A-5: Port Angeles Planning Areas .................................................................................................................... A-11
Map A-6: Urban Growth Areas (UGAs) .................................................................................................................... A-12
Map A-7: Proposed Neighborhood Boundary Map ............................................................................................. A-15
Map A-8: Residential Permit Locations by Type, 2014-2024 ............................................................................... A-18
Map A-9: Locations of Commercial Permitted Development, 2014-2024 ........................................................ A-19
Map A-10: Parcels Removed from Consideration in Land Capacity Analysis .................................................. A-23
Map A-11: Port Angeles Critical Areas Considered in Land Capacity Analysis ................................................ A-24
Map A-12: Land Capacity Analysis Classification ................................................................................................... A-26
Map A-13: Potential ADU Parcels in Port Angeles ................................................................................................. A-31
Map A-14: Land Capacity Analysis Classification and Proposed Zoning Update Areas ................................ A-37
Map B-1: Displacement Risk for Port Angeles ......................................................................................................... B-10
Map B-2: Land Capacity Analysis Classification and Proposed Zoning Update Areas................................... B-34
Map B-3: Percent of People of Color and Hispanic/Latino by Census Block Group in Port Angeles,
2022................................................................................................................................................................................. B-39
Map B-4: Department of Commerce Displacement Risk Map for Port Angeles and Surrounding
Area ................................................................................................................................................................................. B-48
Map B-5: CDC Overall Social Vulnerability Index in Port Angeles, Statewide Comparison, 2022 ............... B-49
Map B-6: Household Income at Age 35 in Port Angeles’ Opportunity Map ................................................... B-49
Map D-1: Roadway Functional Classification ............................................................................................................ D-3
Map D-2: Sidewalk Network in Port Angeles ........................................................................................................... D-4
Map D-3: Bicycle Network in Port Angeles .............................................................................................................. D-5
Map D-4: Current Bicycle Level of Traffic Stress (LTS) ........................................................................................... D-6
Map D-5: Proposed 2026 Clallam Transit Bus Routes in Port Angeles .............................................................. D-7
Map D-6: WSDOT Freight System ............................................................................................................................ D-10
Map D-7: Study Intersections and Segments ......................................................................................................... D-12
Map D-8: Existing Conditions Intersection and Roadway Segment LOS Results ............................................ D-14
Map D-9: Collisions in the Past Five Years within the City’s Limits ..................................................................... D-15
Map D-10: Sidewalk and School Walking Routes in Port Angeles ...................................................................... D-17
Map D-11: Potential Cross-town Transit Corridors and Multifamily Development (Draft) ............................. D-18
Map D-12: Estimated 2045 Intersection and Roadway Segment Level of Service .......................................... D-21
Map E-1: Existing Water Distribution Utilities ............................................................................................................ E-5
Map E-2: Existing Wastewater Utilities ....................................................................................................................... E-7
Map E-3: Existing Stormwater Management ............................................................................................................ E-8
Port Angeles 2025 Comprehensive Plan Appendix – Land Use Page A-1
Appendix A:
Land Use
Port Angeles 2025 Comprehensive Plan Appendix – Land Use Page A-2
A-1: Community Profile
City History
The City of Port Angeles has long been the primary urban center of the
North Olympic Peninsula.
The earliest residents of the area were the S’Klallam Tribe ("Strong
People"), Native Americans who were sustained by the region's abundant
natural resources. These same natural resources - the naturally protected
deep-water harbor, abundant coniferous forests, prolific wildlife and
marine resources, and an overall natural beauty also attracted the first
non-natives to the area and continue today to encourage visitors and new
residents alike from all walks of life. In 1855, as the non-native population
grew, the S’Klallam leaders signed a treaty with the Federal government,
ensuring their continued ability to hunt, fish, and gather on their usual
grounds.
Known variously as "Old Dungeness," "False Dungeness," "Cherbourg,"
and "Port Angeles," the settlement was intermittent and sporadic
throughout the city's early history.
In 1862 (largely due to the efforts of one man, Victor Smith, the "Father of
Port Angeles"), President Abraham Lincoln signed an executive order
setting aside 3,520 acres of land on the site as a U.S. Government Lighthouse and Military Reservation.
Soon after, the original townsite layout was platted by the US Army Corps
of Engineers, and the townsite of Port Angeles has endured to this day.
Patterned after the plan of Cincinnati, Ohio (substituting the Harbor for
the Ohio River), the streets are arranged and named the same: Front, First,
Second, etc.; at right angles to these are Tumwater, Cedar, Pine, Valley,
Cherry, Oak, Laurel, Vine, and Race Street.
While the City has benefited greatly from that original planning with its
grid-pattern street layout, various challenges have also arisen, such as
utility service provision and circulatory problems, due to the land's
topography. Six different streams, with associated ravines, flow through the community, flowing north from
the foothills of the Olympic Mountains and quickly making their way to the Strait of Juan de Fuca. They
are: Dry Creek, Tumwater Creek, Valley Creek, Peabody Creek, Ennis Creek, White's Creek, with Lee's
Creek, and Morse Creek located within the City’s Urban Growth Areas.
Despite such early planning, a major settlement did not take place within the city until 1887, with the
founding of the Puget Sound Cooperative Colony. A social experiment in communal living, the Colony
contributed greatly to the early expansion of Port Angeles.
Although short-lived, this settlement near the mouth of Ennis Creek built a sawmill, lath-mill and shipyard;
constructed a 58-foot propeller-driven schooner ("The Angeles"); started the first newspaper in town ("The
Port Angeles, as depicted in a 1917 Army Corps/USGS survey map (Image: University of Texas, Perry-Castañeda Library Map Collection)
This detail of the "Ennis Creek" mural depicts a 1700s-era S’Klallam village. (Image: Feiro Marine Life Center)
Port Angeles 2025 Comprehensive Plan Appendix – Land Use Page A-3
Model Commonwealth"); and built the first schoolhouse, office building
and a city opera house - in addition to founding four different
churches in Port Angeles. The colony was largely disbanded by 1889
due to internal disputes, but many of the colonists stayed and blended
with the rest of the thriving community.
By 1890, the city's population had soared to over 3,000 people, and
the Government Reserve, established 28 years earlier, had become a
bottleneck to progress, completely restricting further city development
because it could not legally be homesteaded. The result was a "land
rush" onto the federal property, as citizens took matters into their own
hands as "Reserve Jumpers" - moving in masse onto the reserve,
platting lots, and establishing homesteads. Eventually, after being
forced to recognize this matter officially, Congress conceded
ownership of the Reserve to the squatters and opened the Reserve for
sale to the public.
The year 1890 was also notable as the year Port Angeles was officially
incorporated as a city in the newly established State of Washington,
and that same year, it also became the County Seat of Clallam County.
Thereafter, the City grew more slowly and developed much as other
small towns in the Pacific Northwest. Gone were the early pretensions
of becoming a great seaport or second national city patterned after
Washington, D.C.
Logging and timber have long been important industries, and in 1914,
Port Angeles was home to the world’s largest sawmill. In 1920, a large
pulp and paper mill was built by Washington Pulp and Paper Company.
Purchased a few years later and operated by Crown Zellerbach for over
60 years, the paper mill, located at the base of Ediz Hook. The facility is
now owned by McKinley Paper Company, which shut down operations
in 2024.
The City experienced sporadic growth until the linking of Port Angeles with the transcontinental railroad in
1914 brought increased prosperity. As rail transport increased and sea travel waned, Port Angeles
surpassed Port Townsend as the major center for trade and commerce on the Olympic Peninsula.
Sustained largely by the marine trades, the forest products and fishing industries, Port Angeles became a
classic American small town and the center of urban life on the North Olympic Peninsula.
In 1922, the Port of Port Angeles was formed. The natural deep-water harbor has always attracted shipping
as well as commercial and sports fishing. The Port now operates the Boat Haven Marina and the William
Fairchild International Airport, in addition to managing many of the shoreline properties west of downtown
Port Angeles.
The first Coast Guard air station on the Pacific Coast was established at Ediz Hook on June 1, 1935. It is the
oldest United States Coast Guard Station in the country. The piece of land currently occupied by the Coast
Port Angeles, as located in Clallam
County and relative to Washington
State.
Downtown Port Angeles was dramatically transformed in 1914 when street-level grades were raised 12 feet or more following a massive sluice
operation - effectively a man- made
mud slide using a nearby hillside for
source material.
Port Angeles 2025 Comprehensive Plan Appendix – Land Use Page A-4
Guard Station is the one remaining part of the military reservation that once encompassed all of what is
now Port Angeles. The station officially became Coast Guard Group Port Angeles in September 1944 and
received its first helicopter in 1946.
The downtown streets in 1914 were the largest civic project. That project established the current street
elevation downtown, creating basement levels for then-existing businesses (now the "Port Angeles
Underground"). The Olympic Power Company was formed in 1911 to construct the Lower Elwha Dam. The
County Courthouse was built on Lincoln Street in 1915. A new fire station was built in 1931. A new police
station and jail were built in 1954, and a new City Hall in 1987. In 1953, Port Angeles received the "All
American City" award.
The City has used zoning to coordinate development and growth since the 1930s, and in the early 1960s,
made a determined effort to improve planning through the development of a "701" master plan, along
with new zoning and subdivision ordinances.
Current Characteristics
Map A-1: Environmentally Sensitive Areas
This map of Port Angeles' "environmentally sensitive areas" shows general locations of marine bluffs, ravines, shoreline buffers
and modified fill areas.
Port Angeles 2025 Comprehensive Plan Appendix – Land Use Page A-5
Location
The City of Port Angeles is located in Clallam County on the northern coast of Washington's Olympic
Peninsula (See Figure A.03). It is less than three hours driving time (including the ferry ride) from Seattle or
Olympia and is located at the base of the Olympic Mountains' north slope. Immediately to the north is the
coastal marine environment of the Port Angeles Harbor, one of the deepest naturally protected harbors on
the West Coast, and the Strait of Juan de Fuca. To the south are the pristine alpine wilderness areas of the
Olympic National Park, to the east is the semi-arid climate of the Sequim-Dungeness Valley, and within a
two-hour drive to the west is the Hoh Rain Forest and the beaches and rugged beauty of the Pacific Coast.
Air
The circulation of air around the Olympic Mountains and through the Strait of Juan de Fuca results in
mostly easterly or westerly winds in the vicinity of Port Angeles. Highest winds are generally associated
with intense winter storms and may be from either an easterly or westerly direction. On most summer
afternoons, a moderate to strong westerly breeze can be expected. Wind velocity and direction vary with
the season. Easterly winds occur mostly in the winter, and westerly winds occur mostly in the summer.
Water
Port Angeles is located in the Port Angeles watershed, which drains 65,000 acres (101.5 square miles). A
gradually descending slope from the Olympic Mountains north to the Strait of Juan de Fuca characterizes
the topography of the immediate Port Angeles area. Steep hillsides and bluffs of 50 to 150 feet in elevation
mark the northern edge of the slope. This region is segmented by streams that flow from the mountains
toward the Strait, forming V-shaped ravines that are much lower in elevation than the surrounding areas.
These ravines contain the following major creeks passing through the community to Port Angeles Harbor
and the Strait of Juan de Fuca: Dry Creek, Tumwater Creek, Valley Creek, Peabody Creek, Ennis/White's
Creek; Lee's Creek, and Morse Creek are located east of the City limits in the UGA. The Elwha River is
located approximately 1.25 miles west of the City and is the primary source of water for the city. Very few
sites in the City obtain potable water from wells.
Wildlife
Port Angeles is located in an area replete with wildlife. The City is located adjacent to Olympic National
Park and the Strait of Juan de Fuca. The drainages that pass through Port Angeles provide wooded
corridors and habitat for a wide variety of wildlife. Various freshwater wetlands are scattered throughout
the city. Port Angeles Harbor is approximately 2,435 acres and one of the deepest natural harbors on the
West Coast. It provides habitat for many aquatic species.
The wooded riparian areas provide food, cover, spawning, breeding, and rearing areas for a wide variety
of wildlife species. Trees and other plants shade streams, help keep water cool, stabilize banks, and
provide food and habitat for insects, amphibians, reptiles, mammals, birds, and fish. Trees also provide
cover for wildlife. When trees die and fall into streams, the logs create small dams and pools that provide
fish-rearing habitat and cover from predators. Logs that remain on land provide cover for wildlife. Wildlife
from the ravines also use surrounding developed and undeveloped properties for foraging.
Within Clallam County, the Washington State Department of Wildlife (Priority Habitats and Species
program) has identified 15 "priority habitats" and 104 "priority species" (State of Washington Priority
Habitats and Species List, 2023). Under an agreement with the Department of Wildlife, the locations of
these habitats are not made available. The locations have been reviewed and considered in this analysis.
Port Angeles 2025 Comprehensive Plan Appendix – Land Use Page A-6
The location of other less sensitive species has been identified in the Draft Environmental Impact
Statement (DEIS). In particular, there are three areas where harbor seals haul out. Those sites are the beach
at the former Rayonier Mill site, Hollywood Beach near downtown, and the south shore of Ediz Hook in
Port Angeles Harbor. Department of Wildlife maps identify an area along the Harbor side of Ediz Hook
that has "regular large concentrations" of shorebirds.
The bluff along the shoreline also provides a special and valuable habitat for shorebirds and other wildlife.
Within the Olympic National Park, Roosevelt Elk roam the slopes of the mountains. Other wildlife includes
black bears, cougars, coyotes, mountain beavers, minks, raccoons, otters, wolves, eagles, hawks, ravens,
and grouse. Fisher has recently been reintroduced into the Olympic National Park as well. Mountain goats
were introduced to Olympic National Park in the last century and have become well established.
All of the creeks that make up the Port Angeles watershed are used for fish habitat, but most have barriers
to fish migration. Coho, cutthroat, and possibly steelhead use Dry Creek. Tumwater Creek provides
anadromous use by coho, cutthroat, and steelhead well upstream of the City limits. Valley Creek and
Peabody Creek may be used by sea-run cutthroat; however, these runs are not felt to be self-sustaining.
The stream ravines provide sections of relatively high-quality habitat and are recognized by the State as
supporting significant populations of resident fish and as potentially supporting salmon runs once
downstream impediments are removed. The resident fish currently present in Ennis Creek are coho, sea-
run cutthroat, and steelhead. The fish migrate up to 4.9 miles from the Port Angeles Harbor. White's
Creek, which joins Ennis Creek, contains coho, steelhead, and sea-run cutthroat only up to Front Street.
The estuary at Valley Creek was restored to its original condition as a mitigation action in 1996. Extensive
restoration of Valley Creek has been accomplished upstream from the southern end of Valley Street to the
Highway 101 crossing. Restoration efforts have been supported by City land acquisitions along the lower
portions of Valley Creek, with the intent of future restoration projects.
Natural Resources
There are very limited forest areas, and no mineral lands are located within the City. Much of the forested
area is located within stream ravines or along marine bluffs. These stream ravines contain a mix of native
vegetation and are predominantly dominated by hardwood species such as Red Alder and Bigleaf Maple.
The parks and open spaces, such as Lincoln Park and Shane Park, also include forested areas protected
from development. These forests have been in a state of decline over the last several years, presumably
due to a combination of biotic and abiotic stressors, including prolonged summer drought and human-
caused damage.
The Urban Forest has an overall average tree canopy cover of 19% when the protected areas, such as
stream ravines, are removed. A recently adopted street tree program aims to increase the city-wide tree
canopy cover; over 400 trees were distributed and planted throughout the City’s right-of-way over a
three-year period. The success of this program shows the City’s commitment to enhancing the Urban
Forest beyond those already protected forested areas. Trees provide numerous environmental, social, and
economic benefits, and an Urban Forestry program at the City would allow staff to further their
commitment to creating a hospitable environment for residents and wildlife alike.
The City of Port Angeles contains 26 miles of marine shoreline, including Ediz Hook, a four-mile-long sand
spit, and 17 miles of streams. The vegetated creek ravines offer wooded open space, providing wildlife
Port Angeles 2025 Comprehensive Plan Appendix – Land Use Page A-7
habitat and corridors connecting the waterfront with the foothills. Other open space amenities include
wetlands, steep slopes, marshes, hilltops, and even open fields. These natural amenities add to the social,
environmental, and economic sustainability of our community. There are abundant scenic resources in Port
Angeles. Notable visual elements include the Strait of Juan de Fuca, Ediz Hook, Vancouver Island, San Juan
Islands, Mt. Baker, Hurricane Ridge, and the Olympic National Park. Of special note are the views along the
bluffs above Port Angeles Harbor. The Ocean View Cemetery at the west edge of town provides views
northward and along the coastline. The beaches and beachfront trail along the shoreline also offer views
of Ediz Hook, the Strait of Juan de Fuca, and Vancouver Island. Ediz Hook has superlative views of the
Strait, mountains, waterfront, and the city.
Map A-2: Shoreline Designations
Noise
The primary sources of noise in Port Angeles are air traffic from the airport and the Coast Guard base,
industrial activities along the Port Angeles Harbor shoreline, vehicular traffic, and construction activities.
Ambient noise levels within the City of Port Angeles are expected to vary by location.
In 1986, a Noise Compatibility Planning Study was conducted for Fairchild International Airport in
accordance with Federal Aviation Regulations. The Planning Study included analyses of both existing and
projected noise levels associated with the aviation traffic.
The Rayonier Mill closed in the late 1990s, leaving no noise-producing industries east of downtown. The K-
Ply mill near downtown closed in 2011, with site remediation completed in 2016. The Port of Port Angeles
intends to redevelop the site for marine trades industries.
Map of the various Shoreline Designations in Port Angeles
Port Angeles 2025 Comprehensive Plan Appendix – Land Use Page A-8
McKinley Paper Company was the one remaining mill along the waterfront that was a source of noise until
its closure in 2024, relieving residential areas on the bluff top to the south, which received the greatest
noise impacts.
Higher noise levels are allowed for motor vehicle operations on public roads. Warning sirens and
temporary construction equipment are generally exempt from the noise regulations. Traffic levels would be
expected to be highest along major transportation routes of US 101, First Street, Front Street, Lincoln,
Lauridsen Boulevard, Race Street, Tumwater Truck Route, and Marine Drive.
Community Facilities
Community facilities include a 126-bed hospital, one public library, one fire station, one police station, 45
parks or recreation facilities, the Senior Services Community Center, a public swimming pool, the Vern
Burton Community Center, a publicly owned cemetery, one private golf course, four cultural centers (Port
Angeles Fine Arts Center, Arthur D. Fierro Marine Lab, The Lower Elwha Klallam Cultural Center, and the
North Olympic Cultural Center).
The Port Angeles School District Number 121 serves the City of Port Angeles and its surrounding
community. The District operates five elementary schools, one middle school, one high school, and one
alternative high school, and hosts the North Olympic Peninsula Skills Center. Within the City of Port
Angeles, there are three elementary schools: Franklin Elementary, Hamilton Elementary, and Jefferson
Elementary. Dry Creek Elementary School is located west of the city limits, and Roosevelt Elementary is
located east of the City limits. Stevens Middle School, Port Angeles High School, and Lincoln High School
provide secondary education.
The Skills Center, working closely with Peninsula College and five neighboring school districts - Cape
Flattery, Crescent, Quileute, Port Angeles, and Sequim School Districts - provides the latest vocational/
technical education in a competency-based learning environment.
Peninsula College, with its main campus located in the foothills of the Olympic Mountains and overlooking
the Strait of Juan de Fuca, serves as a vital center for higher education and diverse cultural opportunities,
strengthening community bonds for residents of the North Olympic Peninsula. College programs include
traditional academic transfer offerings, professional-technical training, Basic Education for Adults, adult
continuing education, online learning courses, and a center for baccalaureate degrees, allowing students
many educational options.
In addition to the many associate degree and certificate programs, Peninsula College offers a
baccalaureate degree in Applied Management. The college also works with key university partners,
providing numerous opportunities for residents to earn bachelor’s degrees locally. These partners include
City University, Western Washington University, Goddard College, and Evergreen State College.
Peninsula College is committed to providing college/community connections and has numerous
partnerships and collaborations in the community with the City of Port Angeles, the Port of Port Angeles,
the Port Angeles School District, the Economic Development Council, local tribes, private businesses, and
others. The college offers classes, training, and resources in support of workforce development and
community enrichment.
Port Angeles 2025 Comprehensive Plan Appendix – Land Use Page A-9
Map A-3: Public Schools
The college currently serves over 2,000 students (2023-2024 academic year).
The Port of Port Angeles operates a 16.1-acre marina, with approximately 375 boat slips and 3,000 feet of
dock for tie-ups, and a public boat yard for repair and maintenance. The Boat Haven Marina was
upgraded during 2007-2008. The Port also operates the William R. Fairchild International Airport.
Public schools located in Port Angeles
Port Angeles 2025 Comprehensive Plan Appendix – Land Use Page A-10
Map A-4: Fire Stations and 3-Minute Response Boundary
Port Angeles 2025 Comprehensive Plan Appendix – Land Use Page A-11
City Areas
Planning Areas
The Comprehensive Plan divides the City into eight planning areas. For the purpose of description, the
individual planning areas are identified as the Harbor, Northwest, Southwest, North Central, South Central,
East, Eastern Urban Growth Area, and Southwestern Urban Growth Area. These areas are described as
follows:
Map A-5: Port Angeles Planning Areas
Port Angeles 2025 Comprehensive Plan Appendix – Land Use Page A-12
Map A-6: Urban Growth Areas (UGAs)
Harbor The Harbor planning area includes all shoreline areas adjacent to Port Angeles Harbor and contains the
Coast Guard Station, the City-operated boat ramps, Harborview Park, and the McKinley Paper Company
Mill, all on Ediz Hook. The historic downtown and waterfront are also essential parts of this sub-area. The
Boat Haven Marina, the log export terminal, the Coho Ferry terminal, and City Pier Park line the waterfront.
Entertainment activities (movie theaters, bookstores, antique shops, galleries, historic underground tours,
and restaurants) abound in the pedestrian-oriented central business district.
Also in the Harbor planning area is the former Rayonier Mill site. The mill has been closed since 1997 and
has been demolished. The site is undergoing remediation to clean up materials left by the previous mill
operation. In 2013, the City purchased a five-million-gallon storage tank that remained on the site and has
incorporated the tank into its facilities for the remediation of combined sewer overflows into Port Angeles
Harbor.
Northwest
The Northwest planning area covers the western edge of the city, lying west of Tumwater Creek and north
of Fairchild International Airport. This area is largely comprised of older homes; however, recent growth
pressure has led to new subdivisions and home construction. There is a commercial area located at 8th
Port Angeles 2025 Comprehensive Plan Appendix – Land Use Page A-13
and "C" Street, serving the residents of the west end of the City. A pocket of industrial/commercial activity
is located along the Tumwater Truck Route near the US 101 junction. This area of town has limited access
because of the Tumwater Creek ravine and the bluffs. The Northwest Planning Area has the largest
segment of undeveloped residential land within the current City limits.
Southwest
The Southwest planning area includes Fairchild International Airport, the Clallam County Fairgrounds,
Ocean View Cemetery, the Port Angeles Regional Transfer Station, the Extreme Sports Park property, and
Lincoln Park. In 2005, the city annexed 358 acres of land into the southwest planning area. Much of the
area is included in the Eclipse Industrial Park. Industrial development is located in the airport industrial
park, which was annexed in 2005. A few homes lie within the City limits along Lower Elwha Road, but
otherwise, this planning area contains predominantly industrial and public land uses.
North Central
The North Central planning area is an older, more densely populated portion of town. It is an area
bounded on the west by the Tumwater Creek ravine and divided by Valley Creek and Peabody Creek
ravines. It includes City Hall, the Clallam County Courthouse, the William Shore Pool, and the Carnegie
Library Museum. The commercial uses along Lincoln Street provide community shopping opportunities.
Recreation is available at several neighborhood parks. Much of the city's multifamily housing is within this
planning area.
South Central The South-Central planning area is the area of town with newer homes on larger lots. This planning area
was annexed into the City after much development had occurred. The street pattern changes from
traditional townsite blocks to smaller lots in older areas and large blocks and cul-de-sacs in newer areas.
The Port Angeles High School lies within this planning area. The Olympic National Park Headquarters and
Visitors Center is along the Heart of the Hills Road.
East The East planning area is the area east of Race Street to the eastern city limits. This area includes a mix of
older homes, newer residential subdivisions and developments, and a portion of the First and Front Street
commercial corridor. This planning area includes Peninsula College facilities and Peninsula Golf Club.
Urban Growth Areas
Eastern UGA
The Eastern Urban Growth Area (UGA) is generally the area east of the city limits. Remnant properties in
the UGA that are located south of the city limits and east of Valley Creek are considered to be in this UGA
until annexation occurs, whereby they will be considered to be part of the adjacent planning area. Clallam
County adopts policies for this planning area as a part of the Port Angeles Regional Comprehensive Plan.
Western UGA The Western UGA is generally the area west and south of the City limits. Remnant properties in the UGA
that are located south of the pre-2005 city limits, north of Highway 101, and west of Tumwater Creek as far
as Reddick Road are considered to be in this UGA until annexation occurs, whereby they will be considered
Port Angeles 2025 Comprehensive Plan Appendix – Land Use Page A-14
to be part of the adjacent planning area. Clallam County adopts policies for this planning area as a part of
the Port Angeles Regional Comprehensive Plan.
Port Angeles 2025 Comprehensive Plan Appendix – Land Use Page A-15
A-2 Neighborhoods
The City has mapped 23 neighborhoods for planning purposes. These are mapped and named as shown
below.
Table A-1: Neighborhoods by Planning Area
City Planning Area Neighborhood
East White’s Creek, Georgiana, Civic, Mt. Angeles
Harbor Ediz Hook, Marina, Downtown
North Central Cherry Hill, Peabody Creek, Jefferson, Valley Creek, Bridges, Pine Hill
Northwest West End, Crown, Shane Park, Lincoln Park, Tumwater
South Central Lauridsen, Mill Creek
Southwest Airport, Fairmount, Southwest
Map A-7: Proposed Neighborhood Boundary Map
Port Angeles 2025 Comprehensive Plan Appendix – Land Use Page A-16
Historically, the City did not use neighborhood boundaries for planning, budgeting, or programming
purposes. With this 2025 update, Port Angeles revisited the neighborhoods concept to apply a more
intentional focus. The map and names were updated as a first step to several possible outcomes, such as:
• Establishing neighborhood representatives who have formal connections to City Hall and who can
advocate for neighborhood needs.
• Establishing a Community Emergency Response Team (CERT) program or similar effort, which
relies upon volunteers to undergo training and store equipment to supplement government first
responders in emergencies.
• Encouraging environmental stewardship efforts like stream restoration and tree planting.
• Encouraging social events like picnics, block parties, garage sales, and street/park cleanups.
To inform these opportunities, the City looked to map data and local sources of information on how
people define their neighborhoods, conducted in-person and online public outreach activities, and spoke
to other Washington state city staff for guidance and experience (including in Renton, Tacoma, and
Spokane). These efforts are documented in the Neighborhood Analysis Report (May 2025) and the
Neighborhood Update Recommendations report (September 2025).
Port Angeles 2025 Comprehensive Plan Appendix – Land Use Page A-17
A-3: Land Capacity Analysis
Introduction
Leland Consulting Group (LCG) was retained as part of a consultant team led by MAKERS Architecture &
Urban Design to assist the City of Port Angeles in its 2025 Comprehensive Plan update. As part of this
work, LCG conducted a Land Capacity Analysis (LCA) to determine the potential development capacity for
housing and jobs in the city through 2045, including the capacity for housing units by income band, to
comply with recent updates to the GMA resulting from the passage of HB 1220. This report details the
methodology and results of this analysis, which was based on the methodologies in the following
documents and guidebooks:
• Department of Commerce 2012 UGA Guidebook.
• Department of Commerce 2018 Buildable Lands Guidelines.
• Department of Commerce 2023 Commerce Guidance for Updating Your Housing Element.
o Note: this guidebook also adds a methodology for housing unit capacity analysis by
income band to comply with HB 1220.
• Recent Land Capacity Analysis methodologies used in Anacortes, Skagit County.
In the initial LCA dated January 3rd, 2025, the City was exploring the capacity of land within the city and the
unincorporated urban growth area (UGA). As part of the ongoing Clallam County Comprehensive Plan
update, the County has drafted a LCA for the Port Angeles’ UGA areas. Therefore, the current version of
Port Angeles’s LCA report uses a study area bounded by the city limits and does not address housing
goals or the housing and employment capacity of land in the unincorporated UGA.
Review of Development Since 2014
Residential development in Port Angeles over the past 10 years was analyzed using city-issued permit data.
Overall, about 545 housing units have been permitted between 2014 and December 2024, including 13
apartment buildings. As shown in Figure A-1, there has been an increase in middle housing types
(duplexes, triplexes, and townhomes) and accessory dwelling units (ADUs) since 2017. However, apartment
construction has fluctuated since peaking in 2017. Middle housing types accounted for 8 percent of all
permits, ADUs accounted for 7 percent, and apartments accounted for 17 percent. Single-family permits
totaled 62 percent.
Map A-8 shows the locations of permitted residential developments comprising two or more units and
ADUs since 20145. Multifamily development has occurred mostly on the city's southeast edge, in the RHD
(Residential High-Density) zone.
Port Angeles 2025 Comprehensive Plan Appendix – Land Use Page A-18
Figure A-1: Housing Units Permitted in Port Angeles by Type, 2014-2024
Source: City of Port Angeles, LCG
Map A-8: Residential Permit Locations by Type, 2014-2024
Source: City of Port Angeles, LCG
There has also been some commercial development in the past decade, primarily office and industrial
buildings, along with some mixed-use and retail development. A total of 154,878 square feet of
commercial development was constructed in 2014. As shown in Figure A-2, the development has
fluctuated significantly over time. Error! Reference source not found. Map A-9 shows the location of this
Port Angeles 2025 Comprehensive Plan Appendix – Land Use Page A-19
development. Much of the industrial development is clustered in the east Urban Growth Area, with some
offices east of Downtown.
Figure A-2: Square Footage of Commercial Development Constructed or Under Construction in Port Angeles
by Type, 2014-2024
Source: CoStar, LCG
Map A-9: Locations of Commercial Permitted Development, 2014-2024
Source: CoStar, LCG
Port Angeles 2025 Comprehensive Plan Appendix – Land Use Page A-20
Housing Needs and Employment Projections
In accordance with the GMA, all Clallam County jurisdictions are required to demonstrate that they have
sufficient land capacity to accommodate the projected 2045 housing needs and job growth, based on the
Washington Office of Financial Management countywide forecasts, as allocated to jurisdictions through the
Countywide Planning Policies. As detailed in the Clallam County Growth Management Act Steering
Committee (GMASC) Resolution 2023-01, Port Angeles’ projected housing need within the city limits is
1,970 new housing units between 2025 and 2045. The Clallam County Land Capacity Analysis of the
Comprehensive Plan draft from March 5, 2025, shows an employment target for Port Angeles (city limits)
of 967 new jobs between 2025 and 2045. Per the GMA (HB 1220), Port Angeles must demonstrate the
capacity to accommodate projected housing needs and employment growth within the city limits and the
UGA. In the current version of LCA, it is assumed that the County’s LCA calculates the targets and capacity
for the unincorporated UGA.
The housing unit projections are further broken down by what income band the housing units can serve,
expressed as a percentage of the HUD area median income (AMI). For reference, the 2024 AMI for Clallam
County used in this analysis was $93,900. The AMI is determined by the U.S. Department of Housing and
Urban Development (HUD). It is generally higher than the U.S. Census-reported median household income
for a given city since it is a countywide metric and adjusted for household size. The HUD AMI is used to
determine eligibility and income limits for subsidized affordable housing units.
The projected housing needs for families earning under 30% AMI are broken down into permanent units
(i.e., standard housing units) and permanent supportive housing (PSH), defined in the Department of
Commerce guidebook as “subsidized, leased housing for people who are experiencing homelessness or
are at risk of homelessness and living with a disabling condition.” Finally, each jurisdiction received a
projection for emergency housing needs, defined as “temporary accommodations for households who are
experiencing homelessness or are at imminent risk of becoming homeless.” Port Angeles’ housing baseline
and 2045 projections by income band are shown below. Note that housing developed or permitted since
2020 is counted toward meeting these projections; the baseline year for these housing-unit projections is
set by the Department of Commerce.
Port Angeles 2025 Comprehensive Plan Appendix – Land Use Page A-21
Figure A-3: Net New Housing Units Needed in Port Angeles, 2020-2045
Source: Clallam County Resolution 101, 2024: Establishing growth and housing allocations for
Clallam County and the incorporated city jurisdictions therein. 11-26-2024.
Parcel Classification
To determine developable land capacity in Port Angeles, a set of assumptions was used to classify parcels
as vacant, partially used, or redevelopable. Critical area acreage was then deducted to arrive at net
buildable parcel acreage by zone. The assumptions and methodology for this process are detailed below.
Parcels Excluded From Analysis
To develop the set of potential vacant, partially used, and redevelopable parcels, assessment use codes
from Clallam County assessor data were used to identify and remove parcels that are not considered
potential candidates to accommodate future growth within the next 20 years, based on Commerce
guidance and staff input.
Parcels classified with the following assessment use codes were reviewed and excluded, when appropriate:
82 AGRICULTURE-RELATED ACTIVITIES 6700 GOVERNMENTAL
4315 AIRCRAFT STR 6722 FIRE PROTECT
4411 MARINE TM PS 6730 POSTAL
4500 HIGHWAY STR 6800 EDUCATIONAL
4540 ARTERIAL ST 6811 NURSERY SHCL
4560 LOCAS AC ST 7400 RECREATIONAL
4570 ALLEYS 7600 PARKS
4580 EASE-R/W 7630 GREEN BELTS
4590 HWY & ST R/W 7670 REGIONAL PRK
4700 COMMUNI 7700 NON-PROF ORG
4730 RADIO COMM 7800 INDIAN EXPT
4740 TELE COMM 7850 TRIBAL
4742 TELE TRANS 8300 AG (OS)
4749 OTHER TELE 8800 DESIGNATED
Port Angeles 2025 Comprehensive Plan Appendix – Land Use Page A-22
4800 UTILITIES 8900 FORESTRY
4813 ELECT SUB-ST 8912 TMB SAW LOGS
4823 GAS STR/DIST 8914 TMB MIXED
4830 WAT UTIL/IRG 8915 TREE PRODUCT
4832 WATER TREAT 8990 FORESTRY NEC
4833 WATER STOR 9300 WATER AREAS
4839 OTHER WAT/UT 9340 OCEANS/SEAS
4840 SEWAGE DISP 9350 SALTWATER TL
4843 SEWAGE DISP 9390 OTHER WATER
4850 WASTE DISP 9400 OPEN SPACE
4855 REFUSE DISP 9500 OS TIMBER
5731 RADIOS/TELE 9600 HM OWN EXPT
6242 CEMETERIES 9700 STATE EXMPT
6492 RADIO/TV RP 9730 COUNTY EXEMP
6621 PLUMB/HEAT 9750 EXEMPT
Some parcels were removed manually based on visual inspection and staff input, including:
• Exempt parcels with boat houses and parcels along the shoreline that encompass water
predominantly.
• Small easements and sections of Right-Of-Way.
Finally, parcels with recently completed (in the last 10 years) or permitted development were excluded from
consideration. The parcels removed from consideration in this land capacity analysis are shown in Figure
84. This map also shows parcels classified as “Constant,” i.e., parcels not expected to redevelop over the
planning horizon because they do not fall into any of the classifications discussed below (vacant, partially
used, or redevelopable).
Port Angeles 2025 Comprehensive Plan Appendix – Land Use Page A-23
Map A-10: Parcels Removed from Consideration in Land Capacity Analysis
Source: Clallam County Assessor Data, LCG.
The remaining parcels in the city were classified as vacant, partially used, or redevelopable using the
criteria below.
Vacant
Parcels in all zones were classified as vacant if the Clallam County Assessor’s combined improvement and
land value was $10,000 or less, or if the Assessor classified the parcel as “Undeveloped Land.”
Partially Used
The partially used classification refers to parcels in low- and medium-density residential zones (R7, R9, R11,
RTP, RMD, PRD) that are large enough (three times or more the minimum lot size) to be subdivided
without rezoning. Per Commerce guidance, very high-value properties with improvement values
exceeding the 93rd percentile in the city ($594,007) were excluded, as it is unlikely that high-value homes
on large properties would be subdivided.
Redevelopable
This category applies to parcels in low-, medium-, and high-density residential zones. Parcels are
considered redevelopable if the improvement (building) value is less than the land value. If a property in
the low- or medium-density residential zone had an improvement to land value ratio less than 2:1 and the
building was built or renovated in or before 1969, the parcel was classified as redevelopable. Other parcels
in low- and medium-density zones that were classified as “low condition” by Clallam Assessor data were
also identified as redevelopable. These two criteria reflect the higher-than-average share of older housing
stock in the City, as identified in the Housing Needs Analysis, which may require significant renovation or
Port Angeles 2025 Comprehensive Plan Appendix – Land Use Page A-24
redevelopment during this planning horizon. If a parcel shows a single-family property use in a high-
density zone that allows multifamily housing, or in a commercial/industrial/mixed-use development zone,
it is also classified as redevelopable.
Critical Areas
Critical areas and their associated buffers, as defined by the Port Angeles municipal code, were excluded
from the developable parcel acreage. For this analysis, mapped wetlands, streams with buffers, habitats of
local importance, geologically hazardous areas, and shoreline designations were removed from the
potentially developable parcel acreage. Note that wetland areas and their buffer widths can vary widely
depending on wetland category, functions provided, adjacent development, and other factors. In addition,
parcels designated as Superfund sites by the EPA were removed from the developable acreage. Critical
areas associated with geohazards (primarily areas with significant fill) in Downtown Port Angeles were only
partially removed at a 50% reduction rate due to existing development activity on these sites. The 50
percent reduction assumes this development pattern will continue, but due to construction constraints in
critical areas, the reduction factor was applied.
Map A-11: Port Angeles Critical Areas Considered in Land Capacity Analysis
Source: Clallam County, Port Angeles Municipal Code, EPA Superfund Sites.
Total Acreage
The table below shows the Vacant, Partially-Used, and Redevelopable acreage in each zone after the
critical area acreage was removed. The locations of these parcels and of the critical areas are shown on
Map A-12 below.
Port Angeles 2025 Comprehensive Plan Appendix – Land Use Page A-25
Table A-1: Total Gross Unconstrained Acreage of Vacant, Partially-used, and Redevelopable Zones
Abbreviation Zone Name Gross Vacant Acres
(Less
Critical
Areas)
Gross Partially Used
Acres
(Less
Structures and Critical Areas)
Gross Redevelopable Acres (Less
Critical Areas)
Total Gross Unconstrained Acres by Zone
% Vacant /%Partially Used /%Redevelopable
CITY OF PORT ANGELES ZONING
CODE
R11 Residential Low Density 22.7 10.2 0.4 33.3 68/31/1
R9 Residential Low Density 89.6 201.0 3.3 293.9 31/68/1
R7 Residential Low Density 72.9 95.3 35.0 203.3 36/47/17
RTP Residential Trailer
Park Overlay
0.1 3.3 1.9 5.3 2/61/36
RMD Residential Medium Density 24.9 47.8 0.0 72.7 34/66/0
RHD Residential High Density 14.1 0.0 1.0 15.0 94/0/6
CO Commercial Office 0.3 0.0 2.9 3.2 9/0/91
CN Commercial Neighborhood 0.3 0.0 5.1 5.4 5/0/95
CSD Commercial Shopping District 6.2 0.0 16.9 23.1 27/0/73
CA Commercial Arterial 0.4 0.0 27.9 28.3 2/0/98
CBD Commercial
Business District/Downtown
0.0 0.0 2.9 2.9 0/0/100
CR Commercial
Regional
0 0 0 0 -
IM Industrial Marine 0 0 0 0 -
IP Industrial Park 0 0 0 0 -
IL Industrial Light 17.9 0 12.2 32.8 55/0/45
IH Industrial Heavy 18.0 0 203.0 221.0 8/9/92
PRD Planned Residential Development
Overlay
3.0 0 0.4 3.4 88/0/12
PBP Public Buildings -
Parks
12.4 0 0 12.4 100/0/0
Port Angeles 2025 Comprehensive Plan Appendix – Land Use Page A-26
PID Planned Industrial
Development Overlay 1
0 0 0 0 -
MCO Mixed
Commercial Overlay1
0 0 0 0 -
PLID Planned Low
Impact Development Overlay1
0 0 0 0 -
IOZ Infill Overlay1 0 0 0 0 -
Total 282.8 357.6 315.6 955.9 30/37/33
Map A-12: Land Capacity Analysis Classification
Reduction Factor
Commerce’s HB 1220 guidance indicates that jurisdictions should reduce the amount of vacant and
redevelopable acreage by a reasonable amount to account for land that may not be available for
redevelopment due to the need for new right-of-way, public space, stormwater facilities, or other
dedications. The Department of Commerce suggests a minimum reduction of 15 percent for vacant parcels
and 25 percent for partially used and redevelopable parcels. These minimums were taken as a baseline for
modeling the land capacity. In the UGA zones, an additional 50 percent reduction for vacant parcels and
1The zone is not designated in the zoning map.
Port Angeles 2025 Comprehensive Plan Appendix – Land Use Page A-27
40 percent for redevelopable and partially used parcels was applied due to the limited capacity of current
sewage and other utilities.
Table A-2: Reduction Factors for Land Capacity Analysis in Port Angeles
Abbreviation Zone Name Vacant Reduction
Factor
Redevelopable / Partially-Used
Reduction Factor
CITY OF PORT ANGELES ZONING CODE
R11 Residential Low Density 15% 25%
R9 Residential Low Density 15% 25%
R7 Residential Mixed Density 15% 25%
RTP Residential Trailer Park Overlay 15% 25%
RMD Residential Medium Density 15% 25%
RHD Residential High Density 15% 25%
CO Commercial Office 15% 25%
CN Commercial Neighborhood 15% 25%
CSD Commercial Shopping District 15% 25%
CA Commercial Arterial 15% 25%
CBD Commercial Business District/Downtown 15% 25%
CR Commercial Regional 15% 25%
IM Industrial Marine 15% 25%
IP Industrial Park 15% 25%
IL Industrial Light 15% 25%
IH Industrial Heavy 15% 25%
PRD Planned Residential Development Overlay 15% 25%
PBP Public Buildings - Parks 15% 25%
PID Planned Industrial Development
Overlay
15% 25%
MCO Mixed Commercial Overlay 15% 25%
PLID Planned Low Impact Development Overlay 15% 25%
IOZ Infill Overlay 15% 25%
Port Angeles 2025 Comprehensive Plan Appendix – Land Use Page A-28
Housing and Job Density Assumptions
Having established the amount of available developable acreage, the next step in the analysis is to
determine the share of this acreage that may be redeveloped as residential and nonresidential uses in
each zone. As shown below, residential zones are assumed to redevelop to 100% residential use, while
industrial, marine, and public zones are not expected to see any residential development.
For the remaining mixed-use zones, recent development and policy trends were analyzed to develop
assumptions for the residential/commercial mix. Commercial zones have not experienced residential
development in recent years. However, given recent and anticipated changes in development regulations
and the region's overall housing demand, the LCA analysis assumes that 20% of the development capacity
in commercial zones could be redeveloped for residential use. Commercial zones (URC) in the UGA where
single-family and multi-family use is prohibited were excluded from residential capacity.
Table A-3: Assumed Commercial/Residential Share for Port Angeles LCA
Zone Zone Name % of Parcel Acreage
Assumed to
Redevelop as
Residential
CITY OF PORT ANGELES ZONING CODE
R11 Residential Low Density 100%
R9 Residential Low Density 100%
R7 Residential Mixed Density 100%
RTP Residential Trailer Park Overlay 100%
RMD Residential Medium Density 100%
RHD Residential High Density 100%
CO Commercial Office 20%
CN Commercial Neighborhood 20%
CSD Commercial Shopping District 20%
CA Commercial Arterial 20%
CBD Commercial Business District/Downtown 20%
CR Commercial Regional 20%
IM Industrial Marine 0%
IP Industrial Park 0%
IL Industrial Light 0%
IH Industrial Heavy 0%
PRD Planned Residential Development Overlay 100%
PBP Public Buildings - Parks 0%
PID Planned Industrial Development Overlay -
MCO Mixed Commercial Overlay -
PLID Planned Low Impact Development Overlay -
IOZ Infill Overlay -
Port Angeles 2025 Comprehensive Plan Appendix – Land Use Page A-29
Residential Density
The next step was to estimate the density at which the identified residential acreage could be redeveloped.
Port Angeles measures density in residential zones by net acreage, which makes the actual density more
difficult to precisely calculate. Assumed density is based on the minimum number of lots that could be
achieved per acre, assuming one unit per lot (or more units per lot, depending on allowed housing types
in the zone) or the maximum density allowed by the zoning code, whichever is higher. Then, the future
density was validated against what was built over the past 10 years. If the zoning code had a maximum
density, that was used. If not, the higher of either the minimum number of lots or the density achieved
over the past 10 years was used.
The R7 mixed-density zone is a mix of single-family and infill housing on historic town-sized lots, allowing
a maximum density of 24.9 units per acre by the current minimum lot size. However, since the zone has
primarily developed with single-family uses, the conservative density of one unit per minimum lot size was
applied.
In the high-density residential zone (RHD), density assumptions were based on assumed future
development trends. Given the unlimited density and maximum building height of 45 feet, the assumed
density of 40 units per acre was used. Although the existing multifamily in this zone has developed at
densities closer to 20 units per acre, the Melody Lanes apartment project, currently under construction, is
achieving about 40 units per acre and is only three stories tall, one story shorter than the potential height
in RHD. Similarly, for the medium-density residential zone (RMD) with an achieved density of 11.7 units per
acre over the last 10 years, a forward-looking density of 20 units per acre was applied, which is well within
potential densities, and assumes the potential for increased multifamily development in Port Angeles in the
coming years due to increased demand and the potential for future subsidy or policy decisions to
encourage more multifamily development.
Given the potential densification of the downtown and commercial core, unlimited density, and maximum
heights over 40 feet, the assumed density of 40 units per acre from the Melody Lanes prototype was also
applied to commercial zones (CO, CN, CSD, CA, CBD, CR).
The PRD Planned Residential Development Overlay allows the density of the underlying zone or zones in
which the site is located. As parcels zoned PRD do not have a base underlying designated zone, the
density of the adjacent zone R9 was assumed.
Table A-4: Assumed Densities for Port Angeles Land Capacity Analysis
Zone Minimum Lot Size (sq ft.)
Minimum Density (du/ac)
Maximum Density (du/ac)
Minimum Lots per Acre
10 Years Achieved Residential Density (du/ac)
Assumed Density (du/ac)
CITY OF PORT ANGELES ZONING CODE
R11 9,000 4.8 4.8
R9 7,000 6.2 6.2
R7 5,000 24.9 8.7 9.6 8.7
RTP 3,500 12.4 12.4 12.4
RMD 3,500 8 12.4 11.7 20.0
RHD 10 17 40.0
Port Angeles 2025 Comprehensive Plan Appendix – Land Use Page A-30
CO 3,000 14.5 40.0
CN 5,000 8.7 40.0
CSD 40.0
CA 40.0
CBD 40.0
CR 7,000 6.2 40.0
PRD 6.2
Employment Density
To determine the density of employment capacity on the nonresidential acreage in Port Angeles, a job
density assumption was developed for each zone and measured in jobs per acre. Since there has been
little commercial development in the last 10 years, the achieved jobs density was calculated beyond the
2014-2024 period.
Table A-5: Job Density Assumptions Used for Port Angeles Land Capacity Analysis
Zone Zone Name Achieved Jobs
per Acre
Assumed
Jobs/Acre
CITY OF PORT ANGELES ZONING CODE
CO Commercial Office 11.1 11.1
CN Commercial Neighborhood 18.3 18.3
CSD Commercial Shopping District 9.7 9.7
CA Commercial Arterial 11.5 11.5
CBD Commercial Business District/Downtown 39.5 39.5
CR Commercial Regional - -
IM Industrial Marine - -
IP Industrial Park - -
IL Industrial Light 22.0 22.0
IH Industrial Heavy 10.1 10.1
Port Angeles 2025 Comprehensive Plan Appendix – Land Use Page A-31
Additional ADU Capacity
Given the recent policy revisions around ADUs in Port Angeles, parcels in residential zones (R7, R9, R11)
and commercial/mixed-use zones (CA, CSD, CN, CO) were considered for the ADU capacity analysis. The
existing building footprint was removed from the parcel acreage, and then the remaining acreage for new
construction within the allowed lot coverage ratio (per the zoning code) was calculated. Assuming a 1,000
square feet maximum ground floor area for ADU, the number of parcels with possible ADU development
is 8,083 parcels, as shown on the map in Map A-13. Based on Commerce guidance and recent ADU
development trends in the city, the total amount of parcels was adjusted. LCG assumed that three percent
of homeowners might choose to develop an ADU over the planning horizon, based on Commerce
guidance and recent trends in the city. Assuming that a small share of those might also choose to
construct two ADUs given new legislation, averaging 1.2 ADUs per lot, this would result in an ADU capacity
of 271 units. This would average about 13.5 ADUs per year, compared to 4.8 ADUs per year permitted on
average since 2019, according to city data. Although this is a significant increase, it represents a potential
capacity for future ADU construction, as well as reflecting the increasing trend in ADU permitting shown
above in Map A-8.
Map A-13: Potential ADU Parcels in Port Angeles
Source: City of Port Angeles, Clallam County, LCG
Port Angeles 2025 Comprehensive Plan Appendix – Land Use Page A-32
Results
Overall Results
Figure A-4 shows the overall results of the housing and jobs capacity analysis. Units that have been
developed since the 2020 baseline or are permitted but not yet built are indicated in dark blue. The
additional capacity for housing and jobs, as calculated above, is displayed in green. Under the assumptions
described above, the housing capacity is 4,841 units and the jobs capacity is 2,745. The targets are
highlighted in dashed yellow boxes. Overall, Port Angeles has sufficient capacity to accommodate its
housing and job targets.
Figure A-4: Port Angeles Housing Unit and Jobs Projections and Capacity Through 2045
Source: Clallam County, LCG
255 271
4,841
2,745
5,096
2,745
1,970
967
0
1,000
2,000
3,000
4,000
5,000
6,000
Housing Units Jobs
Pending
Middle Housing/ADUs
Land Capacity
Target
Port Angeles 2025 Comprehensive Plan Appendix – Land Use Page A-33
Table A-6 shows the breakdown of the total unit and job capacity by zone, after applying the densities
discussed above to the net acreage (less critical areas and infrastructure deductions) and subtracting units
that would be lost to redevelopment.
Table A-6: Housing Unit and Job Capacity by Zone in Port Angeles, 2024-2045
Abbreviation Zone Name Net Housing
Unit Capacity
Net Job
Capacity
CITY OF PORT ANGELES ZONING CODE
R11 Residential Low Density 132 0
R9 Residential Low Density 1,424 0
R7 Residential Mixed Density 1,252 0
RTP Residential Trailer Park Overlay 42 0
RMD Residential Medium Density 1,141 0
RHD Residential High Density 506 0
CO Commercial Office 17 21
CN Commercial Neighborhood 27 58
CSD Commercial Shopping District 137 142
CA Commercial Arterial 129 181
CBD Commercial Business District/Downtown 18 70
CR Commercial Regional 0 0
IM Industrial Marine 0 0
IP Industrial Park 0 0
IL Industrial Light 0 581
IH Industrial Heavy 0 1,692
PRD Planned Residential Development Overlay 16 0
PBP Public Buildings - Parks 0 0
Total 4,841 2,745
Port Angeles 2025 Comprehensive Plan Appendix – Land Use Page A-34
Housing Needs by Income Band
HB 1220 requires jurisdictions to analyze their housing capacity by what household income level the new
units can serve. Each county establishes income-based projections for each city within the county, and the
cities must then demonstrate that they have sufficient land capacity for the number of units allocated in
each income band, as well as capacity for emergency housing unit projected needs. Port Angeles’
projected housing unit needs for the 2020-2045 period are shown in Figure A-5.
Figure A-5. Port Angeles Projected Housing Needs by Income Band, 2020-2045
Source: Resolution 101, 2024: Establishing growth and housing allocations for Clallam County and the incorporated city
jurisdictions therein. 11-26-2024
Pending Units by Income Band
The first step in this analysis is to break down the units built since 2020, those proposed, and those under
construction by the income level they will serve. The unit rents and home prices were analyzed using
average rents from Zillow and corroborated by data from the Washington Center for Real Estate Research
at the University of Washington. These rents and housing prices were then compared to the HUD Area
Median Income (AMI) for the appropriate household size to determine what income levels (as a
percentage of the AMI) could afford to rent or purchase housing in Port Angeles without being cost-
burdened (defined as spending more than 30 percent of household income on housing costs). This
analysis showed that, on average, apartments in the city are rented at 70-85% AMI, condominiums are
selling at around 100% AMI, and single-family homes are selling at around 120-135% AMI. Therefore,
pending multifamily units were assigned to the low-income (0-80% AMI) category, middle housing, such as
duplexes, triplexes, and townhomes, was assigned to the middle-income (100-120% AMI) category, and
single-family housing was assigned to the high-income (120% AMI+) category.
664 605
241 85 63 13 173
299
0-30%30-50%50-80%80-100%100-120%120% +EmergencyHousing
PSH non PSH
Low-Income Moderate-Income High-Income
Port Angeles 2025 Comprehensive Plan Appendix – Land Use Page A-35
Land Capacity by Income Band
The subsequent step in this analysis involves
categorizing the land capacity for future units
into income bands that these units could
accommodate. Following Department of
Commerce guidelines, this is achieved by
grouping zones into categories based on the
permitted housing types. The classification,
along with the net unit capacity per zone, is
presented below. The RMD zone was split in
half as it permits moderate-density housing
such as duplexes and apartments.
After classification, the zone categories are
combined, and future capacity is allocated to
different income bands according to the zone
category. The following breakdown includes
pending units by zone category.
Table A-7: Pending Units and Capacity Allocation by Zone Category
HB 1220 Zone Category Housing Types Allowed Pending Units Total Additional
Unit Capacity
Assumed Affordability
Level for Capacity
Analysis
Low Density Detached single-family homes 135 1,598 120% + AMI
Moderate Density Townhomes, duplex, triplex, quadplex 56 1,838 80-120% AMI
Low-Rise Walk-up apartments, condominiums (2-3 stories) 41 1,405 0-80% AMI
Mid-Rise Apartments, condominiums 0-80% AMI
ADU Accessory Dwelling Units 23 291 50-80% AMI
Zone HB 1220 Zone Capacity Net Unit Capacity
CITY OF PORT ANGELES ZONING CODE
R11 Low Density 132
R9 Low Density 1,424
R7 Moderate Density 1,252
RTP Low Density 42
RMD Moderate Density 570
RMD Low-Rise 570
RHD Mid-Rise 506
CO Mid-Rise 17
CN Mid-Rise 27
CSD Mid-Rise 137
CA Mid-Rise 129
CBD Mid-Rise 18
CR Low-Rise 0
PRD Moderate Density 16
Port Angeles 2025 Comprehensive Plan Appendix – Land Use Page A-36
Lastly, the housing targets for each income band are compared with the capacity breakdown by income
band as detailed above. The results are illustrated in Table A-8.
Table A-8: Port Angeles Housing Targets and Capacity by Income Band
Income Band Housing
Needs
Aggregated
Housing Needs
Pipeline
Units
Remaining
Housing
Needs
Total
Capacity
Surplus/
Deficit
0-30 PSH 299 1,809 64 1,745 1,676 (69)
0-30 Non PSH 664
30-50 605
50-80 241
80-100 85 148 56 92 1,838 1,746
100-120 63
120+ 13 13 135 (122) 1,598 1,720
Total 1,970 1,970 255 1,715 5,112 3,397
Source: Clallam County, Leland Consulting Group
This analysis shows that Port Angeles has sufficient zoned capacity to meet both its overall housing target
and its targets for low-, moderate-, and high-income households. However, the city has a deficit of 69
units at the 0-80 percent AMI category – units serving low-income households. To address this deficit, the
city will need to increase zoned capacity for multifamily housing that can accommodate affordable
housing for low-income households.
Addressing Low-Income Capacity Deficit
Based on the 69-unit deficit in Port Angeles’ initial LCA analysis, several areas are proposed for zoning
changes in accordance with the proposed future land use map. 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, as shown in Map A-14.
Port Angeles 2025 Comprehensive Plan Appendix – Land Use Page A-37
Map A-14: Land Capacity Analysis Classification and Proposed Zoning Update Areas
The table below shows capacity in zones with changed acreage after proposed zoning changes. The red
color indicates a decrease in gross acreage due to the changes, and the green color indicates an increase
in land capacity.
Table A-1 summarizes the total unit capacity if the changes were implemented and shows that the deficit
of 69 units in low-income households would be addressed in this scenario. Per RCW 36.70A.115, cities
planning under the GMA “shall ensure that, taken collectively, adoption of and amendments to their
comprehensive plans and/or development regulations provide sufficient capacity of land suitable for
development within their jurisdictions to accommodate their allocated housing and employment growth.”
Therefore, Port Angeles should ensure that the zoning changes shown in Error! Reference source not
found. are adopted concurrently with this Comprehensive Plan Update to ensure that the city has sufficient
capacity to meet its housing targets at all income levels.
Port Angeles 2025 Comprehensive Plan Appendix – Land Use Page A-38
Table A-9: Port Angeles Housing Targets and Capacity by Income Band Under Proposed Zoning Update
Income Band Housing Needs Aggregated Housing Needs Pipeline Units Remaining Housing Needs Total Capacity Surplus/ Deficit
0-30 PSH 299 1,809 64 1,745 1,777 32
0-30 Non PSH 664
30-50 605
50-80 241
80-100 85 148 56 92 1,801 1,709
100-120 63
120+ 13 13 135 (122) 1,598 1,720
Total 1,970 1,970 255 1,715 5,117 3,462
Source: Clallam County, Leland Consulting Group
Port Angeles 2025 Comprehensive Plan Appendix – Land Use Page A-39
A-4: Essential Public Facilities
Cities and counties planning under the Growth Management Act must identify “essential public facilities”
and include a process for siting them. Per RCW 36.70A.200, essential public facilities are existing facilities
that would be difficult to relocate, or new/expanded facilities that are difficult to site due to their size,
special infrastructure requirements, actual or perceived adverse community impacts, state or federal
development regulations, or other reasons. Essential public facilities do not need to be owned by a
government agency.
The table below provides the required identification of essential public facilities in Port Angeles.
The City adopts by reference the process for siting essential public facilities in the Clallam County
Countywide Planning Policies (2018).
The City does not prohibit the siting of essential public facilities in the Comprehensive Plan.
Table A-10: Port Angeles Essential Public Facilities
Type of Essential Public Facility Port Angeles Facilities More Information
Airports William R. Fairchild International Airport https://portofpa.com/air/william-r-fairchild-intl-airport-clm/
State Education Facilities Peninsula College
WSU Clallam County Extension
https://pencol.edu/
https://extension.wsu.edu/clallam/
State or Regional Transportation Facilities Port Terminal 1 (general cargo and vessel repair)
Port Terminal 2 (Black Ball Ferry Line)
Port Terminal 3 (forest products cargo)
Port Terminals 4-7 (small or unused facilities)
Clallam Transit Central Base
WSDOT Port Angeles Maintenance Facility
Highway 101 and Highway 117
https://portofpa.com/marine/terminal-facilities/
https://www.cohoferry.com/
https://www.clallamtransit.com/ctstamp
Regional Transit Authority Facilities N/A
State and Local Correctional Facilities Clallam County Corrections Facility
Clallam County Juvenile Correctional Facility
https://www.clallamcountywa.gov/564/Jail-Facilities
https://www.clallamcountywa.gov/287/J
uvenile-Services
Solid Waste Handling Facilities Regional Transfer Station https://wa-
portangeles.civicplus.com/247/Regional-Transfer-Station
Opioid treatment programs BAART Programs
Olympic Peninsula Health Services
Olympic Medical Center
https://baartprograms.com/locations/washington/port-angeles
https://ophsmat.com/
https://www.olympicmedical.org/
Port Angeles 2025 Comprehensive Plan Appendix – Land Use Page A-40
Recovery residences Oxford House (multiple)
Peninsula Behavioral Health (multiple)
https://www.oxfordhouse.org/
https://peninsulabehavioral.org/services/residential/
Harm reduction programs Clallam County Harm Reduction Health Center https://www.clallamcountywa.gov/660/
Harm-Reduction-Health-Center-HRHC
Inpatient facilities, including
substance use disorder treatment
facilities, mental health facilities, group homes, community facilities as defined in RCW 72.05.020, and secure community transition facilities
North Olympic Healthcare Network
Olympic Peninsula Health Services
Olympic Medical Center
https://www.nohn-
pa.org/services/office-based-addiction-
treatment/
https://ophsmat.com/
https://www.olympicmedical.org/
Port Angeles 2025 Comprehensive Plan Appendix – Land Use Page A-41
A-5: Airport Compatibility Planning
William R. Fairchild International Airport (identifier CLM) is the only airport in Port Angeles. It was
developed in the 1930s for the U.S. Army and Navy and was transferred to public use in 1948. It has two
runways and covers about 800 acres, including a 120-acre industrial park. The airport sees approximately
27,000 flight operations per year. As of 2025, the airport does not have regular commercial passenger
service.
Per RCW 36.70.547, cities in which there is a general aviation airport must use their comprehensive plan
and development to discourage the siting of incompatible uses adjacent to an airport. WAC 365-196-455
guides what land uses may be incompatible within one mile of an airport’s approach paths. This includes
residential uses; high-intensity uses such as schools, hospitals, and sporting venues; airspace and height
hazard obstructions; and other issues unique to each airport, such as topography and geographic features.
The Port of Anacortes maintains a William R. Fairchild International Airport Master Plan, last updated in
2019, which provides additional guidance, including a section on zoning, an existing land-use inventory, a
discussion of compatible land uses, and a Land Use Compatibility Matrix specific to noise.
Airport conceptual development plan (Port of Port Angeles, 2019)
The airport’s master plan identifies these compatibility issues:
• The runway protection zone east of Runway 8 /26 overlaps with City-owned land consisting of S. L
Street and 6-7 acres of Lincoln Park. The compatibility issues are that S. L Street is open to public
traffic, Lincoln Park has tall trees that may be an airspace obstruction, and Lincoln Park has public
Port Angeles 2025 Comprehensive Plan Appendix – Land Use Page A-42
gathering spaces, including ballfields, a bicycle motocross track, and vehicle parking. The Port has
identified a preference to close S. L Street and to purchase that portion of Lincoln Park.
• The runway protection zone west of Runway 8/26 extends off airport property onto the Olympic
Discovery Trail and a small portion of the City-owned Regional Transfer Station (solid waste
facility). The Port has identified a preference to purchase property or establish avigation
easements to prevent incompatible land uses from developing in the future.
• The runway protection zone for Runway 13/31 extends off Port-owned property onto residential or
vacant private land. The Port has identified a preference to purchase property or establish
avigation easements to prevent incompatible land uses from developing in the future. However,
the incompatibility will be eliminated when Runway 13 closes in the future after pavement
conditions degrade due to a lack of maintenance funding.
• There are no land use incompatibilities associated with the existing noise levels generated by
aircraft operations.
For more information, see the Port of Port Angeles’s William R. Fairchild International Airport Master Plan
Update (linked above).
Zoning and existing land use within the Port Angeles city limits around the airport are predominantly
characterized by low- to medium-density residential, light and heavy industrial, and parks and open space.
In the 2025 periodic update to the Comprehensive Plan, this pattern is expected to largely continue for the
20-year planning period, with some changes from the previous periodic update:
• The airport itself is designated from Industrial to Public Facilities in the Comprehensive Plan’s
Future Land Use Map. This better identifies the airport as an essential public facility. The airport
industrial park and other non-airport lands remain designated as Industrial in the Future Land Use
Map. The airport’s underlying zoning, Industrial Light, is not proposed to change.
• North of the airport, approximately 25 acres of mostly vacant land north of W. 18th Street and
west of S. M Street is redesignated from Medium Density Residential to Mixed-Use in the
Comprehensive Plan’s Future Land Use Map. This will require a zoning change to a commercial
zone that allows higher-density residential use, additional non-residential uses, and more intense
development, including taller structures. This area is outside of the runway protection zones and
approach paths. One reason for the change is to increase options for siting a grocery store and
other commercial services in the underserved western part of the city.
• North of the airport (and citywide), lands previously designated as Low Density or Medium Density
Residential are changed to the new Low-Medium Density Residential designation in the
Comprehensive Plan’s Future Land Use Map. This will be followed by zoning changes that allow
more intensive residential development, such as smaller lots and a wider range of attached
housing. Except for a small area of vacant land north of Runway 13, these areas are outside of the
runway protection zones and approach paths.
• South of the airport, in the western unincorporated growth area, Port Angeles is expecting to
annex this land in the 20-year planning period and see more industrial development and
infrastructure investments, including conversion of existing low-density residential uses and
zoning. This area is outside of the runway protection zones and approach paths.
Port Angeles 2025 Comprehensive Plan Appendix – Housing Page B-1
Appendix B:
Housing
Port Angeles 2025 Comprehensive Plan Appendix – Housing Page B-2
B-1: 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, and 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 but has slowed since the 1970s. After the permanent
closure of the Fiberboard mill, which produced cartons and paper in 1970, the previously rapidly growing
city has experienced 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 B-1. Historic Population Growth in Port Angeles, 1960–2024
Figure B-2 shows that the Port Angeles population has grown more slowly than Clallam County and
Washington State's total population over the past decade. The city's growth rate has been 6.5 percent
since 2014, whereas the county grew at about 7.4 percent, and the state's population increased by 14.7
percent.
Source: U.S. Census Bureau Decennial Census, Washington Office of Financial Management (OFM) Historic Population Data
and April 1 Population Estimates.
Port Angeles 2025 Comprehensive Plan Appendix – Housing Page B-3
Figure B-2. Port Angeles Population Change with Regional Comparison, 2014-2024
Age distribution in Port Angeles’ population is closer to the state rather than the county distribution. The
city’s median age is 41.3, about three percentage points higher than the state average of 38.4 years.
However, the city's population is significantly younger than the county’s median age of about 52, which is
skewed by the high percentage of people 55 years old and older.
Figure B-3. Age Distribution in Port Angeles with Regional Comparison, 2022
Since 2012, Port Angeles has become more diverse with the increase of the 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, the American Indian and
Source: U.S. Census Bureau Decennial Census, Washington Office of Financial Management (OFM) Historic Population Data and April 1 Population Estimates.
Source: U.S. Census Bureau 2022 American Community Survey 5-Year Estimates, Table DP05
Port Angeles 2025 Comprehensive Plan Appendix – Housing Page B-4
Alaska Native populations are almost 2.5 times higher than in the state. Overall, Port Angeles’ racial and
ethnic demographics are significantly more homogeneous than the state's.
Figure B-4. Race and Ethnicity in Port Angeles with Regional Comparison, 2012 and 2022
Household Characteristics
According to the 2022 American Community Survey (ACS), there were 9,087 households in Port Angeles,
with 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, a rate similar to the county’s. Meanwhile, Port Angeles has a larger share of one-person
households than the county and state. Figure B-5 visualizes the distribution of 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.
Source: U.S. Census Bureau 2022 American Community Survey 5-Year Estimates, Table DP05
Port Angeles 2025 Comprehensive Plan Appendix – Housing Page B-5
Figure B-5. Household Size in Port Angeles with Regional Comparison, 2022
Error! Reference source not found. 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 B-6. Of these, almost three-quarters are married couples. Less than a quarter of Port Angeles
households have children, which is between the county and state rates of 18 and 27, respectively. With Port
Angeles having a relatively younger population (see Figure B-3). Compared to the county, with household
sizes similar to those in the county, there may be a need for smaller 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, around the county average and higher than the statewide average. These older
residents need senior-accessible housing units to meet their special needs.
Table B-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 the children of the 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 lower than the state
average and significantly lower than the county average, as shown in Figure B-6. Renters represent a
significant share of household tenure in 2022 and face a higher risk of housing instability due to rent
Source: U.S. Census Bureau 2022 American Community Survey 5-Year Estimates, Table S2501
Port Angeles 2025 Comprehensive Plan Appendix – Housing Page B-6
increases, evictions, and other factors, as well as lower incomes and higher cost burdens, as discussed in
the section below.
Figure B-6. Household by Tenure in Port Angeles with Regional Comparison, 2022
Port Angeles’ median household income is lower than the 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, by about 58 percent over the same period.
Households that own their homes in Port Angeles make more than twice as much as renter households, as
shown in Figure B-7. Although renter households are often smaller on average than ownership
households, which can account for part of this disparity, this suggests potential affordability concerns for
rental households.
Figure B-7. Median Household Income in Port Angeles with Regional Comparison, 2022
Source: U.S. Census Bureau 2022 American Community Survey 5-Year Estimates, Table S2501
Source: U.S. Census Bureau 5-Year ACS, Table S2503
Port Angeles 2025 Comprehensive Plan Appendix – Housing Page B-7
Figure B-8 further breaks down households’ income by income brackets to describe changes in income
levels over the past 12 years. In 2010, 57 percent of Port Angeles’ households had incomes between
$20,000 and $75,000; that share dropped to 47 percent in 2022. The overall rise in median income
partially causes this decline; 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 the change in any other income group.
Figure B-8. Household Income in Port Angeles by Income Brackets, 2010 and 2022
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 B-9 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 renter-
occupied households in other mid-income categories has not changed at the same rate. Therefore, in
2022, the median household income more accurately reflects owner-occupied income than renter income.
Source: U.S. Census Bureau 5-Year ACS, Table S2503.
Port Angeles 2025 Comprehensive Plan Appendix – Housing Page B-8
Figure B-9. Tenure by Household Income in Port Angeles, 2010 and 2022
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 B-7 as an example) since AMI is
based on Census-reported median family income, which excludes non-family households (one-person
households and unrelated multi-person households). 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. Error! Reference source not found. shows these three levels of AMI income
limits in Clallam County. These figures are the maximum rents that households at each income level would
pay for subsidized housing at that income level, based on household size. This metric is used to determine
eligibility for subsidized affordable housing.
Table B-2: 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 B-10 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 a decrease
in housing affordability. Overall, about 50 percent of households in the city are considered low-income,
earning 80 percent or less of the AMI 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.
Source: U.S. Census Bureau 5-Year ACS, Table B25118.
Source: U.S. Department of Housing and Urban Development (HUD)
Port Angeles 2025 Comprehensive Plan Appendix – Housing Page B-9
This reinforces the data shown above about disparities between renter and ownership household income
in the city.
Figure B-10. Household Income as a Percentage of AMI by Tenure in Port Angeles, 2010 and 2020
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 it
spends more than 50 percent of its income on housing. Figure B-11 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 cost burdens, 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.
Figure B-11. Cost Burdened Households by Tenure in Port Angeles, 2020
Source: 2006-2010, 2016-2020 HUD Comprehensive Housing Affordability Strategy (CHAS)
Source: 2016-2020 HUD Comprehensive Housing Affordability Strategy (CHAS)
Port Angeles 2025 Comprehensive Plan Appendix – Housing Page B-10
When analyzed by household income, Port Angeles’ lower-income households (below 80 percent AMI)
face much higher cost burdens. Figure B-12 shows that 1030 of Port Angeles’ extremely low-income
households (earning 30 percent or less of AMI) 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, particularly those who are severely cost-burdened.
Figure B-12. Cost Burden and Household Income in Port Angeles, 2020
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 state figures
and the high housing cost burden, this indicates a need for additional housing that residents at risk can
afford.
Map B-1: Displacement Risk for Port Angeles
Source: 2016-2020 HUD Comprehensive Housing Affordability Strategy (CHAS)
Port Angeles 2025 Comprehensive Plan Appendix – Housing Page B-11
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 the city's total households. 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 a housing cost burden.
Figure B-13. Point-In-Time Homeless Census, 2014-2024
Figure B-14. Income Brackets for Older Adults Households (62+) in Port Angeles, 2020
Source: Washington Department of Commerce Draft Displacement Risk Map
Source: Washington Office of Financial Management (OFM) Clallam County Annual Point-In-Time Count.
Source: 2016-2020 HUD Comprehensive Housing Affordability Strategy (CHAS)
Port Angeles 2025 Comprehensive Plan Appendix – Housing Page B-12
In Port Angeles, 2,840 households had a household member with a disability in 2020. These are classified
into four categories: cognitive limitation, hearing or vision impairment, self-care or independent living
limitation, and ambulatory limitation. Note that individuals can have one or more of these disabilities, so
the totals may exceed the city’s total number of households. The chart in Figure B-15 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 and for supportive services in the city.
Figure B-15. Disability and Household Income in Port Angeles, 2020
Source: 2016-2020 HUD Comprehensive Housing Affordability Strategy (CHAS)
Port Angeles 2025 Comprehensive Plan Appendix – Housing Page B-13
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 B-16 shows employment by 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 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 accounts for only a small share of 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 B-16.
Figure B-16. Jobs by Sector in Port Angeles, in 2011 and 2021
Source: U.S. Census Bureau Longitudinal Employer-Household Dynamics (LEHD) via Census OnTheMap.
Port Angeles 2025 Comprehensive Plan Appendix – Housing Page B-14
Error! Reference source not found. 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.
Table B-3: 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%
The mean hourly wage in Clallam County as of 2023 is $21.86 (roughly $45,460 in gross annual income).
Figure B-17, 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.
Source: U.S. Census Bureau Longitudinal Employer-Household Dynamics (LEHD) via Census OnTheMap.
Port Angeles 2025 Comprehensive Plan Appendix – Housing Page B-15
Figure B-17. Mean Hourly Wage for Jobs in Top Employment Sectors in Clallam County, 2023
Figure B-18 visualizes commuter inflow and outflow in Port Angeles. The city has about the same number
of commuters coming in each day as those working elsewhere. Thirty-nine percent of workers in the city
also live there. 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 percent 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, and driving takes about 2.5 hours; therefore, 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.
Error! Reference source not found. 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 seven percent.
Figure B-18. Commute Patterns in Port Angeles and Clallam County, 2022
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 of Labor & Statistics Quarterly Census of Employment and Wages
Source: U.S. Census Bureau Longitudinal Employer-Household Dynamics (LEHD) via Census OnTheMap
Port Angeles 2025 Comprehensive Plan Appendix – Housing Page B-16
Table B-4: 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
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 employment opportunities without commuting excessively long distances, which helps reduce 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 B-18) which may indicate a lack of housing
units of this type for this demographic. According to the state Employment Security Department, the
county had a significantly lower labor force participation rate of 49.2 percent in 2020, compared with 64.7
percent for the state.
Source: U.S. Census Bureau Longitudinal Employer-Household Dynamics (LEHD) via Census OnTheMap
Port Angeles 2025 Comprehensive Plan Appendix – Housing Page B-17
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 sectors have the highest share of jobs in Port
Angeles. Most of the fastest-growing industries, such as Leisure and Hospitality, Information, and
Professional and Business Services, have little presence in Port Angeles’ job market. Manufacturing is
projected to grow slowly at an annual rate of around 0.4 percent. In contrast, the Construction sector,
which has increased jobs in Port Angeles over the last decade (see Figure 21), is expected to grow at a high
1.4 percent per year countywide.
Figure B-19. Projected Employment by Industry, Olympic Workforce Development Area, 2022-2032
Source: Washington Employment Security Department.
Port Angeles 2025 Comprehensive Plan Appendix – Housing Page B-18
Housing Supply
This section inventories Port Angeles’ current housing stock and housing market, including rental and sales
prices, and housing affordability indicators and trends.
General Housing Inventory
Port Angeles had 9,930 housing units in 2022, according to the latest 5-year American Community Survey
estimates. The breakdown of units by type is shown in Figure B-20. 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 accounting for an additional 1.7 percent. 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 housing diversity can create 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, and renters.
Figure B-20. Housing Unit Types in Port Angeles, 2022
Port Angeles’ housing stock is primarily comprised of 3-bedroom units, as shown in Figure B-20. Overall,
half of the city’s housing units have 3 or more bedrooms, a lower share of larger units than in the county
and state. This partially correlates with the smaller household sizes and larger shares of non-family
households discussed above under “Households Characteristics”.
Source: U.S. Census Bureau 2022 American Community Survey 5-Year Estimates, Table DP04
Port Angeles 2025 Comprehensive Plan Appendix – Housing Page B-19
Figure B-21. Housing Unit by Bedroom Count in Port Angeles with Regional Comparison, 2022
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 B-23 shows specific housing characteristics. All households have a telephone service. However, 2.3
and 2.1 percent of the housing units lack plumbing and/or kitchen facilities, respectively, which is double
the state rates.
Figure B-22. 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
Port Angeles 2025 Comprehensive Plan Appendix – Housing Page B-20
Figure B-23. 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 B-24, 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 B-24. Rates of Overcrowding in Port Angeles with Regional Comparison, 2022
Housing Production
Figure B-25 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, along with at least one other proposal.
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
Port Angeles 2025 Comprehensive Plan Appendix – Housing Page B-21
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 in the
1990s in the city. This data correlates with the data shown above in Figure B-22 indicating the relatively
older age of housing stock in Port Angeles.
Figure B-25. Housing Unit Permits in Port Angeles, 1990-2023
For comparison,
Figure B-26 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 B-26. 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
Port Angeles 2025 Comprehensive Plan Appendix – Housing Page B-22
Finally, Figure B-27 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 much
more quickly in Kitsap County than in Clallam and Jefferson Counties since then. This correlates with the
recent increases in housing prices in Port Angeles and Clallam County, as well as demonstrating the scale
of regional housing demand.
Figure B-27. Housing Permits in Clallam, Jefferson, and Kitsap Counties, 1990-2023
Housing Market Conditions
In Port Angeles, 91.5 percent of units are occupied, which is between the county and state rates. However,
as shown in Figure B-6, 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, a total of 843 units were vacant in Port Angeles. However, the units are vacant for various reasons.
Error! Reference source not found. shows the breakdown of the vacancy classification. 44% of vacant units
are dedicated to seasonal, recreational, or occasional use, accounting for about four percent of total units
in Port Angeles.
Figure B-28. Residential Occupancy Rates in Port Angeles with Regional Comparison, 2022
Source: U.S. Census Bureau Census Building Permits Survey
Source: U.S. Census Bureau Census Building Permits Survey
Port Angeles 2025 Comprehensive Plan Appendix – Housing Page B-23
Over the last decade, the share of vacant seasonal, recreational, and occasional units in the 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 B-29). 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 B-5: Vacant Unit Types in Port Angeles with Regional Comparison, 2022 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/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 B-29. Residential Occupancy Rates in Port Angeles with Regional Comparison, 2022
Figure B-30 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
Source: U.S. Census Bureau 5-Year ACS, Table DP04
Source: U.S. Census Bureau 5-Year ACS, Table B25004.
Source: U.S. Census Bureau 5-Year ACS, Table B25004, DP04.
Port Angeles 2025 Comprehensive Plan Appendix – Housing Page B-24
undersupply. Low vacancy rates can make it harder for workers to find housing, make it harder for local
employers to recruit and retain workers, and drive up housing costs, 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 B-30. Housing Vacancy Rates in Port Angeles, 2012-2022
Rents in Port Angeles, according to the ACS 5-year estimates data, are about $1,118 per month as of 2022.
This is 2% higher than in Clallam County, but 30% lower 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 B-31 shows the percent change in rents, home values, and household incomes in Port
Angeles from 2010 to 2022. Over this period, median household income increased by 35.3 percent and
rents by 34.3 percent. Home values increased by 55.6%. Although rents fluctuated between 2010 and 2015,
they kept pace with income growth and home values. However, since 2017, home prices have risen 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 B-6).
Figure B-31. Change in Rents, Home Prices, and Income in Port Angeles, 2010-2022
Source: U.S. Census Bureau 2022 American Community Survey 5-Year Estimates, Table DP0
Port Angeles 2025 Comprehensive Plan Appendix – Housing Page B-25
Sources: 2010-2022 American Community Survey 5-Year Estimates, Table S2503; Zillow Home Value Index.
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 B-7). 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 home price in the city. Figure
B-32 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 B-32. 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.
Special Housing Inventory
The following section is copied from the previous 2019 Housing Action Plan (Chapter 4: Affordable
Housing Inventory). HUD tables are updated with 2023 numbers based on the 2020 Census.
Peninsula Housing Authority
HUD Public Housing
• PHA’s HUD Public Housing serves incomes up to 80% of Annual Median Income (AMI). Rents are
based on 30% of the resident’s adjusted monthly income, and applicants cannot bring any other
subsidy. Applicants are placed on a waitlist. No smoking in any unit or within 25 feet of any public
housing structure.
• Mt. Angeles View Family – is located between Francis and Eunice streets, south of Lauridsen
Boulevard, with 1-4 bedrooms. Mt. Angeles View is a general population HUD Public Housing.
Water, sewer, and trash are included. Residents receive a utility allowance for electricity. Central
laundry and community room.
Port Angeles 2025 Comprehensive Plan Appendix – Housing Page B-26
• Mt Angeles View Manor – is located on 323 East 2nd Street off of Peabody with studio and 1-
bedroom 460-480 square foot units available for single and/or disabled individuals in a 4-story
structure for seniors aged 62 or older and those with disabilities close to local stores and local
transportation routes with a community room, elevators, and coin-operated laundry facilities. The
property does not accept Section 8 or Tenant-Based Rental Assistance (TBRA) at this time. Tenants
have the option of paying a Flat Rent (based on current market rents) versus an Income-Based
Rent (based on annual adjusted income). Utilities are included; however, tenants must pay for
cable, and satellite dishes are not allowed. Pets are allowed with a $300 deposit, of which $100 is
non-refundable. No smoking is allowed in the building.
• Mt Angeles View Villa – is located on the corner of 401 East 5th and Peabody with 1-bedroom
480 square foot units available for single seniors age 62 or older and/or disabled individuals in a
2-story structure close to local stores and local transportation routes with a community room,
elevators, and coin-operated laundry facilities. The property does not accept Section 8 or Tenant-
Based Rental Assistance (TBRA) at this time. Tenants have the option of paying a Flat Rent (based
on current market rents) versus an Income-Based Rent (Based on annual adjusted income). Utilities
are included; however, tenants must pay for cable, and satellite dishes are not allowed. Pets are
allowed with a $300 deposit, of which $100 is non-refundable. No smoking is allowed in the
building.
• Mt Angeles View Terrace – is located on 114 East 6th Street off of Lincoln, with 1–2-bedroom 528-
792 square foot units available for single seniors aged 62 or older and/or disabled individuals in a
3-story structure close to local stores and local transportation routes with a community room,
elevators, and coin-operated laundry facilities. The property does not accept Section 8 or TBRA at
this time. All tenants have the option of paying a Flat Rent (based on current market rents) versus
an Income-Based Rent (Based on annual adjusted income). Utilities are not included; however,
residents do receive a utility allowance. Tenants must pay for cable, and satellite dishes are not
allowed. Pets are allowed with a $300 deposit, of which $100 is non-refundable. No smoking is
allowed in the building.
PHA owned properties in Port Angeles
• Sea Ridge – is a newly constructed mixed finance project consisting of 63 tax credit units serving
up to 60% of AMI. Sea Ridge is Comprised of 1- 4-bedroom units located between Francis and
Eunice streets, south of Lauridsen Blvd with 1-4 bedrooms of 522-1,151 square foot units in single
family, triple, quadplex, and townhouse structures close to the high school and two elementary
schools with a Boys & Girls Club located on site, along with a local Head Start program. Mixed
finance includes 33 units of HUD public housing, 20 units of project-based rental assistance via
referral from partner agencies, and 10 units of HUD 811 with a Project Rental Assistance Contract
via referral from DSHS. Tenants must be income-eligible and pay 30% of their adjusted monthly
income toward rent. Water, sewer, and trash are included. Residents receive a utility allowance for
electricity. Washer and dryer hookups are provided in each unit, and children’s play equipment is
provided on site. Pets are allowed, with a $300 pet deposit, of which $100 is non-refundable.
Smoking is not allowed anywhere on the property. Applicants cannot bring any other subsidy, i.e.,
Section 8 or Tenant-Based Rental Assistance (TBRA), at this time.
Port Angeles 2025 Comprehensive Plan Appendix – Housing Page B-27
• Lee Plaza - is a 48-tax credit project serving up to 50% of AMI in a mixed-use structure located on
112 West First Street in downtown Port Angeles, directly on the local bus line, with five retail units
on the ground floor and studio and one-bedroom units of 330-440 square feet on 3 upper floors.
12 units have project-based subsidies, where residents pay 30% of their adjusted monthly income
for rent, and 36 units have flat affordable rents. The property accepts both Section 8 and Tenant-
Based Rental Assistance (TBRA), and some units are currently set up for Project-Based Section 8
assistance. Residents pay for electricity and receive a utility allowance. Each unit also has a washer
and dryer. Smoking is not allowed in the public/common areas; however, residents may smoke in
their units. Pets are not allowed.
• Wildwood Terrace Apartments – are 56 USDA RD units with 55 units of Rental Assistance serving
up to 50% of AMI at entry and up to 80% of AMI for continuing eligibility, located at 934 West
Lauridsen Boulevard. The units are 1-2-bedroom units of 578-728 square feet for single individuals
and small families, located on the west side of Port Angeles, close to the local middle school and
one block from the local transit center. There are 8–12 apartments per building with a play area,
adequate parking, and coin-operated laundry facilities. Applicants cannot bring any other subsidy,
i.e., Section 8 or Tenant-Based Rental Assistance (TBRA). Residents pay 30% of their adjusted
monthly income for rent. Water, sewer, and trash are included. Residents receive a utility
allowance or electricity. The project includes a central laundry and children’s play equipment. Pets
and smoking are not allowed.
• Eklund Heights – is 13 units of HOME-funded units located at 2341 East 7th Avenue, close to the
local bus line and the east side of Port Angeles, serving 50% or below of AMI with a mix of 1–2-
bedroom, 540-809 square foot units. Rent is a flat rate of $496 for the 1-bedroom units and $592
for the 2-bedroom units. Water, sewer, and trash are included. Residents receive a utility allowance
for electricity. Section 8 and Tenant-Based Rental Assistance (TBRA) are accepted. Units have a
full-size washer and dryer as well as a dishwasher. No pets and no smoking are allowed within 25
feet of the building.
PHA Mutual Self-Help Program Peninsula Housing Authority sponsored 87 homes through the Mutual Self-Help program that utilizes the
concept that, working together, families can build homes, similar to an old-fashioned barn-raising. PHA’s
Construction Supervisor provides guidance and instruction on the use of tools and construction techniques
and ensures that the homes are built to code and pass all inspections. PHA provides pre-purchase
counseling, education, and credit repair.
PHA recently initiated the groundbreaking of 8 new homes on West 15th between K and M Street, being
built by families under the Mutual Self-Help Program. Instead of a down payment, families promise to put
in 32 hours a week working on their home and their neighbors’ homes until all 8 homes are completed.
These hours are in addition to their regular jobs and caring for their families. They commit to working
every week, no matter what the weather does (or what holidays fall in that week). Friends, extended family,
and community volunteers can help with up to 16 hours per week, reducing the family’s hours to a
minimum of 16.
The families in the program represent a cross-section of the community, including young families, senior
citizens, families with no children, and single-parent households. There are health care workers, artists,
social workers, educators, construction workers, service industry workers, and some with disabilities.
Port Angeles 2025 Comprehensive Plan Appendix – Housing Page B-28
The following organizations provide volunteers and finance to support PHA’s Mutual Self-Help Program:
• USDA/Rural Development (RD) 523 Technical Assistance grant funds to pay for staff, equipment,
and administration of the program, and RD502 Direct loans to homeowners to cover lot and
construction costs.
• Department of Housing and Urban Development SHOP funds through Community Frameworks to
purchase the land.
• Port Angeles Association of Realtors for down payment assistance for the families.
• RCAC, Rural Community Assistance Corporation, for their technical assistance.
Error! Reference source not found. shows changes in the characteristics of HUD-assisted housing
households. The total number of people living in subsidized housing and the total subsidized units
available have decreased since the last report in the 2019 Housing Action Plan. The total number of people
in all HUD programs decreased by 501, and the total number of subsidized units decreased by 326. The
total number of people in housing choice vouchers decreased by 162, and the total number of subsidized
units decreased by 76.
Table B-6: Characteristics of HUD Housing-Assisted Households
All HUD Programs Housing Choice Vouchers
Total Persons 854 853
Subsidized units available 579 567
Percent occupied 91% 93%
Average months on waiting list 15 15
Moved in past year 8% 8%
Number of people per unit 1.6 1.6
Income/Expenditures Characteristics
Household income per year $16,850 $16,854
Per capita income per year $10,378 $10,373
Percent of median household income 26% 26%
Percent Very Low Income 93% 93%
Percent Extremely Low Income 71% 71%
Percent in poverty 15% 15%
Average Family Expenditure per month $377 $377
Average HUD Expenditure per month $700 $698
Percent with utility allowance 73% 74%
Average utility allowance $131 $131
Household Characteristics
Percent 2+ adults with children 4% 4%
Percent 1 adult with children 18% 18%
Port Angeles 2025 Comprehensive Plan Appendix – Housing Page B-29
Percent female head household 65% 66%
Percent female head with children 19% 19%
Percent with disability 47% 47%
Percent 62 or more years old 39% 39%
Percent 85 or more years old 1% 1%
Percent minority 12% 12%
Source: HUD Office of Policy Development & Research (PD&R), Picture of Subsidized Households, Year 2023, based on 2020
Census.
Other Assisted Housing
Low-income housing apartment complexes - low-income housing apartment complexes that contain
affordable apartments for rent in Port Angeles that are income-based include:
• Pine Road Village, located at 528 West Lauridsen Blvd in Port Angeles, has 1–2-bedroom
apartments. Pine Road Village participates in the Section 515 Rural Rental Housing program.
• Clallam County Hostelries is a low-income apartment for low-income and disabled persons that
accepts HUD subsidies.
Low-income tax credit apartments – that were constructed and made affordable to low-income persons
in Port Angeles by the Low-Income Housing Tax Credit Program (LIHTC) include:
Highland Commons Apartments – provides 68 one-bedroom units and 31 two-bedroom units for seniors
(age 55+) in the hillsides of Port Angeles near the golf course. The property includes an elevator, a
community room with a warming kitchen and fireplace, a fitness center, and a library. Income restrictions
apply; accepts Housing Choice Vouchers.
Affordable apartment projects funded through the LIHTC program may have rental units that are not
subject to income or rent limits. The affordability period for tax credit-financed units varies and typically
expires within 30 years. At that time, the units may revert to market-rate rental units or be converted to
condominiums and sold at market-rate prices.
Other Housing Assistance and Resources A number of organizations provide emergency shelter, transitional housing, or supportive services
throughout Clallam County that benefit Port Angeles residents, including:
Shelter
• Serenity House – provides emergency shelter, transitional housing, and supportive services to
homeless individuals and families.
• Dove House – provides emergency shelter and transitional housing for victims of domestic
violence.
• Bayside Housing – provides safe, temporary, supportive housing and services for people in need
of permanent housing.
Assistance
• All Treatment – educates, informs, and guides individuals through recovery or the recovery of a
loved one regarding various treatment centers.
Port Angeles 2025 Comprehensive Plan Appendix – Housing Page B-30
• Housing Resource Center – works with clients to establish the need for each and directs them to
the appropriate assistance.
• United Way 211 – is a telephone hotline to help people and families with services such as shelter,
addiction, childcare, mental health, senior assistance, health care, and more.
• Peninsula Behavioral Health – provides support for people dealing with addictions, mental health
issues, and in need of residential support.
• Volunteers in Medicine of the Olympics – provides medical and mental health care as well as
specialty referrals for adults on the Olympic Peninsula who do not have access to health care.
• Healthy Families – provides prevention and treatment services for child abuse, parenting classes,
in-home parent aides, domestic violence and sexual assault, prevention crisis intervention,
counseling, and advocacy.
• OlyCAP – provides housing, gas vouchers, counseling, and more.
• Parentline – provides parenting classes, supervised visitations, community referrals, and childcare.
Port Angeles 2025 Comprehensive Plan Appendix – Housing Page B-31
Gap Analysis
Figure B-33 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 affordable units for low- and middle-income households earning
between 50 and 100 percent of 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. 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 provide housing for low- and
moderate-income households in the city. There are also more high-income households earning more than
100 percent of AMI than housing units in that price range in the city. These households are likely being
accommodated in less 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 B-33. 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 B-34 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 percentage 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.
Port Angeles 2025 Comprehensive Plan Appendix – Housing Page B-32
Figure B-34. 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
Figure B-35 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, account for housing needs, address housing for those
experiencing homelessness, and consider a future “healthy” vacancy rate of 6 percent. Most of Port
Angeles’ housing unit targets fall in the lower-income range, under 80 percent of 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 the “Land Capacity Analysis” section.
Figure B-35. Port Angeles Target Housing Units by Income, 2024-2045
Source: WA Department of Commerce Housing Planning for All Tool (HAPT).
664 605
241
85 63 13 173
299
0-30%30-50%50-80%80-100%100-120%120% +EmergencyHousing
PSH non PSH
Port Angeles 2025 Comprehensive Plan Appendix – Housing Page B-33
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 units to be accommodated in Port Angeles and associated unincorporated areas,
categorized by the 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 B-35. In addition, Port Angeles must demonstrate overall land capacity to support future
population, housing, and job targets, based on land use and zoning.
In Port Angeles’ case, a Land Capacity Analysis (LCA) was conducted within the city limits to determine
whether there is capacity to accommodate housing targets set by the County. The unincorporated UGA
was not included in the study area because the County has prepared an LCA for it.
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 those 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 about the amount of land to 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 was compared
to the County targets. While Port Angeles has enough land capacity for the total number of units, when
determining which 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 the needs of
low-income households, the city will need to consider land-use and zoning changes concurrently with the
adoption of this Comprehensive Plan update. Error! Reference source not found. shows housing target
allocations by income band and land capacity for each category under the existing land use, and the
proposed zoning changes, addressing the low-income capacity deficit. Error! Reference source not found.
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 for upzoning to
residential medium-density zones.
Table B-7: 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
Port Angeles 2025 Comprehensive Plan Appendix – Housing Page B-34
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.
Map B-2: Land Capacity Analysis Classification and Proposed Zoning Update Areas
Port Angeles 2025 Comprehensive Plan Appendix – Housing Page B-35
Key Takeaways
Community Profile
• Port Angeles’ population has slowly grown since 1980, with an annual growth of less than one
percent. This is a slower growth rate than Clallam County and significantly slower than state
population growth. It is estimated that Port Angeles’ population was 20,410 in 2024.
• Port Angeles’ average age in 2022 is 41.3 years, which is younger than the county's average age
but older than the state 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 that of Clallam County and
less diverse than the state as a whole.
• The average household size in Port Angeles is 2.2, which is around the county average household
size and smaller than the 2022 statewide average of 2.5. However, the state has a higher share of
family households and children than Port Angeles and Clallam County.
• Over 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 considered low-income, earning less than 80% of the
Area Median Income. 68 percent of households among renters are considered low-income.
• 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 is at the highest rate over the last decade. The number of
unsheltered unhoused persons has doubled since 2023.
• In 2020, over half of elderly family households were low-income households, and 35 percent of all
senior-headed households were seniors living alone and cost-burdened.
• 2,840 households where a household member has a disability, and the majority of them are low-
income households.
Workforce Profile
• In 2021, there were 9,102 jobs in Port Angeles. The Health Care and Social Assistance sector has
dominated and rapidly grown since 2011. This is also a top industry in Clallam County. The
industry's average wage 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 people commuting in and out, while 39 percent of workers
in the city also live in Port Angeles. The commuting-out patterns are varied, with Seattle and many
other small places being the job destinations.
• Port Angeles has a balanced employment-to-housing ratio, at 0.9.
• The Education and Health Care sector is projected to grow in the Olympic Workforce
Development Area by 1.3 percent. The fastest growing sector would be Leisure and Hospitality (2.1
percent annual growth)
Housing supply
• 9,930 housing units in 2022. Almost three-quarters were single-unit buildings. 9.4 percent in
middle housing types and 15 percent in 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.
Port Angeles 2025 Comprehensive Plan Appendix – Housing Page B-36
• The current rent in Port Angeles is about $1,118 per month, and housing prices are around
$452,961, on average.
• Since 2010, the median income in Port Angeles has increased by 35 percent, which is comparable
to the median gross rent growth of 34 percent. The home's value has increased by 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 not occupied.
Gap Analysis
• 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.
• There is a gap between household size and unit size: more smaller households than smaller units
available.
Land Capacity Analysis
• While Port Angeles has enough land capacity for the total housing unit target, when determining
what households these units could serve, there is a deficit of land for units that can serve low-
income households. Therefore, to accommodate the needs of low-income households, the city will
need to consider land-use and zoning changes concurrent with the adoption of this
Comprehensive Plan update.
Port Angeles 2025 Comprehensive Plan Appendix – Housing Page B-37
B-2: Racially Disparate Impacts Background Analysis
Introduction
In 2021, the Washington State Legislature passed House Bill 1220 (HB 1220)
as an amendment to the State Growth Management Act (GMA). HB 1220
requires local governments to plan for housing at all income levels and to
assess the Racially Disparate Impacts (RDI) of existing housing policies.
Conditions that indicate that policies have racially disparate impacts can
include segregation, cost burden, displacement, educational opportunities,
and health disparities.
This section covers both Step 2 and Step 3 – it includes a summary of
findings based on data from the US Census Bureau, the US Department of
Housing and Urban Development (HUD), and other sources. Note that the
HUD data presented in this report, from the Comprehensive Housing
Affordability Strategy (CHAS), contains margins of error due to the disaggregation of incomes, tenure, and
other metrics by race and ethnicity. The household counts presented throughout this report reflect the
Census Bureau and HUD’s best assessment of the distribution of the data in Port Angeles. Still, they may
not reflect the exact numbers of households in all cases. These findings inform the policy evaluations and
recommendations at the end of the report.
Key Findings
• While Port Angeles is more diverse than Clallam County, it is not yet as diverse as Washington
State.
• Between 2015 and 2020, the White share of Port Angeles’ population decreased slightly, while the
share of Black/African American and Asian residents decreased more significantly. Overall
racial/ethnic diversity increased due to increases in Hispanic/Latino, American Indian/Alaska
Native, and multiracial residents.
• White households in Port Angeles are less likely to be cost-burdened (spending more than 30
percent of their income on housing costs) than Black/African American and Hispanic/Latino
households.
• There is a sharp divide in affordability and stability between renters and owners. When combined
with the fact that almost half of the city’s households are renters, this can result in high inequality.
The share of renters among people of color is higher than among White households in Port
Angeles.
• Among Asian households, 42 percent make more than 100 percent AMI–the highest share of any
racial group in the city, while 43 percent make below 30 percent AMI–also the highest share of
any racial group. Ninety percent of Black/African American households make between 50 and 80
percent AMI, and 10 percent make below 30 percent AMI. 74 percent of all Hispanic/Latino
households make below 80 percent AMI.
• Port Angeles has a significant rental housing shortage at the high and low ends of the market. The
city needs 370 rental units for households earning less than 30 percent AMI and 580 rental units
for households earning more than 80 percent AMI to meet current demand. There is a significant
surplus of 975 affordable units for households making 50-80% AMI.
FIVE STEPS TO
EVALUATE AND
ADDRESS RDI:
• Step 1: Engage the
Community.
• Step 2: Gather &
Analyze Data.
• Step 3: Evaluate Policies.
• Step 4: Revise
Policies.
S 5 R i &
Port Angeles 2025 Comprehensive Plan Appendix – Housing Page B-38
• Displacement risk is generally low to moderate in Port Angeles. However, the central and eastern
neighborhoods have experienced some gentrification, according to the Washington Department
of Commerce’s mapping tool. Displacement risk is identified at the census tract level, which is a
large scale for a small city such as Port Angeles. Therefore, additional community input is needed
to identify specific neighborhoods and communities with an elevated risk of displacement.
• Children in the central and the far east neighborhoods of Port Angeles are expected to have a
lower income at adult age than children growing up on the west edge of the city.
Historical Context
Throughout United States history, a combination of laws and practices has shaped the places where
specific groups live, the opportunities they have access to, and their ability to build wealth through stable
housing. Unfortunately, many of these policies explicitly or implicitly benefited White residents at the
expense of all others. The legacy of policies like redlining, which used racial criteria in determining which
neighborhoods were suitable for government-backed loans, highway development through predominantly
Black neighborhoods, and racial covenants explicitly excluding certain groups from owning specific
properties, continues to impact non-white communities today.
While many cities have acknowledged the harms of these policies, many of which are no longer legal,
there are still policies in effect today that hold cities back from rectifying systemic harms. These can include
policies that reference vague concepts like “neighborhood character,” and those that permit only the most
expensive homes to be built, thus shutting lower-income residents out of high-opportunity areas.
Although Port Angeles does not experience vast racial segregation, the country's legacy of historic
oppression has impacted racial distribution even in remote cities such as Port Angeles. Map B-3 shows the
distribution of People of Color and Hispanic/Latino populations by census group block in Port Angeles.
This section explains some known policies and programs that could have caused racially disparate impacts
in Port Angeles, serving as a starting point for understanding present-day conditions.
Throughout the United States, racial covenants were used to exclude certain races and religious groups
from residing in specific neighborhoods, creating exclusive areas for White, Christian residents. These deed
restrictions were legally enforceable from 1927 to 1968. The Washington State Racial Restrictive Covenants
Project has been researching race-based deed restrictions across the state. The project does not yet
include Clallam County, so concrete data on the locations and numbers of racially restrictive covenants in
Port Angeles is currently lacking. However, the Project has found such deed restrictions throughout
Washington, and research is ongoing, which will likely include Clallam County in the future.
Port Angeles 2025 Comprehensive Plan Appendix – Housing Page B-39
Map B-3: Percent of People of Color and Hispanic/Latino by Census Block Group in Port Angeles, 2022
Source: U.S. Census Bureau, American Community Survey 5-Year Estimates 2022, Table B02001.
Port Angeles 2025 Comprehensive Plan Appendix – Housing Page B-40
Assessing Racially Disparate Impacts
Between 2015 and 2020, Port Angeles became more diverse. While the city gained 702 Hispanic/Latino
residents over that period, a 72 percent increase rate, it lost 9 percent of its Asian population over the
same period. The White population decreased from 85 to 81 percent, while the total population in Port
Angeles increased by five percent. Over the same period, Clallam County’s population went from 84
percent White to 82 percent White, with Hispanic or Latino seeing the biggest countywide increase by 20
percent, followed by multiracial residents, Black/African American, and American Indian/Alaska Native. The
Native Hawaiians and Other Pacific Islanders lost almost half of their population.
Table B-8: Change in Population by Race/Ethnicity in Port Angeles and Clallam County in 2015 and 2020
Port Angeles Clallam County
Race or Ethnic Category 2015 2020 Change 2015 2020 Change
American Indian and Alaska Native 322 442 120 3,198 3,580 382
Asian 428 391 -37 1,046 1,065 19
Black or African American 342 254 -88 612 708 96
Hispanic or Latino (of any race) 969 1,671 702 4,119 5,147 1,028
Native Hawaiian and Other Pacific Islander 0 0 0 43 26 -17
Other Race 1 93 92 154 114 -40
Two or more races 768 866 98 2,564 3,003 439
White 16,370 16,354 -16 60,661 62,839 2,178
Total 19,200 20,071 871 72,397 76,482 4,085
Source: U.S. Census Bureau, 2011-2015 and 2016-2020 American Community Survey 5-Year Estimates, Table DP05; Washington Department of Commerce, 2023.
Figure B-36. Population by Race/Ethnicity in Port Angeles in 2020
Source: U.S. Census Bureau, 2016-2020 American Community Survey 5-Year Estimates, Table DP05; Washington Department of
Commerce, 2023.
Port Angeles 2025 Comprehensive Plan Appendix – Housing Page B-41
Figure B-37. Racial Composition of Port Angeles, Clallam County, and Washington State in 2020
Source: U.S. Census Bureau, 2016-2020 American Community Survey 5-Year Estimates, Table DP05; Washington Department of Commerce, 2023.
HUD defines 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. Port Angeles is home to 4,665 homeowner
households and 4,120 renter households. Of the homeowner households, 25 percent are cost-burdened,
with 15 percent spending between 30 percent and 50 percent of their income on housing costs and 10
percent being severely cost-burdened, spending more than half of their income on housing costs. By
contrast, 46 percent of renter households in Port Angeles are rent-burdened, with 25 percent spending
between 30 and 50 percent of their income on housing costs and 21 percent spending more than half of
their income on housing. This sharp divide in affordability and stability between renters and owners,
combined with the fact that almost half of the city’s households are renters, can result in high inequality.
The rental-owner inequality divide should be further analyzed for racially disparate impacts since the share
of renters among people of color is higher than among White households in Port Angeles.
In 2019, all Black or African American households, 76 percent of Asian households, 64 percent of
Hispanic/Latino households, 62 percent of American Indian or Alaska Native households, and 64 percent
of households of other races were renter households, compared with 44 percent of White households in
Port Angeles. However, the cost barriers impact both White residents and residents of color, especially
renters. 48 percent of households of color are cost-burdened, and 33 percent of White households are
also cost-burdened. While 56 percent of persons of color rent households are cost-burdened, 44 percent
of White rent households are also cost-burdened.
Table B-9: Number of Households by Cost Burden in Port Angeles in 2019
Port Angeles 2025 Comprehensive Plan Appendix – Housing Page B-42
White Black or
African American
Asian American
Indian or Alaska
Native
Pacific
Islander
Other
Race
Hispanic
or Latino (of any
race)
Total
Owner Households
Not Cost Burdened 3,165 0 25 40 0 110 95 3,435
Total Cost-Burdened 1,095 0 4 30 0 15 60 1,204
Cost-Burdened (30-50%) 655 0 4 0 0 0 60 719
Severely Cost-Burdened (>50%) 440 0 0 30 0 15 0 485
Not Calculated 15 0 10 0 0 0 0 25
Total 4,275 0 40 75 0 125 150 4,665
Renter Households
Not Cost Burdened 1,810 35 50 25 0 140 95 2,155
Total Cost-Burdened 1,445 70 70 95 0 60 165 1,905
Cost-Burdened (30-50%) 800 60 40 20 0 15 95 1,030
Severely Cost-Burdened (>50%) 645 10 30 75 0 45 70 875
Not Calculated 40 0 0 0 0 0 4 44
Total 3,295 110 125 120 0 200 270 4,120
Total Households 7,570 110 165 195 0 325 420 8,785
Source: U.S. HUD, 2015-2019 Comprehensive Housing Affordability Strategy (CHAS) (Table 9); Washington Department of
Commerce, 2023.
Figure B-38. Port Angeles Total Housing Cost Burden by Racial & Ethnic Group in 2019
Source: U.S. HUD, 2015-2019 Comprehensive Housing Affordability Strategy (CHAS) (Table 9);
Washington Department of Commerce, 2023.
Figure B-39. Port Angeles Owner and Renter Households by Race & Ethnicity in 2019
Port Angeles 2025 Comprehensive Plan Appendix – Housing Page B-43
Source: U.S. HUD, 2015-2019 Comprehensive Housing Affordability Strategy (CHAS) (Table 9).
Figure B-40. Port Angeles Percent of All Households Experiencing Housing Cost Burden in 2019
Source: U.S. HUD, 2015-2019 Comprehensive Housing Affordability Strategy (CHAS) (Table 9); Washington Department of Commerce, 2023.
In Port Angeles, there is a racial divide in income distribution. Citywide, 39 percent of households make
above 100 percent AMI – including 42 percent of Asian households, 41 percent of White households, 30
percent of American Indian/Alaska Native households, and 19 percent of Hispanic/Latino households.
While 16 percent of households make below 30 percent AMI, 43 percent of Asian, a quarter of American
Port Angeles 2025 Comprehensive Plan Appendix – Housing Page B-44
Indian/Alaska Native, and 23 percent of Hispanic/Latino households fall into that category. While just 10
percent of Black/African American households are extremely low-income, the remaining 90 percent are
low-income households.
Table B-10: Port Angeles Count of Households by Income and Race, 2019
American Indian or Alaska Native
Asian Black or African American
Hispanic or Latino (of any race)
Pacific Islander White Not Reported* All
Number
Extremely Low-Income
(≤30% AMI)
45 70 10 95 - 1,130 60 1,410
Very Low-Income (30-
50%)
35 10 - 75 - 1,160 85 1,365
Low-Income (50-80%) 33 15 95 140 - 1,310 77 1,670
Moderate Income (80-100%) 15 - - 30 - 850 5 900
Above Median Income (>100%) 55 69 - 80 - 3,125 111 3,440
Total for published estimates 183 164 105 420 - 7,575 338 8,775
Percentage
Extremely Low-Income (≤30% AMI) 3% 5% 1% 7% 0% 80% 4%
Very Low-Income (30-50%) 3% 1% 0% 5% 0% 85% 6%
Low-Income (50-80%) 2% 1% 6% 8% 0% 78% 5%
Moderate Income (80-
100%)
2% 0% 0% 3% 0% 94% 1%
Above Median Income
(>100%)
2% 2% 0% 2% 0% 91% 3%
* The category "Other (including multiple races, non-Hispanic)" is suppressed in source data (CHAS 2015-2019 Table 1).
Sources: U.S. HUD, 2015-2019 Comprehensive Housing Affordability Strategy (CHAS) (Table 1) & U.S. HUD, 2015-2019
Comprehensive Housing Affordability Strategy (CHAS) (Table 8).
Port Angeles 2025 Comprehensive Plan Appendix – Housing Page B-45
Figure B-41. Port Angeles Distribution of Households by Income and Race or Ethnicity, 2019
Sources: U.S. H.UD, 2015-2019 Comprehensive Housing Affordability Strategy (CHAS) (Table 1).
Between 2015 and 2020, the percentage of households making above the median income decreased from
44 percent to 39 percent. This decline is largely due to a decline in income among Black, multiracial, and
White households. However, over the same period, the share of Asian households making above the
median income increased from 30 percent to 42 percent while the share of Asian households making
below 30 percent AMI increased from 9 percent to 43 percent. During the same period, the share of
Black/African American households making below 30 percent decreased from 88 percent to 10 percent,
and the share of Black households making between 50 and 80 percent AMI rose from zero to 90 percent.
Port Angeles 2025 Comprehensive Plan Appendix – Housing Page B-46
Figure B-42. Port Angeles Percentage of All Households by Income Category and Race (2010-2014 vs. 2015-
2019)
Sources: U.S. HUD, 2015-2019 Comprehensive Housing Affordability Strategy (CHAS) (Table 1).
The Washington Center for Real Estate Research publishes a quarterly estimate of housing affordability in
Washington state. A score of 100 suggests that the housing market is balanced to the median household
income; a lower score indicates that housing costs are higher than what the median household can afford.
The Housing Affordability Index in Port Angeles has dropped significantly from 93 at the beginning of 2021
to 58 in the second quarter of 2024.
Figure B-43 shows the current number of renter households compared with the number of rental units
affordable to households in each income level in Port Angeles. The rental cost burden is driven by a
shortage of rental units at the high and low ends of the market (greater than 80% AMI and less than 30%
AMI). When there are shortages of units corresponding to a given income level, those households will rent
units affordable to a different income level. For instance, the lack of housing at greater than 80% AMI
indicates that there are likely renters at that income level renting units affordable for households below
80% AMI, making it harder for households in that income range to find affordable housing. Alternatively,
Port Angeles 2025 Comprehensive Plan Appendix – Housing Page B-47
the shortage of housing units at the less than 30% AMI range indicates that households at that income
level are likely cost burdened.
Figure B-43. Port Angeles Renter Households by Income Compared to Rental Units by Affordability, 2019
Sources: U.S. HUD, 2015-2019 Comprehensive Housing Affordability Strategy (CHAS) (Table 15C) & US HUD, 2015-2019
Comprehensive Housing Affordability Strategy (CHAS) (Table 14B).
The Washington Department of Commerce’s Displacement Risk Map identifies areas that may be at higher
risk of displacement driven by the housing market. . shows that the west edge of Port Angeles is
considered at “lower risk”. However, the central and eastern portions of Port Angeles are an area with
demographic and market change – according to the Department of Commerce, this is an area that is
currently undergoing gentrification. The displacement risk is identified by the census tract which is a large
scale for a small city such as Port Angeles. Therefore, additional community input is necessary to identify
specific neighborhoods and communities that have an elevated risk of displacement.
Port Angeles 2025 Comprehensive Plan Appendix – Housing Page B-48
Map B-4: Department of Commerce Displacement Risk Map for Port Angeles and Surrounding Area
Sources: Washington Department of Commerce Draft Displacement Risk Map.
The Centers for Disease Control and Prevention and the Agency for Toxic Substances and Disease
Registry's Social Vulnerability Index (CDC/ATSDR SVI) identifies communities experiencing social
vulnerability based on Socioeconomic, Household Characteristics, Race & Ethnic Minority Status, and
Housing Type & Transportation categories, by census tract. Map B-4 shows that according to CDC/ATSDR
SVI, in Port Angeles, census tracts on the west experience higher social vulnerability (including disability,
poverty, and lack of access to transportation) with a percentile rank of 0.84 compared to the central and
tracts to the east ranging from 0.64 to 0.59 percentile (0 being the lowest vulnerability and to 1 is the
highest). Therefore, a ground-truthing analysis should be conducted to verify specific social vulnerabilities
across different neighborhoods.
Port Angeles 2025 Comprehensive Plan Appendix – Housing Page B-49
Map B-5: CDC Overall Social Vulnerability Index in Port Angeles, Statewide Comparison, 2022
Sources: CDC/ATSDR Social Vulnerability Index Map.
The Opportunity Atlas is a tool that assesses opportunities for children’s outcomes in adulthood by looking
at potential earnings in each Census tract. Error! Reference source not found.20 shows that children born
to families in the bottom income quartile in Port Angeles can expect to have incomes between $29,000
and $37,000 in adulthood. In the Harbor View Neighborhood, located west of downtown, children born to
low-income families can expect to earn around $30,000.
Map B-6: Household Income at Age 35 in Port Angeles’ Opportunity Map
Port Angeles 2025 Comprehensive Plan Appendix – Housing Page B-50
Sources: The Opportunity Atlas.
Port Angeles 2025 Comprehensive Plan Appendix – Housing Page B-51
Policy Evaluation
Based on the above analysis, there is room to improve Port Angeles' policies to reduce racially disparate
impacts. The analysis and data were used to inform the next steps of the racially disparate impacts
assessment process – evaluating and revising policies that reinforce historical patterns of segregation,
displacement, and inequitable outcomes. Taking a proactive approach to shaping policy to address these
challenges will benefit all Port Angeles households as the city seeks to build a more equitable future of
well-being for its residents.
Based on the guidance provided by the Washington State Department of Commerce, the following policy
evaluation framework was used to evaluate Port Angeles’ existing Housing Goals & Policies:
Port Angeles 2025 Comprehensive Plan Appendix – Housing Page B-1
Table B-11: Housing Goals and Policies Racially Disparate Impact Review
Existing Housing Goals & Policies Equity Assessment Why Notes
Goal G-6A: To improve the variety, quality, availability, and attainability of
housing opportunities in the City
of Port Angeles.
Approaching
The Goal aims to enhance housing affordability through the variety, quality, and
attainability of housing
opportunities. However, it
does not highlight the attainability of housing for households across income levels and for minority racial/ethnic groups in the community.
The City should consider adding language about equitable housing opportunities for people of different
income levels and racial/ethnic
groups that have experienced
inequities due to past unfair housing policies and/or disinvestment in particular neighborhoods.
Policy P-
6A.01
Expand the
residential land
use options in the
Zoning Code by classifying residential zones by allowed density rather than by housing types.
Supportive Choosing the right language
for classifying neighborhoods
is important to prevent racial
segregation that has been associated with housing types such as single-family housing. It also prevents biases in the Zoning Code and increases housing diversity in the city.
While the policy is an appropriate
tool for inclusionary zoning, it does
not specify zoning updates aligned
with the City's housing targets and needs for specific community demographics.
Policy P-
6A.02
Allow residential
uses in all non-
industrial zones. In
situations where a limited work/live environment is found to be compatible with an underlying
industrial zoning,
such
environments may be deemed suitable when the living space is subordinate to the industrial use
component and
the integrity and
intent of the industrial zone are maintained.
Approaching While the increase of land
with allowable residential use
promotes more housing per
se, some uses that are more compatible with housing can attract only particular demographic groups, which may increase gentrification risks. In addition,
environmental justice issues
may arise for housing located
near industry, which marginalized communities have historically borne more of.
The City should specify that the
residential use allowance will vary
depending on the type of non-
residential zones, existing and planned infrastructure capacity, and adjacent parcel zoning. The City should ensure that environmental justice considerations are applied to the work/live environment in
industrial zones.
Policy P-6A.03 Encourage the retention and development of safe and attractive
mobile home
parks.
Approaching Mobile homes provide lower-cost housing opportunities. Preserving and developing safe mobile home parks is a
viable part of the affordable
housing inventory. However,
The city should consider adding language about the targeted audience of the Mobile Home Parks, e.g., restrictions on low- and
moderate-income households, as
well as policies to prevent sharp rent
Port Angeles 2025 Comprehensive Plan Appendix – Housing Page B-2
Existing Housing Goals & Policies Equity Assessment Why Notes
there is a risk of increased rental costs due to rising land values, which may price mobile homes out of the market or make rent
unaffordable.
increases and/or a variety of mobile home parks' land ownership (housing trust, non-profit, etc.).
Policy P-
6A.04
Plan for sufficient
urban services to support future housing in a variety of allowable densities.
N/A Keep the policy.
Policy P-
6A.05
Allow accessory
residential units in
single-family
residential zones.
Approaching Accessory residential units
offer lower-cost opportunities
for homeownership and are
particularly suitable for intergenerational families. While flexible zoning that allows ADUs can increase housing supply, it may not increase opportunities for
households of color in
historically exclusive
neighborhoods.
Along with allowing ADUs in single-
family residential zones, review the
additional infill development
opportunities in other residential zones, and ensure the regulations incentivize and support them.
Policy P-6A.06 Promote acceptance of low- and moderate-income housing.
Approaching The City experiences a shortage of housing for low-income households. This policy should accelerate the development of housing for these demographics.
As written, the policy is relatively vague. The City should specify the approach for promoting acceptance of low- and moderate-income housing.
Policy P-
6A.07
Consider the
impact of impact
fees on housing
affordability before establishing them.
Approaching While it is fair to consider fee
impacts on residential
development and leverage
those that significantly slow housing production, they may affect housing affordability differently across various affordability levels.
The City should consider applying
fees after assessing them concerning
the different housing affordability
levels. Impact fees should be lowered or reduced for smaller/less impactful housing types such as ADUs and duplexes to promote housing affordable to a broader range of incomes
Policy P-
6A.08
In accordance
with RCW
59.18.440 and
.450, require State and Federal publicly assisted housing under current contracts that demolish,
N/A Keep the policy.
Port Angeles 2025 Comprehensive Plan Appendix – Housing Page B-3
Existing Housing Goals & Policies Equity Assessment Why Notes
substantially rehabilitate, change the use of residential property, or
remove use
restrictions,
developments to provide relocation assistance to those tenants displaced as provided for in
sections 49 and
50 of the Growth
Management Act.
Policy P-6A.09 Work with the County to increase densities in some areas of the sparsely developed
southwestern UGA
along Lauridsen
Boulevard from low density to medium density, consistent with the recently developed airport
safety zones, and
FAA use
recommendations.
N/A
Policy P-6A.10 Investigate the appropriate siting of additional land to be designated as medium- and high-density.
Approaching Upzoning can be a useful tool for providing more housing opportunities. However, the upzoning may not incentivize housing construction on its own without additional
incentives and adequate
infrastructure provision.
The City should consider socio-economic characteristics while investigating the appropriate siting of additional land for medium and high density to prevent unbalanced zoning (e.g., concentration of high-
density zoning in low-income
neighborhoods) in underserved
communities and communities of color.
Policy P-6A.11 Provide an appropriate balance between attainable market-rate housing and
affordable
housing and
Challenging Increasing the diversity of housing (market-rate and affordable) in residential areas can help create more heterogeneous communities
and potentially reduce social
and economic inequality.
The City should increase the specificity of this policy to make it clear that this is intended to help residents improve their neighborhoods and will benefit
everyone in the long run, rather than
preserve the status quo.
Port Angeles 2025 Comprehensive Plan Appendix – Housing Page B-4
Existing Housing Goals & Policies Equity Assessment Why Notes
ensure that affordable housing is provided in a way that contributes to
the physical
appearance and
economic and social health of the neighborhoods and the City.
However, the contribution to physical appearance and the improvement of economic and social health in some neighborhoods may become
controversial (e.g., high-
income, single-family areas).
Policy P-6A.12 Encourage the use of Green Building
techniques for
new
developments and support Green Built certification for new developments.
N/A Keep the policy.
Policy P-
6A.13
Encourage the use
of Low Impact
Development
stormwater management techniques (such as vegetated roofs, permeable pavement, rainwater
harvesting, and
bio-retention) for
all new developments.
Challenging While LID increases
community environmental
resilience and sustainability, it
may impose an additional burden on renters and drive-up housing costs if no incentive program (density bonus, etc.) supports LID implementation.
The City should clarify whether all
buildings are required to have these
features or whether there will be an
incentive offering height or density bonuses for implementing LID infrastructure. If the former is right, the policy is challenging; if the latter does not apply to RDI.
Policy P-6A.14 Allow for mixed-use opportunities in neighborhoods, including
commercial
development and
a mix of housing
densities.
Approaching Providing mixed-use land use and a mix of housing density may enhance housing opportunities and help those
previously shut out of high-
opportunity areas due to
housing costs or other
policies. Increasing the density in residential areas could potentially help increase homeownership opportunities and reduce the cost burden. However, mixed-use
development does not
The City should reconsider the application of the policy in different neighborhoods and make sure that it will not exacerbate gentrification and
the displacement of low-income
residents and communities of color.
In addition, consider applying tools
that encourage housing affordability MFTE, etc.
Port Angeles 2025 Comprehensive Plan Appendix – Housing Page B-5
Existing Housing Goals & Policies Equity Assessment Why Notes
necessarily provide housing affordability.
Policy P-6A.15 Identify opportunities for housing
revitalization in
targeted areas,
including the downtown core.
Approaching Increasing opportunities for housing in office and commercial areas with
underutilized square footage
and land (such as the
downtown core) may help improve housing affordability by expanding the housing supply.
The policy does not address the needs of socially and economically vulnerable communities, which are
concentrated in the downtown core
area, as identified in the RDI report.
The City should amend the policy to prevent displacement in these areas.
Policy P-6A.16 Promote and increase the number of
downtown
residential living
units.
Approaching While the increase in the number of housing units in downtown will help achieve
overall housing unit targets,
as written, the policy does not
ensure the affordability of new units.
The City should identify the type of housing units and, more importantly, the income level of the new housing
units in downtown that will be
targeted. The City should ensure that
the new units align with the existing community's needs.
Policy P-6A.17 Develop strategies to combat homelessness and housing insecurity amongst
residents.
Approaching Overall, the policy encourages decreasing current homelessness and preventing housing insecurity.
As written, the policy language is relatively vague. The City should consider specifying the type of strategies and policies that will address the homelessness crisis and
the increasing number of unsheltered
persons in the City.
Policy P-
6A.18
Develop and
implement tools to support a range of housing types, including affordable housing options.
Approaching Overall, the policy encourages
a variety of housing and the attainability of housing opportunities.
As written, the policy language is
relatively vague. The City should consider specifying the particular affordable housing needs since the shortage in different housing affordability levels varies as was identified in RDI. More specifically,
there is a significant shortage in
extremely low-income housing
supply.
Goal G-6B: To participate with Clallam County and other entities in programs to increase the availability and affordability of public assisted housing and rental
units as well as other affordable
housing opportunities.
Approaching Collaborating and coordinating with the County and other entities and participating in various housing programs are essential actions for
addressing the housing crisis.
However, while this policy
could potentially increase housing options for households of color and low-income households, it does not directly address racial and economic disparities.
The City should consider adding language about equitable housing opportunities for different income levels and racial/ethnic groups that have experienced inequities due to previous unfair housing policies
and/or disinvestments in particular
neighborhoods.
Port Angeles 2025 Comprehensive Plan Appendix – Housing Page B-6
Existing Housing Goals & Policies Equity Assessment Why Notes
Policy P-6B.01 Participate in a county-wide housing task force comprised of representatives
from government,
financial
institutions, business, construction, real estate, non-profit housing entities, and other citizens
interested in
housing issues. A
major goal of the task force should be coordinating efforts to provide affordable housing,
encouraging rapid
review of low- and
moderate-income housing projects throughout the County, and promoting public education and
awareness
regarding the
need for and nature of affordable housing.
Supportive Participating in the housing task force, including coordinating efforts on housing projects specifically targeting low- and moderate-
income households, can
accelerate affordable housing
production and allow residents to choose housing they can afford. Renters, who are primarily BIPOC in the community based on housing analysis, can benefit from this
policy. Public engagement
and education will contribute
to broader community awareness of housing needs in the City and the nature of housing affordability.
The City should connect with households of color to better understand their specific needs to provide affordable housing.
Policy P-6B.02 Cooperate with the county-wide housing task force
and other
agencies in
assembling packages of publicly owned land, which could be used for low and moderate-
income housing
and for shelter or
transitional housing.
Supportive Designation of publicly owned land for low and moderate-income housing and
shelter/transitional housing
may contribute to the housing
supply for these targeted groups. The City should also apply policies and programs to promote the construction of housing in these lands, along with the land use
designation.
While allocating public land for housing will preserve opportunities for low and moderate-income
shelters and transitional housing, this
may not target local households of
color.
Port Angeles 2025 Comprehensive Plan Appendix – Housing Page B-7
Existing Housing Goals & Policies Equity Assessment Why Notes
Policy P-6B.03 Cooperate with the County to promote innovative housing
techniques and
explore creative
regulatory programs for the purpose of creating and preserving existing affordable
housing
opportunities.
Supportive Public cooperation and finding innovative solutions to preserve existing affordable housing inventory will allow residents to stay in housing
they can afford. Renters, who
are primarily BIPOC in the
community based on the housing analysis, can benefit from this policy.
Policy P-
6B.04
Invite the
Peninsula Housing Authority to participate in a variety of affordable housing
opportunities and
seek
representation on the Peninsula Housing Authority and non-profit housing organizations.
Approaching Supporting non-profit
organizations that construct and manage affordable housing is crucial for attracting new affordable housing development. However, while some of these
organizations specifically
serve local households of
color, this is not true of all nonprofit affordable housing providers.
The City should ensure that, as it
builds these relationships, it does not overlook local, specialized organizations with racial equity and environmental justice goals.
Policy P-
6B.05
Provide adequate
low- and
moderate-income
housing opportunities within the Port Angeles Planning Area.
Approaching The RDI found disparities in
housing tenure and cost
burden between racial and
ethnic groups in Port Angeles. Promoting adequate and equitable housing opportunities for low- and moderate-income households should help ensure that these
disparities do not result in
displacement.
As written, the policy is relatively
vague, as it does not specify the
exact methods and tools to
encourage the provision of low- and moderate-income housing opportunities. The policy should also address the particular needs of communities of color.
Policy P-
6B.06
Support
affordable housing by developing utility cost savings programs and the provision of
transitional and
Supportive Utility costs increase the
housing cost burden on low-income households. Utility cost savings programs can help alleviate the cost burden of housing. The provision of transitional and temporary
housing for the homeless
The City may consider splitting the
policy into two, since the utility costs regulation and the provision of transitional and temporary housing for unhoused persons and displaced families require the development of different policy tools.
Port Angeles 2025 Comprehensive Plan Appendix – Housing Page B-8
Existing Housing Goals & Policies Equity Assessment Why Notes
temporary housing for the homeless and/or displaced families.
and/or displaced families will mitigate the housing crisis.
Policy P-
6B.07
"Designate
specific medium
and high-density
zones where increased
Approaching Incentives for building heights
can help provide more
housing opportunities.
However, it does not necessarily increase housing options for residents with low incomes and communities of color.
The City should consider further
detailing the policy by including the
affordability criteria in the increased
building height limitations (e.g., allowing increased building height while elevating the minimum share of affordable housing units in the building).
Goal G-6C: To use the 2019 Housing Action Plan as a guide
and implementation tool for
future City actions in support of
providing available State supported financing options, municipal code revisions that promote innovative housing products and designs, incentive zoning, and
renovation/rehabilitation of
existing of the City’s housing
stock.
N/A
Policy P-6C.01 Encourage innovative housing development based on Port Angeles’
forecasted
demographic
changes.
Approaching Leveraging housing development aligned with forecast demographic changes is a valuable practice to encourage housing that corresponds to community
demographics.
As written, the policy is relatively vague. The City should consider leveraging innovation toward the racial and income disparities identified in the RDI report for Port Angeles to prevent an increase in the
inequality gap.
Policy P-6C.02 Designate timelines for planning actions that adequately address housing needs within the
City and
unincorporated
UGA.
Supportive The timeline is an essential consideration for corresponding to current and future community housing needs.
Policy P-6C.03 Promote housing renovation and rehabilitation.
Supportive Housing renovation and rehabilitation may help to preserve existing affordable housing opportunities and allow residents to stay in housing they can afford.
As written, the policy is relatively broad, and the language is vague. The City should consider revising and tightening the policy to ensure it targets the most vulnerable areas (e.g., neighborhoods with old
Port Angeles 2025 Comprehensive Plan Appendix – Housing Page B-9
Existing Housing Goals & Policies Equity Assessment Why Notes
However, as written, the policy can exacerbate the housing cost burden for low-income households.
housing stock, low-income, and communities with a high share of BIPOC households) and implement a program that prevents putting the renovation costs burden entirely on
renters and/or low-income owners.
Policy P-
6C.04
Incentivize the
provision of non-cash density offsets to assist in the development of affordable housing options.
Approaching Incentives to increase
affordable housing supply will help create more opportunities for residents with lower incomes. However, the location of where these incentives will be available will impact its ability to address
housing affordability and
racial disparities more directly.
The City should target these
incentives in high-opportunity areas connected to services and transit, where there has not previously been significant investment in affordable housing.
Policy P-6C.05 Encourage the partnership and coordination of the City of Port Angeles, Clallam County, Peninsula
Housing
Authority, Lower
Elwha Klallam Tribe, other local public agencies, and North Peninsula Builders Association to continue focusing
on solving issues
with the
developed and provision of attainable housing on the North Olympic Peninsula.
N/A Keep the policy.
Policy P-
6C.06
Encourage the
issuance of annual
and periodic
updates to the Housing Action Plan.
N/A Keep the policy.
Policy P-6C.07 Develop measurable standards to
assess the
N/A Keep the policy.
Port Angeles 2025 Comprehensive Plan Appendix – Housing Page B-10
Existing Housing Goals & Policies Equity Assessment Why Notes
progress and implementation of the core recommendations of the Housing
Action Plan.
Policy P-
6C.08
Encourage high-
density infill, affordable housing, and mixed-use development to increase the housing stock and
increase
walkability.
Approaching Providing new, high-density
infill, affordable housing, and mixed-use development will help to increase housing stock and also increase opportunities for those previously shut out of high-opportunity areas due to
housing costs or other
policies. Increasing the density
in residential areas could potentially help increase homeownership opportunities and reduce the cost burden.
The City should reconsider the
application of the policy in different neighborhoods and make sure that it will not exacerbate gentrification and the displacement of low-income residents and communities of color.
Policy P-6C.09 Decrease or remove parking
minimums to
allow higher
occupancy land use.
Approaching Parking limits impact housing costs due to the high parking
construction and consecutive
rent costs. Parking also may
occupy the land that might have been used for the construction of additional housing units.
The City should amend the policy to ensure that the decrease in parking
minimums is applied across a broad
range of neighborhoods, so that land
capacity for housing development is not concentrated in a single type of neighborhood (e.g., non-single family).
Port Angeles 2025 Comprehensive Plan Appendix – Housing Page B-11
B-3: Adequate Provisions Analysis
RCW 36.70A.070(2)(d) requires jurisdictions planning under the GMA to include in their comprehensive
plan a housing element that makes adequate provisions for existing and projected needs of all economic
segments of the community, including:
i. Incorporating consideration for low, very low, extremely low, and moderate-income households;
ii. Documenting programs and actions needed to achieve housing availability, including gaps in local
funding, barriers such as development regulations, and other limitations;
iii. Consideration of housing locations in relation to employment location; and
iv. Consideration of the role of accessory dwelling units in meeting housing needs.”
This section begins with Commerce’s Adequate Provisions checklists, which document potential barriers to
housing production, and continues with an analysis of Port Angeles’ existing subsidized housing inventory,
a gap analysis of potential funding levels needed to develop the quantity of affordable units needed to
meet housing targets, and a list of potential sources of funding for those subsidized units over the
planning horizon.
Barrier Review Checklists
In their August 2024 Guidance for Updating Your Housing Element (also known as “Book 2”), the
Department of Commerce developed checklists for jurisdictions to evaluate regulatory, procedural,
financial, and land constraints to affordable housing development. These checklists for moderate-density
housing, low- and mid-rise housing, PSH and emergency housing, and ADUs follow:
Table B-12: Moderate Density housing barrier review checklist (R7 and RMD)
Barrier
Is this barrier likely to
affect housing
production? (yes or no) Why or why not? Provide evidence.
Actions needed
to address the
barrier.
DEVELOPMENT
REGULATIONS
Unclear development
regulations
No. The R7 and RMD code lists the allowed,
accessory, and conditional uses. These zones display a clear area, dimensional, and density requirement table, along with links to other relevant standards.
Prohibiting some moderate-density housing types, such as:
• Duplexes
• Triplexes
• Four/five/six-plexes
• Townhomes
• Cottage housing
• Live-work units
• Manufactured
home parks
No. The R7 and RMD lots allow for all listed housing types.
Port Angeles 2025 Comprehensive Plan Appendix – Housing Page B-12
Barrier
Is this barrier likely to affect housing production? (yes or no) Why or why not? Provide evidence.
Actions needed to address the barrier.
High minimum lot sizes No. The minimum lot size in R7 is 5,000 sq. ft. or 3,500 sq. ft for alley access lots. RMD's minimum lot size is 3,500 sq. ft.
Low maximum densities or
low maximum FAR
No. R7 has a maximum net density of 1 unit
per 1,750 sq ft. RMD has a minimum net
density of 8 units/ acre with no maximum density.
Low maximum building heights Yes. R7 had a max. The building height is 30 ft. RMD has a maximum height of 35 ft. with no height bonuses.
The City of Port Angeles will undergo a rezoning in 2026. This will include
evaluating
building height.
Large setback requirements No. R7 and RMD have a 5 ft side setback, a
15 ft rear setback, and front setbacks between 10 and 20 ft, depending on the home's configuration. Both R7 and RMD have less stringent setbacks for ADUs.
High off-street parking requirements No. Off-street parking is dependent on room size. There are parking reduction tools if you are close to transit, building
affordable housing, or cooperative
parking lots.
High impervious coverage
limits (site coverage)
Yes. R7 has a maximum site coverage of 65%,
and RMD is 75%, which allows for open and green space in our community.
The City could
explore increasing the maximum site coverage in the 2026 rezone.
Lack of alignment between building codes and
development codes
No. There is no alignment issue between the building and development codes. The
City regularly attends the builder's
roundtable to evaluate existing policies.
Other (for example:
complex design standards, tree retention regulations, historic preservation requirements)
No. The City of Port Angeles does not have
historic preservation requirements. Tree regulations can be negated with the fee-in-lieu for frontage improvements.
The City will
explore simplifying the design standards in 2026 and 2027.
PROCESS OBSTACLES
Conditional use permit
process
No. The Port Angeles Municipal code allows
for four units and two ADUs on a
Port Angeles 2025 Comprehensive Plan Appendix – Housing Page B-13
Barrier
Is this barrier likely to affect housing production? (yes or no) Why or why not? Provide evidence.
Actions needed to address the barrier.
standard 7,000 sq. ft. city lot without a CUP.
Design review No. City staff frequently collaborate with developers to understand the design
review criteria during preapplication
meetings.
Lack of clear and accessible
information about the process and fees
No. The City of Port Angeles has adopted
the standards of SB 5290, which outlines all permitting processes. The master fee schedule is accessible online and in person.
Permit fees, impact fees, and utility connection fees No. The City of Port Angeles has no impact fees, and it has a fee waiver program that waives permitting and development
review fees for ADUs, middle housing,
and multifamily housing.
Processing times and
staffing challenges
No. There are no staffing challenges, and
processing times are standardized following the implementation of SB 5290.
SEPA process No. SEPA review is required throughout WA - there is no indication that it is more onerous in Port Angeles than elsewhere.
Most SFR and Middle Housing projects in
these zones are exempt from SEPA.
LIMITED LAND
AVAILABILITY AND ENVIRONMENTAL CONSTRAINTS
Lack of large parcels for infill development No. There are significant opportunities for infill and multifamily housing. However, some of these parcels lack access to utilities.
The City has a grant fund for off-site infrastructure
improvements.
Environmental constraints No. The City of Port Angeles has natural land
barriers, including shoreline
management and environmentally sensitive areas, surrounding the five streams in Port Angeles. Nevertheless, the LCA indicates that the City has sufficient zoned capacity to accommodate the projected population,
housing, and employment, particularly in
the critical areas of the City.
Port Angeles 2025 Comprehensive Plan Appendix – Housing Page B-14
Table B-13: Low-Rise or Mid-Rise housing barrier review checklist (RHD and Commercial)
Barrier
Is this barrier likely to affect housing production? (yes or no) Why or why not? Provide evidence.
Actions needed to address the barrier.
DEVELOPMENT REGULATIONS
Unclear development
regulations
No. There are no unclear development
regulations in the RHD and commercial
zones.
High minimum lot sizes No. There is no minimum lot size for RHD,
CBD, CA, or CSD. The CN zone has a minimum lot size of 5,000 square feet, and the CO has a minimum lot size of 3,000 square feet.
Low maximum densities or low maximum FAR No The RHD minimum net density is 10 units/acre. Neither RHD nor the
commercial zones have a maximum
density requirement.
Low maximum building
heights
No. The maximum building height for RHD is
45 feet, and the commercial zones have height restrictions between 40 and 75 feet, with additional height bonuses.
Large setback requirements No. Most setbacks within the commercial zones are zero feet for the front, side, and rear setback. The RHD has a front setback between 15 and 20 feet, a side
setback of 5 feet, and a rear setback of
15 feet.
High off-street parking
requirements
No. Off-street parking is dependent on room
size. There are parking reduction tools if you are close to transit, building affordable housing, or cooperative parking lots.
High impervious coverage limits No. The maximum site coverage percentage in RHD is 75% and between 75% and
80% for commercial zones.
Lack of alignment between
building and development
codes
No. There is no lack of alignment between
the building and development codes.
The City regularly attends the builder's roundtable to evaluate existing policies.
Other (for example: ground floor retail requirements, open space requirements, complex design standards, tree retention regulations,
historic preservation
requirements)
No Ground-floor retail is allowed. There are no historic preservation requirements. Tree regulations can be negated with the fee-in-lieu for frontage improvements. The design and open space standards
do not significantly impact feasibility.
Port Angeles 2025 Comprehensive Plan Appendix – Housing Page B-15
PROCESS OBSTACLES
Conditional use permit process No Low and mid-rise buildings are allowed in RHD and commercial zones.
Design review No City staff frequently collaborate with
developers to understand the design
review criteria during preapplication
meetings.
Lack of clear and accessible information about the process and fees
No The City of Port Angeles has adopted the standards of SB 5290, which outlines all permitting processes. The master fee schedule is accessible online and in person.
Permit fees, impact fees,
and utility connection fees
No The City of Port Angeles has no impact
fees, and the City has a fee waiver
program to waive permitting and
development review fees for ADUs, middle housing, and multifamily housing.
Process times and staffing challenges No There are no staffing challenges, and processing times are standardized following the implementation of SB 5290.
SEPA process No SEPA review is required throughout WA - there is no indication that it is more
onerous in Port Angeles than elsewhere.
Most SFR and Middle Housing projects in
these zones are exempt from SEPA.
LIMITED LAND AVAILABILITY AND ENVIRONMENTAL CONSTRAINTS
Lack of large parcels for infill development No There are significant opportunities for infill and multifamily housing. However,
some of these parcels lack access to
utilities.
The City has a grant fund for
off-site
infrastructure
improvements.
Environmental constraints No The City of Port Angeles has natural land barriers, including shoreline management and environmentally sensitive areas, surrounding the five streams in Port Angeles. Nevertheless, the LCA indicates that the City has
sufficient zoned capacity to
accommodate the projected population,
housing, and employment, particularly in the critical areas of the City.
Port Angeles 2025 Comprehensive Plan Appendix – Housing Page B-16
Table B-14: Supplementary barrier review checklist for PSH and emergency housing
Barrier
Is this barrier likely to affect housing production? (yes or no) Why or why not? Provide evidence.
Actions needed to address the obstacles.
DEVELOPMENT REGULATIONS
Spacing requirements (for
example, minimum
distance from parks,
schools, or other emergency/PSH housing facilities)
No There are no spacing requirements for
PSH and emergency housing
Parking requirements No There are parking reduction tools for affordable housing
On-site recreation and open space requirements No There is a requirement for open space, but it does not significantly impact
feasibility.
Restrictions on support
spaces, such as office
space, within a transitional or PSH building in a residential zone
No Public Housing Authority Offices are
allowed in residential zones as a
conditional use.
Arbitrary limits on the number of occupants (in conflict with RCW 35A.21.314)
No The only limit to the number of occupants is in the building and fire code.
Requirements for PSH or
emergency housing that
are different than the
requirements imposed on housing developments generally (in conflict with RCW 36.130.020)
No PSH and emergency housing are allowed
in all spaces where hotels are permitted,
and there are exemptions for religious
institutions.
Other restrictions specific to emergency shelters,
emergency housing,
transitional housing, and
permanent supportive
housing
No The City has a director's determination that explains the process of temporary
and transitional housing units and
shelters.
Port Angeles 2025 Comprehensive Plan Appendix – Housing Page B-17
Table B-15: Accessory dwelling unit barrier review checklist
Barrier
Is this barrier likely to affect housing production? (yes or no) Why or why not? Provide evidence.
Actions needed to address the obstacles.
DEVELOPMENT REGULATIONS
• Consistent with HB
1337 (2023)
• Must allow two
ADUs on each lot in
urban growth
areas;
• May not require the
owner to occupy
the property, and
may not prohibit
sale as
independent units,
but may restrict the
use of ADUs as
short-term rentals;
• Must allow an ADU
of at least 1,000
square feet;
• Must set parking
requirements
based on distance
from transit and lot
size;
• May not charge
more than 50% of
the impact fees
charged for the
principal unit;
• Must permit ADUs
in structures
detached from the
principal unit;
• May not restrict
roof heights of
ADUs to less than
24 feet, unless that
limitation applies
to the principal
unit;
• May not impose
setback
requirements, yard
coverage limits,
tree retention
mandates,
restrictions on
entry door
locations, aesthetic
requirements, or
requirements for
design review for
ADUs that are more
restrictive than
those for principal
units;
No Two ADUs are allowed on all City of Port
Angeles lots. There is no owner
occupancy restriction. ADUs can be up
to 1,000 sq. ft. or half of the primary structure, whichever is larger. ADUs do not affect parking requirements because they do not contribute to density. The City does not have impact fees and waives review/permitting fees for all
ADUs. ADUs can be up to 30 feet.
Detached ADUs have a separate and less
stringent setback requirement from the principal unit.
Port Angeles 2025 Comprehensive Plan Appendix – Housing Page B-18
• Must allow an ADU
on any lot that
meets the
minimum lot size
required for the
principal unit;
• Must allow
detached ADUs to
be sited at a lot line
if the lot line abuts
a public alley,
unless the city or
county routinely
plows snow on the
public alley;
• Must allow
conversions from
existing structures,
even if they violate
current code
requirements for
setbacks or lot
coverage; and
• May not require
public street
improvements as a
condition of
permitting ADUs.
Unclear development regulations No Development regulations are clearly stated in the Port Angeles Municipal Code.
Large setback requirements No Attached ADUs are subject to the same
setbacks as principal units. Detached
ADUs have less stringent setback
requirements.
Off-street parking requirements No There are no additional parking requirements for ADUs
Other (for example: burdensome design standards, tree retention regulations, historic preservation requirements,
open space requirements,
etc.)
No The design standards for ADUs are limited and speak towards the size and placement of the unit.
PROCESS OBSTACLES
Lack of clear and accessible
information about the
process and fees
No The City of Port Angeles has adopted
the standards of SB 5290, which outlines
all permitting processes. The master fee
schedule is accessible online and in person.
Permit fees, impact fees, and utility connection fees No The City of Port Angeles has no impact fees, and the City has a fee waiver program to waive permitting and
Port Angeles 2025 Comprehensive Plan Appendix – Housing Page B-19
that are not proportionate to the impact development review fees for ADUs, middle housing, and multifamily housing.
Processing times and staffing challenges No There are no staffing challenges, and processing times are standardized
following the implementation of SB
5290.
Table B-16: Checklist for local option tools for addressing affordable housing funding gaps
Local option tools for addressing
affordable housing funding gaps*
Implementation
status Plans for implementation
Housing and related services sales tax (RCW 82.14.530) Implemented The COPA has a 1/10th of 1% sales tax that goes towards affordable housing and a housing administrator staff position.
Affordable housing property tax levy (RCW 84.52.105) N/A
REET 2 (RCW 82.46.035) – GMA jurisdictions only and only available
through 2025
N/A Clallam County has a REET fund.
Affordable Housing Sales Tax Credit
(RCW 82.14.540) – was only available to
jurisdictions through July 2020
N/A
Lodging Tax (RCW 67.28.150 and RCW 67.28.160) to repay general obligation bonds or revenue bonds
N/A
Mental Illness and Drug Dependency Tax (RCW 82.14.460) – jurisdictions with a population over 30,000
N/A
Donating surplus public lands for
affordable housing projects (RCW 39.33.015)
Researching The City of Port Angeles is exploring a community
opportunity to purchase a model for City-owned surplus land.
Impact fee waivers for affordable housing projects (RCW 82.02.060) N/A The City of Port Angeles does not have impact fees.
Application fee waivers or other benefits for affordable housing projects (RCW 36.70A.540)
Implemented The City of Port Angeles has a fee waiver program for the following housing types: Accessory Dwelling Units (ADUs)
• Duplexes
• Triplexes
• Fourplexes
• Cottage Housing
• Caretaker Units
• Apartment Complexes
• Townhomes
• Multifamily Housing
• Group Homes
• Permanent Supportive Housing
Port Angeles 2025 Comprehensive Plan Appendix – Housing Page B-20
• Transitional Housing
• Emergency Housing
• Adult Family Homes
• Single-family homes constructed through a recognized non-profit, local, state, or federal
low-income homeownership program
Multifamily Tax Exemption (MFTE) with affordable housing requirement (RCW 84.14)
Implemented The City of Port Angeles has an 8- and 12-year MFTE program in which 25% of units must be offered at or below 80% AMI.
General funds (including levy lid lifts to increase funds available) N/A
* Some tools may be unavailable for specific jurisdictions. For example, only GMA jurisdictions can use REET 2, or the surrounding
county may have already implemented the housing and related services sales tax. See MRSC’s summary of Affordable Housing Funding Sources for more details and the Association of Washington Cities (AWC)/MRSC booklet on Homelessness & Housing Toolkit for Cities (2022).
Port Angeles 2025 Comprehensive Plan Appendix – Housing Page B-21
Emergency Housing Land Capacity Analysis
RCW 36.70A.070(2)(c) requires that, in addition to land capacity for permanent housing, jurisdictions also
show sufficient land capacity for their allocations of emergency housing as part of their comprehensive
plan updates. This section outlines the methodology and results of this analysis, which is based on the
Emergency Housing Land Capacity Analysis Option B (assumed density method) as outlined on pp. 44-48
of the WA Department of Commerce’s “Guidance for Updating Your Housing Element” (August 2024).
Per PAMC 17.20.020, Port Angeles allows “Emergency Housing,” “Emergency Shelter,” and “Transitional
Housing” as permitted uses in the CBD and CA zones and as conditional uses in the CSD, CN and CO
zones. These are the same zones where hotels are allowed, satisfying the requirement in RCW 35.21.683
that emergency housing be allowed in all zones where hotels are allowed.
Per Commerce guidance, this analysis considers parcels in these zones which were classified as “Vacant,”
“Partially-Used,” or “Redevelopable” in the city’s land capacity analysis for permanent housing. Port
Angeles does not have any intensity or spacing requirements for emergency housing which would limit the
number of these potential parcels that could be used. Port Angeles also does not have any emergency
housing development in the pipeline. Under current zoning, the total net area in these zones available for
emergency housing is 58.8 acres.
This acreage is then multiplied by a density assumption for potential emergency shelters, measured in
beds per acre. The density assumption is based on a combination of prototypes drawn from the
Commerce guidebook which most closely match staff expectations for the types of potential emergency
housing that could be developed in Port Angeles under current zoning. Details and densities on the
prototypes used and the percentage of each prototype used in generating the average density
assumption of 39 beds per acre are shown below.
Table B-17: Density Prototypes for Port Angeles Emergency Shelter Land Capacity Analysis
Name Location Zoning Details Beds Acres Density
(beds/acre)
Percentage
Tri-City Union
Gospel
Mission
Pasco Light
Industrial
1 story, parking,
open space
162 6.30 25 10%
Serenity of
House of
Port
Angeles
Residential
Moderate
Density
Clustered 2 story
buildings, parking,
open space
70 1.89 37 75%
Port Angeles 2025 Comprehensive Plan Appendix – Housing Page B-22
Clallam
County
North King
County
Enhanced
Shelter
Shoreline Mixed
Business
1 story former
nursing home,
parking, open space
60 2.66 23 15%
Average Density
for LCA:
34 100%
Source: WA Department of Commerce, City of Port Angeles, Leland Consulting Group
Applying this density assumption to the available acreage by zone results in a capacity for 1,614 beds on
vacant and redevelopable parcels in zones where emergency housing is allowed in Port Angeles, as
broken down below in Error! Reference source not found..
Table B-18: Emergency Shelter Capacity by Zone in Port Angeles, 2020-2045
Zone Net
Acres
Beds /
Acre
Emergency Shelter
Bed Capacity
CBD 2.2 34 74
CA 21.3 34 718
CSD 17.9 34 603
CN 4.1 34 138
CO 2.4 34 81
Total 47.9
1,614
Source: WA Department of Commerce, City of Port Angeles, Leland Consulting Group
Port Angeles’s target for emergency housing as established by Clallam County is 200 beds. Therefore, the
city has a surplus capacity of 1,414 shelter beds for the 2020-2044 planning period, as shown below in
Error! Reference source not found.. Note that in the two zones where emergency housing is allowed by
right (CBD and CA), there is capacity for 792 beds, a surplus of 592 beds above the target. This shows that
the city has sufficient capacity for emergency housing even without the potentially more challenging
process of developing in zones which require a conditional use permit.
Note that the Department of Commerce’s “Guidance for Updating your Housing Element” explicitly states
on p. 46 that “when completing an emergency housing LCA, land included in the general residential land
capacity analysis may also be counted as land for the emergency housing LCA.” However, for the sake of
transparency and to enable comparison between the analyses, as shown in the table below, this analysis
shows that Port Angeles would need 5.9 acres among all the zones shown above to accommodate its
emergency housing target.
Port Angeles 2025 Comprehensive Plan Appendix – Housing Page B-23
Table B-19: Emergency Shelter Capacity and Target in Port Angeles, 2020-2044
Total
Emergency
Shelter
Need (Beds)
Total Emergency
Shelter Capacity
(Beds)
Surplus/
Deficit
Acreage
Needed
to meet
target
200 1,614 1,414 5.9
Source: Clallam County, WA Department of Commerce, City of Port Angeles, Leland Consulting Group
Overall, this analysis shows that Port Angeles has sufficient land capacity under current zoning to meet its
target for Emergency Housing. Note that this Emergency Housing LCA was calculated using existing
zoning in Port Angeles. Additional capacity generated by proposed land use changes needed to meet
capacity requirements for permanent housing, as detailed in the city’s Land Capacity Analysis, will further
increase capacity for Emergency Housing as well.
Port Angeles 2025 Comprehensive Plan Appendix – Housing Page B-24
Subsidized Housing Inventory
Port Angeles has a variety of existing affordable housing units serving low- and extremely low-income
households in the city, including units developed and administered by the Peninsula Housing Authority
and other entities using the Low-Income Housing Tax Credit (LIHTC), Section 515 Rural Rental Housing
Program, and other funding sources. These units are detailed in the “Special Housing Inventory” section of
the Housing Needs Assessment, found in the Appendix B-1: Housing Needs Assessment
Port Angeles 2025 Comprehensive Plan Appendix – Housing Page B-1
Affordable Housing Funding Gap
In addition to the qualitative “Adequate Provisions” checklists, the Department of Commerce suggests
analyzing the funding gap required to provide the quantity of subsidized housing needed to meet the
jurisdiction’s targets at lower income bands.
This analysis begins with reviewing the production of subsidized housing units built in recent history, drawn
from the Housing Needs Assessment and shown in the tables below. From 2010 to 2025, approximately 24
subsidized units were constructed or acquired/converted each year in Port Angeles. Given a continuation
of this rate of production, this would equate to 480 additional subsidized units over the 2025-2045
planning horizon. Based on Port Angeles’s housing targets, including 1,809 subsidized units for households
earning 0-80% AMI, a gap of 1,329 units would be needed to meet the target. Given Commerce’s
estimation of $359,266 (as of 2023) needed to construct a subsidized unit in Clallam County, this would
equate to a need for $477.5 million in additional subsidized housing funding over 20 years, or $23.9
million per year (not adjusted for inflation). These figures do not account for ongoing subsidies and
operational costs.
Table B-20: Existing Subsidized Housing Units
Property Program Total
Units
Income
Limits Owner Year Placed
in Service
Year Originally
Constructed
Wildwood
Terrace USDA RHS515 56 50% PHA 2007
(Acq/rehab) 1977
Public Plaza
(4 buildings
scattered
site)
Low Income Housing
Tax Credit (LIHTC) 218 60% LIHTC
Partnership -
PHA and RBC
2021
(Acq/rehab) 1920/1969/1972/1980
Sea Ridge Low Income Housing
Tax Credit (LIHTC) 63 30%,
40% and
60%
LIHTC
Partnership -
PHA and NEF
2018 (new
construction) 2018
Mt. Angeles
View Family
(NEW)
General low-income
housing/PBS8 67 80% PHA 2022
(Conversion) 1942/1952/1970
Eklund
Heights HOME 13 50%
(HOME
LIMITS)
PHA 2013 (new
construction) 2013
Maloney
Heights Subsidized by
Project-Based
Vouchers through
PHA
28 30% Serenity House
and PHA Over ten years
ago Over ten years ago
Evergreen
Family
Village
section 8 voucher,
CBRA Salish
Behavioral Health
voucher, subsidized
by Clallam Families
Rapid Re-housing
16 30% Serenity House Over ten years
ago Over ten years ago
Dawn
Court 26 Peninsula
Behavioral
Health
Port Angeles 2025 Comprehensive Plan Appendix – Housing Page B-2
Property Program Total Units Income Limits Owner Year Placed in Service Year Originally Constructed
The
Outpost VASH Project-Based 4 30% Sarge's Veterans
Place (PHA is
the
management
agent)
2013
(Acq/Rehab) 2013
Table B-21: Planned Future Subsidized Housing Units
Property Program Total Units Income Limits Owner Year Placed in Service Year Originally Constructed
Eklund @ Gales General low-income housing
24 60% PHA Currently in funding Phase
2026 Estimated date of Construction start
Mt. Angeles View
Redevelopment
Unknown 141-
200?
unknown,
up to
80%
PHA/LIHTC
partnership
likely
Currently in
early pre-
development
Unknown
Northview
Apartments
General low-
income/PSH
36 unknown Peninsula
Behavioral Health
Finishing
Construction open in summer 2026
2025
Port Angeles 2025 Comprehensive Plan Appendix – Housing Page B-3
Sources of Affordable Housing Funding
The private market is not inclined to provide affordable housing for lower-income households on its own
because of low investment returns and other financial criteria for developers and financial institutions.
Public subsidy is typically needed to make this type of housing economically viable. However, cities and
counties struggle to provide such subsidies to the private market or to build affordable public housing
directly because of the limited funding options available to local governments in Washington state.
Other tools, such as reducing zoning barriers, streamlining permitting, and financial or regulatory
incentives, are typically used. These alternatives in Port Angeles include:
• A building permit fee waiver for affordable, infill, and multifamily housing projects. Since 2023, a
total of 53 housing development projects have utilized a fee waiver, resulting in the construction
of 103 housing units through this program and more than $450,000 in waived fees returned to
developers.
• Predesigned and permit-ready plans for small projects, including accessory dwelling units and
duplexes. Since 2023, 29 projects have used these plans.
• Grants for neighborhood infrastructure in areas with high potential for housing development. The
program has been in place since 2004. Four grants have been provided for a total value of
$115,590
A comprehensive listing of affordable funding options can be found at the Municipal Research Service
Center website. In summary, these options include:
• Currently used by Port Angeles:
o Housing and Related Services Sales Tax (RCW 82.14.530). After voter approval in 2020, this
tool has been collecting funds for affordable housing. As of 2025, four grants have been
awarded, totaling $869,998.
o Multi-Family Tax Exemption (RCW 84.14). Port Angeles has an 8, 12, and 20-year
multifamily tax exemption program, including height bonuses in two commercial zones for
developments that participate. The program has been in place since 2019, and as of 2025,
18 affordable housing units have been built through it.
• Other available options to the City government:
o Affordable Housing Property Tax Levy (RCW 94.52.105)
o Real Estate Excise Tax (RCW 82.46.035)
o Lodging Taxes (RCW 67.28.150-160)
• Other available options to housing developers:
o Washington State Housing Trust Fund
o Community Development Block Grants (federal program)
o Low-Income Housing Tax Credit (federal program)
o Section 8 Housing Choice Vouchers (federal program)
Port Angeles 2025 Comprehensive Plan Appendix – Housing Page B-4
B-4: Housing Stakeholder Interview Summary
Introduction
Leland Consulting Group (LCG) was retained as part of a consultant team led by MAKERS Architecture &
Urban Design to assist in the 2025 update to the City of Port Angeles’ Comprehensive Plan. As part of this
effort, LCG conducted a number of individual and group interviews in September and October 2024 with
Port Angeles community members involved in housing production, affordable housing development and
provision, real estate, and housing advocacy. This memo summarizes key themes and takeaways from
these conversations, which can supplement quantitative data found in the Housing Needs Analysis and
help inform goals and policies in the Housing Element of the Comprehensive Plan.
Interviewees
• Jim Haguewood – Port Angeles Association of Realtors
• Sarah Martinez – Peninsula Housing Authority
• Trupti Thatte-Maupin – U.S. Coast Guard Housing Officer
• Shamber Twedt – Port Angeles Association of Realtors
• John Ralston – Local private developer
• Erik Marks – Local private developer, Port Angeles Wharf
• Amber Dewey – North Peninsula Builders’ Association
Interview Themes and Discussion
Housing Costs and Demand
Stakeholders described how Port Angeles’ housing costs have increased rapidly since the COVID
pandemic, which has spurred a significant population increase in the city. The Association of Realtors now
estimates that an affordable rent or mortgage payment for a household earning 80 percent of the Area
Median Income (AMI) is about $1,200 per month. They also estimate that the typical price for a new 1,500-
square-foot house on a 7,000-square-foot lot is around $500,000, which would require a household
income of $125,000 or more per year to afford. Some stakeholders and their associates in the industry are
building smaller homes, around 1,300-1,400 square feet, which are slightly more affordable, but these are
small-scale builders. Small developers reported strong demand for these houses, with homes selling as
quickly as they could complete them. However, the overall picture is that development is happening at a
relatively small scale in Port Angeles, particularly compared with Sequim, which has seen much larger
subdivisions and more active home developers in recent years.
Interviewees described housing demand from a wide range of income levels and resident types. Some
described an increase in remote workers and retirees from King County who find they can afford larger or
higher-quality homes in Port Angeles. On the other hand, others described strong demand for moderate-
income housing, including apartments, from service industry and industrial employees in the city, as well as
from the Coast Guard. In particular, Coast Guard employees tend to stay for only a few years and so are
primarily in need of rental housing, which has proven challenging to find for many of them. Overall, many
stakeholders expressed concern that Port Angeles’ workforce, particularly younger residents, is being
pushed out of the city by rising housing prices.
Port Angeles 2025 Comprehensive Plan Appendix – Housing Page B-5
Housing Types
There was a variety of opinions among interviewees about preferred housing types. Many agreed that, in
general, the Port Angeles population prefers detached single-family homes with yards, and this is one
reason many are attracted to the region. One noted that Port Angeles residents in general don’t want
huge apartment buildings, but they also don’t want extensive high-end subdivisions, which aren’t
affordable. Some interviewees felt that the city’s recent push towards incentivizing ADUs and middle
housing was misguided, given the prevailing desire for single-family homes. On the other hand, others felt
that cottage clusters or attached townhomes could be a viable product in Port Angeles, particularly for
younger families or couples, assuming they could be built to a price point of $300,000 or less. However, it
was noted that achieving this price point would be tricky given the development market. Finally, some
discussed the demand for apartments among lower- and moderate-income residents, particularly given
the wages of Port Angeles workers.
Regulatory Environment
There were discussions about several levels of regulation and their effect on housing production. Most
interviewees felt that the city’s regulations are not a significant barrier to production. However, permitting
timelines were cited several times as a significant barrier, particularly in the past few years, when the
market has been shifting rapidly, and delays can significantly alter the calculus for construction and labor
costs. The permitting timeline and process are simpler in unincorporated Clallam County, leading to
development there instead. There was some discussion about the city’s recent short-term rental
regulations, with several interviewees feeling that these restrictions may be driving up rents because
landlords are now unable to earn as much from long-term rent as they did previously. Several
stakeholders expressed concerns over statewide legislation that favors tenants as a potential issue driving
small-scale landlords out of the market, and new statewide requirements for updated HVAC, solar, and
other building standards as a factor decreasing the market's feasibility, including in Port Angeles.
Multifamily Housing
One of the main issues discussed in these interviews was the lack of multifamily development in Port
Angeles over the past few decades and the associated barriers to multifamily construction. Three main
reasons for this trend emerged: construction costs, labor capacity, and achievable rents. All three of these
are also tied to Port Angeles’ relatively remote location.
Construction Costs
Several stakeholders discussed high construction costs as a fundamental issue for multifamily feasibility in
the city. A recent project in the eastern UGA saw construction costs of $500 per square foot. One
stakeholder described Port Angeles’ multifamily construction costs as the highest in the entire region.
Some of this is driven by post-COVID trends affecting the real estate industry nationwide, particularly
increases in material costs. Stakeholders agreed that city fee waivers and programs such as MFTE are
useful and helpful for feasibility, but the construction cost issues go beyond the scale that can be
effectively addressed through reduced fees. Port Angeles’ remote location is a significant factor that also
drives up the cost of materials and transportation.
Labor Capacity
There was robust discussion about labor capacity as a significant limiting factor in multifamily feasibility and
housing production in Port Angeles. On the developer side, the city does not have many established
Port Angeles 2025 Comprehensive Plan Appendix – Housing Page B-6
developers with the expertise, experience, and capital to build apartment projects at scale, and larger
developers from the Puget Sound are reticent to engage in projects in a remote location. Perhaps more
importantly, stakeholders described difficulties finding quality, skilled contractors in the city. The small
number of contractors results in inflated prices, a lack of competition, and an overall lack of capacity. And,
yet again, the remote location precludes easy access to potentially larger labor pools in Kitsap County and
the Puget Sound region. The North Peninsula Builders Association is running programs to encourage
trades training in local schools to help grow a local workforce, but with limited success so far.
Achievable Rents
Perhaps most fundamentally, the potential rents for multifamily projects in Port Angeles are too low to
make projects financially feasible, given the high costs of labor and materials. Developers discussed how
the cost of building in Port Angeles is likely similar to or higher than in places such as Silverdale or
Woodinville, but rents in the city, even for higher-end apartments, are not high enough to make a project
work. The lack of recent development also acts as a barrier, since there are no comparable projects to
show what types of rents a new, higher-end apartment could command in the city, another disincentive
for developers from elsewhere to build multifamily in Port Angeles.
Infrastructure
Most stakeholders agreed that infrastructure also poses significant challenges in the city, with an overall
feeling that the city needs to invest in infrastructure to avoid passing on costs to developers who are
already struggling with feasibility. Several examples were discussed, including an $18 million project in
which the developer paid $1.2 million for stormwater improvements. Interviewees discussed the western
UGA as particularly impacted by the lack of sewer capacity. Several projects were brought up, but didn’t
proceed due to sewer and stormwater costs. For comparison, some stakeholders noted that one reason
Sequim is seeing greater housing production is the availability of more existing sewer capacity there.
Conclusions & Key Takeaways
• Housing costs have increased rapidly in Port Angeles since the COVID-19 pandemic, and
development has not kept pace with demand, resulting in a lack of workforce housing, young
residents leaving town, and deferred maintenance on older housing stock.
• There seems to be demand for a variety of housing products in the city, but continued demand
for single-family detached homes in particular.
• Port Angeles has seen very little multifamily development in recent decades. High construction
costs, limited labor capacity, low achievable rents, and the city’s remote location make it an
extremely challenging market for multifamily development, even with subsidies provided to the
extent possible by the city.
• Infrastructure, particularly the lack of sewer, is also a notable constraint to development, and
specifically to multifamily development in Port Angeles.
• Several incentives and funding strategies were proposed, including:
o Sales tax exemption on multifamily housing construction. (Note: this may require state
legislation)
o Incentivize maintenance and provision of long-term rentals by small-scale landlords via a
landlord mitigation fund, potentially funded by tourism tax.
Port Angeles 2025 Comprehensive Plan Appendix – Housing Page B-7
o Create a sidewalk funding bank using a portion of fee-in-lieu funds to help small projects
where sidewalk costs are high.
o Create a first-time homebuyer program to help low- and moderate-income households
become homeowners.
o Prioritize city-funded infrastructure improvements, particularly sewer, to the greatest
extent possible.
• Multifamily feasibility will improve if incomes increase. If the city strategically focuses on Economic
Development initiatives that increase wages and attract new industries, this could eventually move
the needle on the potential for multifamily development in Port Angeles.
Port Angeles 2025 Comprehensive Plan Appendix – Parks, Recreation, & Open Space Page C-1
Appendix C:
Economic Development
Port Angeles 2025 Comprehensive Plan Appendix – Parks, Recreation, & Open Space Page C-2
C-1: Economic Development Background Report
Introduction
The intent of the Economic Development Element is to guide decision-making and investments that
diversify and strengthen the local economy. Key themes of the Element include:
• Optimizing the city's relationship with its natural setting
• Supporting safe, attractive, and character-rich neighborhoods
• Creating a more dynamic, successful downtown
• Improving Port Angeles' standing as a regional hub for business and Port-related enterprises.
• Recognizing and supporting the economic impact of the college, Homeland Security, and
Department of Defense presence.
This report provides background information on Economic Development overall and specific data on Port
Angeles’ economy, workforce, key industries, and commercial real estate market. This data was used to
inform updates to the Economic Development goals and policies and can also be used as reference
material for City staff, policymakers, stakeholders, and the public as the City works to implement the goals
and policies of this plan.
What is Economic Development?
Economic development can be defined as efforts to improve a community's economic well-being and
quality of life by creating and/or retaining jobs and growing the tax base through diversification of the
local economy. Businesses are generally categorized as either the traded sector or the local sector, each of
which has different needs and fills a different role in the regional economy:
• Traded Sector: Traded sector businesses include industries and employers that produce goods
and services that are consumed outside the region where they are produced and therefore bring
in new income to the area (e.g., forestry products, tourism). Workers in the trade sector tend to be
better educated, work more hours, and earn higher average wages than those in the local sector.
• Local Sector: Local sector business consists of industries and firms that are in every region. They
produce goods and services that are consumed locally in the region where they were made and
therefore circulate existing income in the area (e.g., grocery stores, physician offices, restaurants).
These businesses are important because they provide essential services and amenities that serve
existing residents and attract young professionals and families, who will drive economic growth.
• Microenterprise: Small businesses can play an important role in both the traded and local sectors.
According to the 2021-2025 North Olympic Peninsula Comprehensive Economic Development
Strategy (CEDS), two-thirds of businesses in Clallam County have under 10 employees, and half of
those businesses have under five employees. These businesses are an important part of the
Clallam County and Port Angeles economies.
City’s Role in Economic Development
Cities play a key role in economic development, though they have limited tools at their disposal. These
include:
Port Angeles 2025 Comprehensive Plan Appendix – Parks, Recreation, & Open Space Page C-3
• Placemaking: Foster a place where employers and workers can thrive through zoning, permitting,
development regulations, and investments that build community character, livability, and a unique
identity.
• Infrastructure: Maintain resilient infrastructure that supports the efficient movement of people,
goods, and information through the community, and ensure future infrastructure planning
provides needed capacity for economic growth and a healthy economy.
• Partnerships: Put forth a clear vision and collaborate with local, regional, state, and national
partners to diversify the employment base and foster a reputation as a willing and highly
functioning partner. Key Economic Development partners for the City of Port Angeles include:
o Port Angeles Waterfront District
o Port Angeles Chamber of Commerce
o Port of Port Angeles
o Clallam County Economic Development Council
o North Olympic Development Council
o Jamestown S’Klallam Tribe
o Lower Elwha Tribe
• Support Small Businesses: Foster a culture of creativity and entrepreneurship by assisting local
businesses with access to markets, workforce, and attractive housing options that maintain and
grow their customer base and support the needs of their workforce.
Port Angeles’ Economic History and Future
Port Angeles has a long and complex history. Much of the economic growth and activity on the Olympic
Peninsula has been concentrated in the city during various periods. Most notably, logging and timber have
been key industries in the city since the early 20th century, when the world’s largest sawmill was built in
1914. The pulp and paper mill, which, until this year, was operated by McKinley, had been in operation
since 1920 and provided a major source of employment in the city. The former Rayonier Mill, now a
brownfield site undergoing remediation, also provided a strong employment base in forest products until
its closure in 1997. The Port of Port Angeles, formed in 1922, has also been and continues to be a major
contributor to the city’s economy, operating the airport and marina and controlling many of the city's
shoreline properties, which contain active marine trade uses. Fishing was also an important contributor to
the economy throughout the 20th century. More recently, the tourism and recreation economy, driven
primarily by proximity to Olympic National Park and the Black Ball Ferry from Port Angeles to Victoria, B.C.,
has become an increasingly important part of the city’s identity and economy.
In Port Angeles and across the North Olympic Peninsula more broadly, natural resource-based economic
activity has declined as regulation and overharvest have reduced the potential for timber harvesting and
fishing. As a result, the economy has become more dependent on the tourism and service sectors, as well
as on health care and government jobs. These sectors, particularly the service sector, tend to pay lower
wages and provide less job security and stability than the traditional resource-based jobs that were more
common throughout the early and mid-20th century. This shift has contributed to some degree of wage
and income stagnation in the city. However, this economic transition also creates new opportunities to
plan for future industries and economic activity in the city and region. For example, the prevalence of
remote workers arriving in Port Angeles since the COVID-19 pandemic suggests one potential path for
jobs outside the traditional resource economy. However, it also poses challenges to housing affordability.
Port Angeles 2025 Comprehensive Plan Appendix – Parks, Recreation, & Open Space Page C-4
Sustainable, value-added wood products may also help replace more traditional forestry products, and
future opportunities in placemaking in Port Angeles’ downtown could help foster small businesses. Overall,
this Comprehensive Plan comes at an important moment for the city, as it evaluates its economic past and
future.
Development of the Economic Development Element
Chapter 9 of Port Angeles’ 2016 Comprehensive Plan (amended in 2023) contains an Economic
Development element with five main goals and associated policies. As part of this Comprehensive Plan
Update, the consultant team conducted an audit of the existing Goals and Policies, which helped inform
the updated goals and policies found in the Economic Development element.
Several other existing Economic Development plans for the region helped inform this plan update,
including the Port of Port Angeles 2023-2028 Strategic Plan and the 2021-2025 North Olympic Peninsula
Comprehensive Economic Development Strategy (CEDS). In addition, input from the broader community
engagement efforts conducted for this plan update, including the community survey, storefront studio,
and stakeholder advisory group were incorporated, as well as feedback from a series of stakeholder
interviews conducted by the consultant team of key community members including representatives from
the Port, Economic Development Council, and Waterfront District, as well as community business leaders.
A full summary of these interviews can be found in the following chapter.
Workforce Characteristics
This section discusses Port Angeles’ workforce, demographics, employment trends, wages, and regional
industry trends. Additionally, this section evaluates city revenue, commuting patterns, workforce housing
affordability, and land capacity for employment uses.
Population Growth and Targets
Port Angeles’ population grew rapidly in the 1960s and 70s, alongside the booming forestry economy of
that time. Since the 1990s, population growth has been considerably more modest, at an annual rate of
under one percent. The city has seen a more significant influx of residents in the past five years, since the
onset of the COVID-19 pandemic, driven by the natural beauty of the area, potential for remote work, and
relatively lower housing prices than areas closer to the Seattle metro, as shown below in Figure C-1.
Figure C-1. Historic Population Growth in Port Angeles, 1960–2024
Source: US Census Bureau Decennial Census, Washington Office of Financial Management (OFM) Historic Population Data and April 1 Population Estimates.
0%
1%
2%
3%
0
5,000
10,000
15,000
20,000
25,000
1960 1970 1980 1990 2000 2010 2020 2024
An
n
u
a
l
G
r
o
w
t
h
R
a
t
e
Po
p
u
l
a
t
i
o
n
City of Port Angeles Population
Annual Growth Rate
Port Angeles 2025 Comprehensive Plan Appendix – Parks, Recreation, & Open Space Page C-5
Compared with Clallam County, Port Angeles has seen similar population growth over the past decade, a
population increase of about seven percent since 2014. On the other hand, Washington as a whole has
seen double that population growth since 2014, as shown below in
Figure C-2.
Figure C-2. Port Angeles Population Change with Regional Comparison, 2014-2024
Source: US Census Bureau Decennial Census, Washington Office of Financial Management (OFM) Historic Population Data and April 1 Population Estimates.
For the 2020-2045 planning period, Port Angeles must plan for an additional 1,970 new housing units,
equating to a net new population of 3,943 residents, for a total 2045 population of 23,369 residents. This
represents a 20 percent increase over the 2020 population, or an annual growth rate of 0.7 percent –
slightly higher than the growth rate over the past few decades, but in line with the level of growth seen
since 2020.
• Overall, a continued influx of new workers to Port Angeles at a higher rate than in recent decades
could provide an increased workforce for businesses in the City in the coming years, although if a
large number of new residents are remote workers, this may further increase the demand for
service industry jobs without providing significant additional employees.
• Increased population growth may also increase housing prices if housing production does not
keep pace, which can result in decreased workforce housing availability and make recruitment of
employees more difficult.
Employment Trends and Targets
Over the past decade, total job numbers in Port Angeles have fluctuated significantly, with a high point in
2016-18, prior to ownership changes at the McKinley Mill. McKinley purchased the mill and adjacent
biomass fuel facility from Nippon Paper and closed the facility for several years before reopening in 2020.
As of 2022, employment in the city had rebounded to similar levels to 2018, with 9,277 jobs in the City,
representing about 41 percent of all jobs in Clallam County. Overall, over the past decade, Port Angeles
saw a 6.2 percent increase in total jobs, as shown below in Figure C-3.
0%
2%
4%
6%
8%
10%
12%
14%
16%
2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024
Port Angeles
Clallam County
Washington State
Port Angeles 2025 Comprehensive Plan Appendix – Parks, Recreation, & Open Space Page C-6
Figure C-3. Total Jobs in Port Angeles, 2012-2022
Source: U.S. Census Longitudinal Employer Household Dynamics (LEHD) via Census OnTheMap.
Compared with Clallam County as a whole, job growth in Port Angeles has been slower over the past
decade. Between 2012 and 2022, Port Angeles saw a 6.2 percent increase in total jobs, while the County
saw a 14 percent increase. Statewide, the number of jobs increased by over 22 percent. Employment
growth in Port Angeles was stronger than in Jefferson County. Overall, job growth in the City, County, and
state has rebounded significantly since the pandemic, showing the continued strength of Washington’s
economy. Although much of this economic activity is centered in the Seattle metro area, the Olympic
Peninsula is also seeing continued job growth, at least on par with pre-COVID levels.
Figure C-4. Cumulative Job Growth (2012-2022)
Source: U.S. Census Longitudinal Employer Household Dynamics (LEHD) via Census OnTheMap.
8,734
8,862 8,774
8,991
9,301 9,267 9,283
8,908 8,884
9,102
9,277
2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022
Port Angeles 6.2%
Clallam County
14.1%
Jefferson
County
3.4%
Washington
22.2%
-5%
0%
5%
10%
15%
20%
25%
2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022
Port Angeles 2025 Comprehensive Plan Appendix – Parks, Recreation, & Open Space Page C-7
For the 2020-2045 planning period, Port Angeles’ employment target is 967 new jobs. Under current
development regulations, the City has the capacity for 2,745 new jobs.
Population and Workforce Demographics
Age
Port Angeles’ total population is older than the statewide average, but not as old as the Clallam County
population, as shown below in
Figure C-5. However, the population has aged significantly since 2012, with 22 percent of residents aged
65 or older, compared with 18 percent a decade ago. Although this is still lower than Clallam County’s 31
percent, it does indicate that an increasing share of Port Angeles’ population is likely to be retired and
therefore not participating in the workforce, and may require services from specific sectors, such as
increased medical care.
Figure C-5. Age of Population in Port Angeles, 2012-22
Source: U.S. Census Bureau American Community Survey 2022 5-Year Estimates, Table DP05
Educational Attainment The chart below is in Figure C-6 shows the educational attainment of Port Angeles‘ overall population and
workforce. Over the past decade, the population has become more highly educated, with 30 percent of
the city’s population now having a college degree, compared with 24 percent a decade ago. The chart
also compares the total population’s educational attainment with the educational attainment of the city’s
workforce – people employed in Port Angeles, regardless of where they live. Although there are some
gaps in this data, it indicates a smaller share of highly educated workers in the city compared with the
22%21%18%24%
21%20%
15%
22%
10%13%
11%
14%
15%10%
10%
12%
14%
13%
16%
12%
18%22%
31%
16%
Port Angeles 2012 Port Angeles 2022 Clallam County 2022 Washington 2022
65 years and older
55 to 64 years
45 to 54 years
35 to 44 years
20 to 34 years
Under 19 years
Port Angeles 2025 Comprehensive Plan Appendix – Parks, Recreation, & Open Space Page C-8
overall population. Although an increase in highly educated residents does suggest the potential for a
larger supply of higher-income workers, the workforce data suggests that the increase in residents with
college degrees may skew towards the retired population or remote workers.
Figure C-6. Educational Attainment of Population and Workforce in Port Angeles, 2012-2022
Source: U.S. Census Bureau American Community Survey 2022 5-Year Estimates, Table S1501, U.S. Census Longitudinal Employer Household Dynamics (LEHD) via Census OnTheMap
Income Port Angeles’ median household income is lower than the Clallam County and Washington state medians,
as shown below in Figure C-7. Since 2010, incomes have increased by about 55 percent, from $38,938 to
$60,212, not adjusted for inflation. This is a faster increase than in Clallam County, which increased at a
slower rate of 49 percent over the past decade. However, the state median income grew faster at about a
58 percent increase over the same period.
Figure C-7. Median Household Income in Port Angeles with Regional Comparison, 2022
7%7%8%
29%23%23%
42%
39%29%
22%31%
21%
18%
Port Angeles Population
2012
Port Angeles Population
2022
Port Angeles Workforce
2022
Not Available
Bachelor's Degree or Advanced
Degree
Some College / Associate's Degree
High School
Less than High School
$38,938 $44,398
$57,244 $60,212
$66,108
$90,325
Port Angeles Clallam County Washington State
2010
Port Angeles 2025 Comprehensive Plan Appendix – Parks, Recreation, & Open Space Page C-9
Source: U.S. Census Bureau American Community Survey 2022 5-Year Estimates, Table S2503.
Figure C-8 further breaks down household income by different income brackets to show 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 the change in any other income group.
Figure C-8. Household Income in Port Angeles by Income Brackets, 2010 and 2022
Source: US Census Bureau 5-Year ACS, Table S2503.
• This increase in higher-income households correlates with the increasing age of the population
and increases in educational attainment seen previously.
• These demographic shifts can signal the potential for increased retail demand in the city, as well as
for higher-end housing development, assuming that these income increases are not outpaced by
increasing housing costs.
Jobs and Businesses by Sector
Table C-1 below shows jobs in Port Angeles broken down by sector, with comparisons to 2012. The top
employment sector in the city is health care and social assistance, with 3,332 jobs. This sector added over
1,000 jobs citywide between 2012 and 2022. The main health care employer in the city is the Olympic
Medical Center, but there are also numerous small- and medium-sized health care businesses in the city,
including Peninsula Behavioral Health, Crestwood Health & Rehabilitation, and smaller outpatient, family
medicine, and dental practices. In addition to health care, Port Angeles also has significant employment in
education, public administration, and several tourism and recreation-oriented sectors, including
accommodation and food services, retail trade, and arts, entertainment, and recreation.
11%
13%
20%
17%
20%
10%
8%
2%
5%
10%
16%
11%
20%
14%15%
9%
0
200
400
600
800
1000
1200
1400
1600
1800
2000
< $10K $10K to $20K $20K to $35K $35K to $50K $50K to $75K $75K to $100K $100K to $150K > $150K
Nu
m
b
e
r
o
f
H
o
u
s
e
h
o
l
d
s
Port Angeles (2010)
Port Angeles (2022)
Port Angeles 2025 Comprehensive Plan Appendix – Parks, Recreation, & Open Space Page C-10
Since 2012, there has been a notable decline in manufacturing jobs in the city by nearly 50 percent, and a
doubling of employment in arts, recreation, and entertainment, reflecting the continued shift away from
the traditional resource-based economies and towards tourism as an important economic force in Port
Angeles.
Table C-1: Port Angeles Employment by Sector, 2012-2022
Source: U.S. Census Longitudinal Employer Household Dynamics (LEHD) via Census OnTheMap.
Figures C-9 and C-10 below shows the number of businesses (rather than employees) in Port Angeles by
sector. Establishments classified as “other services” include repair and maintenance, personal services, and
religious and civic institutions. Overall, the breakdown is similar to the employment breakdown shown
above. However, this data does illustrate the prevalence of small businesses in some sectors. For example,
the 734 employees in retail services are employed by 144 businesses in the city, for an average business
size of five employees. Similarly, the average size for businesses in the accommodation and food service
sector is 8.2 employees. On the other hand, the 3,332 employees in health care and social assistance work
in 144 businesses, with an average of 23 employees per business. However, the hospital likely employs at
least 1,000 people, demonstrating that many of the other healthcare businesses in Port Angeles are also
relatively small. Overall, this data shows the importance of small businesses to the Port Angeles economy,
even in its large health care sector, and particularly in more tourism-focused sectors.
2012 2022 Change
Health Care and Social Assistance 2,296 3,332 1,036
Educational Services 885 942 57
Accommodation and Food Services 866 895 29
Public Administration 846 748 (98)
Retail Trade 888 734 (154)
Manufacturing 977 555 (422)
Other Services (excluding Public Administration)461 328 (133)
Transportation and Warehousing 219 278 59
Construction 199 277 78
Professional, Scientific, and Technical Services 200 257 57
Finance and Insurance 196 189 (7)
Arts, Entertainment, and Recreation 78 176 98
Management of Companies and Enterprises 136 159 23
Information 104 130 26
Administration & Support, Waste Management and Remediation 109 96 (13)
Real Estate and Rental and Leasing 126 96 (30)
Wholesale Trade 76 62 (14)
Agriculture, Forestry, Fishing and Hunting 69 23 (46)
Mining, Quarrying, and Oil and Gas Extraction - - 0
Utilities 3 - (3)
Port Angeles 2025 Comprehensive Plan Appendix – Parks, Recreation, & Open Space Page C-11
Figure C-9. Port Angeles Businesses by Sector (2024)
Source: Data Axle via Esri Business Analyst.
Out of nearly 2,200 businesses in Clallam County, 1,026, or 46 percent, are located in Port Angeles,
demonstrating the city’s importance to the county’s economy as a whole. Many of the “other services,”
such as personal services, churches, and repair and maintenance, are concentrated in the city. Public
administration, finance and insurance, and arts, entertainment, and recreation businesses are also
concentrated in Port Angeles. In contrast, some industrial sectors, such as manufacturing, as well as
agricultural and forestry, are naturally more prevalent outside the city.
Figure C-10. Share of Clallam County Businesses Located in Port Angeles
Source: Data Axle via Esri Business Analyst.
1
1
6
19
22
22
25
30
36
37
44
50
51
79
89
89
125
144
156
Utilities
Management of Companies & Enterprises
Agriculture, Forestry, Fishing & Hunting
Transportation & Warehousing
Wholesale Trade
Information
Educational Services
Arts, Entertainment & Recreation
Manufacturing
Administrative, Support & Waste Management Services
Real Estate, Rental & Leasing
Construction
Finance & Insurance
Professional, Scientific & Tech Services
Accommodation & Food Services
Public Administration
Retail Trade
Health Care & Social Assistance
Other Services (except Public Administration)
8%
14%
17%
23%
25%
35%
37%
37%
39%
47%
52%
53%
57%
64%
73%
81%
84%
84%
92%
Agriculture, Forestry, Fishing & Hunting
Construction
Utilities
Administrative, Support & Waste Management Services
Management of Companies & Enterprises
Professional, Scientific & Tech Services
Wholesale Trade
Transportation & Warehousing
Accommodation & Food Services
Manufacturing
Information
Real Estate, Rental & Leasing
Retail Trade
Educational Services
Health Care & Social Assistance
Arts, Entertainment & Recreation
Finance & Insurance
Public Administration
Other Services (except Public Administration)
Port Angeles 2025 Comprehensive Plan Appendix – Parks, Recreation, & Open Space Page C-12
Wages
Wage data by industry is provided at the Countywide level through the Quarterly Census of Income and
Wages (QCEW). Since a large portion of Clallam County’s jobs are in Port Angeles, this can provide an
overall picture of what workers in the city are earning by industry. As shown below in Figure C-11, the
average wage countywide is $52,503. Most of the top industries in Clallam County have a higher average
wage, though healthcare, retail, other services, and accommodation and food services have below-
average wages.
Figure C-11. Average Annual Wage for Top Sectors in Clallam County (2023)
Source: QCEW via Washington DES.
While healthcare typically includes high-wage earners like physicians, nurses, and other specialists, 53
percent of Clallam County’s jobs in this sector are social assistance, which has an average wage of under
$30,000 annually, as shown below in. Between 2019 and 2023, the average annual wage increased by 25
percent for ambulatory health care services jobs and 32 percent for social assistance jobs. However, social
assistance jobs still have an average annual wage below $30,000.
Table C-2: Health Care and Social Assistance Jobs by NAICS Sector in Clallam County
Source: QCEW via Washington DES.
Alongside government, retail, and health care (the largest employment sector in Port Angeles), key
industries in Clallam County include manufacturing and innovation, outdoor recreation and tourism, and
port and marine operations. Table C-1 breaks down manufacturing jobs and wages in the county by
subsectors. The biggest manufacturing sectors in Clallam County are transportation equipment, wood
$70,361 $67,009 $66,931 $64,005 $60,067 $59,445 $57,437 $52,921 $52,540
$45,659 $38,664 $34,222
$25,712
$0
$10,000
$20,000
$30,000
$40,000
$50,000
$60,000
$70,000
$80,000 County average
annual wage: $52,503
Employment Avg. Ann Wage Employment Avg. Ann Wage
621 Ambulatory health care services 928 $49,573 1,027 $62,147
624 Social assistance 1,047 $22,492 1,157 $29,606
2019 2023
Port Angeles 2025 Comprehensive Plan Appendix – Parks, Recreation, & Open Space Page C-13
products, and miscellaneous manufacturing. Project Macoma, a pilot carbon sequestration project in
development that will treat water in the Port Angeles harbor to better absorb carbon dioxide from the
atmosphere, falls under the chemical manufacturing category, which, as of 2023, employed just four
workers countywide. This sector has a significantly higher average annual wage than other manufacturing
sectors, at $113,278. There was no significant job growth in the manufacturing sector between 2019 and
2023. While the county added 25 new positions in wood product manufacturing, it lost 146 in
transportation equipment manufacturing.
Table C-1: Manufacturing Employment by NAICS Sector in Clallam County
Source: QCEW via Washington DES. (*Data suppressed.)
• Overall, this shows that even within Port Angeles’ prominent health care sector, there is a wide
range of incomes.
• Jobs in the tourism and recreation sector pay significantly less than the Countywide average.
These jobs are also highly seasonal, compounding challenges for employees in tourism-related
sectors.
• As discussed further in the Housing Needs Assessment in Appendix B-1: Housing Needs
Assessment. Many workers in the tourism industry likely face challenges affording housing in the
city.
• This data also supports efforts to bring higher-wage jobs to the city in sectors that are currently
not as highly represented in Port Angeles’ economy.
Revenue
Two major components of municipal revenue are sales tax and property tax revenue. This tax base can
help fund infrastructure and public facilities necessary for employment growth in the city. Port Angeles’
sales tax revenue for 2023 is shown in Table 35 below, along with regional comparisons. The amounts
shown below represent the city’s “basic” and “optional” sales tax revenue 1, and do not include state sales
tax revenue. Port Angeles’ sales tax revenue has increased 80 percent since 2014 2, slightly less than Port
1 These are also known as “first half” and “second half” sales taxes, which are unrestricted (general fund) taxes as authorized under RCW 82.14.030(1) and (2). For
more information, see https://mrsc.org/explore-topics/finance/data/tax-and-population-data
2 Note that MRSC does not provide data earlier than 2014, thus the 9-year comparison.
Employment Avg. Ann Wage Employment Avg. Ann Wage
336 Transportation equipment manufacturing 445 $50,395 299 $61,116
321 Wood product manufacturing 232 $69,109 257 $84,341
339 Miscellaneous manufacturing 130 $35,901 137 $54,192
312 Beverage and tobacco product manufacturing 53 $22,867 60 $28,265
311 Food manufacturing 47 $11,326 56 $23,204
332 Fabricated metal product manufacturing 22 $34,584 24 $45,731
337 Furniture and related product manufacturing 29 $34,439 23 $41,218
323 Printing and related support activities 13 $28,776 13 $39,440
325 Chemical manufacturing **4 $113,278
2019 2023
Port Angeles 2025 Comprehensive Plan Appendix – Parks, Recreation, & Open Space Page C-14
Townsend and Sequim. Per capita, Sequim collects the most sales tax revenue on the north Olympic
Peninsula, likely due to its cluster of “big box” retailers.
Table C-2: Port Angeles Regular & Optional Sales Tax Distributions with Regional Comparisons
Source: Municipal Research and Service Center of Washington (MRSC)
Table C-3 shows property tax valuation in Port Angeles. The total value of property in the city has doubled
since 2014, but again lags behind Port Townsend and Sequim, despite the recent increases in home prices
in Port Angeles. Per capita, the city also has a considerably lower property tax base than other north
Olympic Peninsula cities.
Table C-3: Assessed Valuation in Port Angeles with Regional Comparisons
Source: Municipal Research and Service Center of Washington (MRSC)
• If the city is able to recruit industries with higher wage workers, or potentially a higher share of
remote workers with disposable income, this could help increase the retail tax base.
• The market for development is challenging in Port Angeles, as discussed further below under
“Commercial Market Analysis.” However, the potential for increased multifamily development in
Port Angeles, as well as other redevelopment in the Waterfront District or the Rayonier Mill site,
could also help increase the city’s property tax base, since new development can increase the
property tax base beyond the 1 percent cap.
• Washington’s recently instituted Tax Increment Financing (TIF) program can also be used as a
funding tool for local jurisdictions to fund infrastructure improvements needed to stimulate new
development. This program may be an effective way for Port Angeles to fund new infrastructure
investments despite a relatively low tax base compared to regional jurisdictions.
Port Angeles 2025 Comprehensive Plan Appendix – Parks, Recreation, & Open Space Page C-15
Commuting
As shown below in Figure C-12, Port Angeles has about the same number of commuters coming in daily
as commuters working elsewhere. In addition, about 41 percent of Port Angeles’ workforce both live and
work in the city.
Figure C-12. Commute Patterns in Port Angeles and Clallam County, 2022
Source: U.S. Census Bureau Longitudinal Employer-Household Dynamics (LEHD) via Census OnTheMap
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, as shown in Figure C-13. This indicates a relative balance of
jobs to housing in the city and reflects Port Angeles’ status as the economic center of the northern
Olympic Peninsula. The city’s relative isolation also likely contributes to this trend.
Figure C-13. Share of Workers who Live and Work in Port Angeles with Comparison Jurisdictions, 2022
Source: U.S. Census Bureau Longitudinal Employer-Household Dynamics (LEHD) via Census OnTheMap
41%
13%
34%
18%
9%
Port Angeles Sequim Port Townsend Bremerton Port Orchard
3,782
Live &
work
in Port
Angeles
5,675
Live in Port
Angeles,
Work
Elsewhere
5,495
Work in Port
Angeles,
Live
Elsewhere
Port Angeles 2025 Comprehensive Plan Appendix – Parks, Recreation, & Open Space Page C-16
Figure C-14 shows data on commuting distance for workers employed in Port Angeles. In addition to the
41 percent of residents who work and live in Port Angeles, another quarter of Port Angeles workers live
within 10 miles of the city. Almost 20 percent of residents commute 10 to 24 miles, with only about 5
percent commuting 25 to 50 miles. The 12.8 percent of residents who commute greater than 50 miles
likely includes at least some remote workers employed by companies in the central Puget Sound. A
detailed breakdown of this data shows about 7 percent of Port Angeles residents are employed in Seattle,
and another 5 percent are employed in Bellevue, Tacoma, and Olympia.
Figure C-14. Commuting Distance for Port Angeles Workers, 2022
Source: U.S. Census Bureau Longitudinal Employer-Household Dynamics (LEHD) via Census OnTheMap
• The available commuting data shows that Port Angeles does have a strong base of employees
who live in and near the city. This is beneficial from a quality-of-life perspective as well as to
further climate goals from reduced greenhouse gas emissions.
• The data also suggests that about 10 percent of residents work in the Seattle metro area, likely
representing remote workers. Anecdotal evidence suggests that recent increases in remote
workers have reduced housing affordability and availability for Port Angeles residents.
• Maintaining the city’s jobs-housing balance will require adequate planning for housing supply and
affordability, particularly if job growth continues or accelerates.
Housing Affordability
Housing and economic development are closely linked. Without an adequate housing supply at a variety
of affordability levels, businesses can have trouble recruiting and retaining employees. If incomes stagnate
while housing prices increase, workers’ quality of life can decrease, and some can be forced out of the city.
On the other hand, increased wages can provide more disposable income and stimulate new housing
development. As detailed in the Housing Needs Assessment in the Housing Appendix, incomes in Port
Angeles have not kept pace with housing prices, with a 35 percent increase in median income since 2010,
compared with a 56 percent increase in home values. The average home value in the city is now around
$456,000, meaning a household would need an income of about $115,000 to afford the average home.
63.5%
18.2%
5.5%12.8%
Less than 10 miles 10 to 24 miles 25 to 50 miles Greater than 50 miles
Port Angeles 2025 Comprehensive Plan Appendix – Parks, Recreation, & Open Space Page C-17
However, the median household income is only about half of this, at $60,212. Average rents in the city are
about $2,000 per month, which would be affordable for a household earning about $82,000. These
housing prices are out of reach for many households in the city, as shown below in Figure C-15. This chart
compares individual and household incomes for some of Port Angeles’ top industries with housing costs
for ownership and rental housing in the city. The blue bars on the left show that a single-income
household in the city’s top industries would have great difficulty affording housing without being cost-
burdened or adding another income-earner to the household. On the right, some of the city’s top industry
wages are combined into theoretical two-income households. The majority of these households,
particularly in tourism-related sectors, would also struggle to afford a home in the city, although more
two-income households could comfortably afford the average rents.
Figure C-15. Wages and Housing Costs in Port Angeles
Source: QCEW via Washington DES, Zillow, Freddie Mac, Leland Consulting Group
• This analysis shows the importance of increasing wages in the city, given current housing prices, as
well as the need for a suitable stock of more affordable housing units to serve a variety of
households and income levels, which could take the form of subsidized units or more affordable,
smaller market-rate units.
$66,931 $64,005
$45,659
$38,664
$25,712
$133,940
$118,890
$105,735
$91,659
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One Wage Earner Two Wage Earners
Income needed to purchase average home ($115k)
Income needed to afford average rent ($82k)
A Government employee earning $66,931
could not afford the average rent in Port Angeles without being cost burdened, nor could they afford to purchase the average house in Port Angeles.
If the Government employee lived in a household with a Health Care worker, together earning $105k, they could afford to rent the
average home, but would still be earning $10k less than they would need to afford the average home sale price in Port Angeles.
Port Angeles 2025 Comprehensive Plan Appendix – Parks, Recreation, & Open Space Page C-18
Commercial Market Analysis
This section provides an overview of the retail, office, and industrial real estate markets in Port Angeles.
This can help inform economic development policy by enabling policymakers to better understand trends
in the market that may point towards specific types of industries to target or incentivize.
Retail
Overall, there are over 3.2 million square feet of retail space in Clallam County, nearly half of which (49
percent) is located in Port Angeles. The majority of the remaining retail space in the county is located in
Sequim. While there is no retail currently under construction in Port Angeles, 20,166 square feet of new
retail space is proposed in Sequim.
Figure C-16. Rentable Building Area (Square Feet) of Retail Space in Clallam County Cities
Source: CoStar
The 1990s were the most active decade for retail construction in Port Angeles and Clallam County. While
countywide retail deliveries remained strong in the early 2000s, most of this new space was located outside
of Port Angeles.
Figure C-17. Rentable Square Feet of Retail Space by Decade Built
1,585,502 1,443,668
181,057
20,166
0
200,000
400,000
600,000
800,000
1,000,000
1,200,000
1,400,000
1,600,000
1,800,000
Port Angeles Sequim Forks
Proposed
Existing
31
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Pre-1960s 1960-1979 1980-1989 1990-1999 2000-2009 2010-2019 2020-2024
Port Angeles
Clallam County (excluding Port Angeles)
Port Angeles 2025 Comprehensive Plan Appendix – Parks, Recreation, & Open Space Page C-19
Source: CoStar
Retail rents in Port Angeles are shown below in. Figure C-18. Rents have remained relatively stable over the
past decade and are relatively low, indicative of a soft market for retail in the city. Rents of $14 per square
foot are too low to justify a new construction of retail uses, but owner-users or key anchors may still
choose to locate in Port Angeles if there is a market opportunity. For example, the recently constructed
Starbucks, built in 2023, is rented for $45 per square foot. On the other hand, low retail rents can present
an opportunity for smaller entrepreneurs to start businesses with a lower barrier to entry than they might
face in higher-cost locations, such as the Seattle area.
Figure C-18. Retail Rent in Port Angeles and Clallam County, 2014-2024
Source: CoStar. Retail rent is direct, NNN.
Retail vacancy in Port Angeles is 4.9 percent, indicating a slightly constrained but relatively balanced
market. The countywide retail vacancy is 4.8 percent. Retail vacancy in Port Angeles has been below five
percent since 2014. More recently, the retail vacancy rate has been stable around two percent for the past
five years or so, indicating some degree of undersupply of retail. Given the low retail rents discussed
above, this potential undersupply is unlikely to result in large-scale retail construction in the city. Remove
Figure C-19. Retail Vacancy in Port Angeles and Clallam County, 2014-2024
Source: CoStar
$14.10
$0
$2
$4
$6
$8
$10
$12
$14
$16
$18
$20
2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 YTD
4.9%
0%
1%
2%
3%
4%
5%
6%
2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 YTD
Port Angeles Clallam County
Port Angeles 2025 Comprehensive Plan Appendix – Parks, Recreation, & Open Space Page C-20
Office
Overall, Clallam County has around 445,000 square feet of office space, 57 percent of which is located in
Port Angeles. There is no new office space in the development pipeline due to nationwide challenges in
the office market since the COVID-19 pandemic and the rise of remote work which has significantly
impacted Port Angeles by bringing remote workers into the city who do not require physical office space.
Figure C-20. Rentable Building Area (Square Feet) of Office Space in Clallam County Cities
Source: CoStar
Just two new office properties have been built since 2005. In Clallam County, the biggest decade for new
office development was 2000-2009. Of the 97,228 square feet of new office space built that decade, 83
percent was in Sequim, and the rest was in Port Angeles. In Port Angeles, 22 percent of all office space was
built prior to 1980, as shown below in Figure C-21.
Figure C-21. Square Feet of Office Space by Decade Built in Port Angeles and Clallam County
Source: CoStar. Only includes RBA of properties for which vintage data is available.
255,169
161,911
27,875
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100,000
150,000
200,000
250,000
300,000
Port Angeles Sequim Forks
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Pre-1960s 1960-1979 1980-1989 1990-1999 2000-2009 2010-2019
Port Angeles
Clallam County (excluding Port Angeles)
Port Angeles 2025 Comprehensive Plan Appendix – Parks, Recreation, & Open Space Page C-21
The vacancy rate for office space in Port Angeles is just over seven percent, higher than the five percent
vacancy rate in Clallam County. The volatility of the office vacancy rate in Port Angeles is largely due to the
small number of office properties – there are just 48 citywide.
Figure C-22. Office Vacancy Rate In Port Angeles and Clallam County, 2014-2024 3
Source: CoStar
Industrial / Flex
Port Angeles is the major industrial center in Clallam County and home to three-quarters of the county’s
industrial space. This reflects the city's manufacturing- and resource-based industrial history and shows
that, despite the recent mill closure and other declines in industrial employment over the past few
decades, Port Angeles’ industrial economy remains an important facet of the regional economic
landscape.
Figure C-23. Rentable Building Area (Square Feet) of Industrial and Flex Space in Clallam County by City
Source: CoStar
3 There is no vacancy data available for Clallam County or Port Angeles from 2008 to 2010.
7.2%
5.1%
0.0%
2.0%
4.0%
6.0%
8.0%
10.0%
12.0%
2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 YTD
Port Angeles
Clallam County
748,887
182,118
11,5000
100,000
200,000
300,000
400,000
500,000
600,000
700,000
800,000
Port Angeles Sequim Forks
Port Angeles 2025 Comprehensive Plan Appendix – Parks, Recreation, & Open Space Page C-22
Nearly one third of industrial and flex space development in Port Angeles was completed between 2000
and 2024, while 35 percent of countywide construction was completed between 1990 and 2009. This also
demonstrates the continued industrial activity in Port Angeles.
Figure C-24. Square Feet of Industrial and Flex Space by Decade Built
Source: CoStar. Only includes RBA of properties for which vintage data is available.
The vacancy rates for industrial and flex space in Port Angeles and Clallam County are extremely low, at
around two percent. This indicates a need for more industrial space countywide, particularly in Port
Angeles, where industrial sector companies have direct access to the Port.
Figure C-25. Vacancy Rate for Industrial and Flex Space (2012-2024)
Source: CoStar
25
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Pre-1960s 1960-1979 1980-1989 1990-1999 2000-2009 2010-2019 2020-2024
Port Angeles
Clallam County(excluding Port Angeles)
1.9%2.2%
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2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024YTD
Port Angeles Clallam County
Port Angeles 2025 Comprehensive Plan Appendix – Parks, Recreation, & Open Space Page C-23
Key Takeaways / Conclusions
Overview
• Economic Development efforts should have strategies to support both the traded sector, which
brings new income to a city, and the local sector, which produces goods and services consumed in
the city.
• Key roles that the city can play in economic development efforts include placemaking, investments
in infrastructure, fostering partnerships, and supporting small businesses.
• Port Angeles has a long economic history due to its port, history of logging and timber industries,
and more recent emergence as a tourism destination. As natural resource industries have
declined, the city faces an important shift in its economic landscape.
Workforce and Industry Characteristics
• Port Angeles’ population has grown modestly at less than one percent per year since 1980. The
city must plan for an additional 3,943 residents by 2045, bringing the projected 2045 population
to 23,369. This represents a 20 percent increase in population over the planning horizon. This
increased population can provide a needed influx to the workforce, but will also increase pressure
on the city’s housing market.
• Port Angeles has 9,277 jobs as of 2022. Employment has rebounded since the pandemic, but the
McKinley Mill closure will impact these numbers. Job growth in the city has been slower than
Clallam County and the state over the past decade.
• Port Angeles’ population has aged since 2012, with 22 percent of residents now over 65. The
higher share of retired residents can cause issues for workforce availability and increase demand
for specific services such as healthcare.
• Port Angeles’ population has also become more highly educated since 2012, although the overall
population shows higher levels of educational attainment than the city’s workforce.
• Median household income in Port Angeles is $60,212 as of 2022, an increase of 55 percent since
2010. This change has been concentrated in high-income households earning over $100,000 per
year.
• Increases in age, educational attainment, and income can signal increased retail demand as well as
increased demand for higher-end housing development, assuming income increases are not
outpaced by housing cost increases.
• Health care and social assistance is the city’s largest employment sector, with over 3,000 jobs. This
sector has also seen the largest increase in jobs over the last decade. Manufacturing, on the other
hand, now employs only half as many people in Port Angeles as it did a decade ago. Education,
arts, entertainment, recreation, accommodation, and food service have also seen job growth since
2012.
• Small businesses are key to Port Angeles’ employment landscape. The average size of a retail
business is five employees, and there are 144 retail businesses in the city. The 89 accommodation
and food service businesses in the city employ about eight people each, on average. Many health
care businesses other than the hospital are also relatively small.
• The county’s employment landscape by sector is similar to the city’s, and 46 percent of Clallam
County businesses are located in Port Angeles.
Port Angeles 2025 Comprehensive Plan Appendix – Parks, Recreation, & Open Space Page C-24
• The average annual wage in Clallam County is $52,503. Healthcare jobs have a wide range of
wages, with many social assistance jobs paying under $30,000 or being part-time employment.
Tourism jobs also pay relatively low wages and are highly seasonal, whereas manufacturing and
government jobs pay in the $65,000-70,000 range in Clallam County.
• Port Angeles’ property and sales tax revenue per capita is lower than that of other north Olympic
Peninsula cities. New development could help increase the city’s revenue from property taxes, and
Washington’s new Tax Increment Financing (TIF) program could be used as a tool to provide
infrastructure for development without using limited general fund revenue.
• Port Angeles has a strong base of employees who live in and near the city, with 63 percent
commuting less than 10 miles, a higher proportion than many other cities. Port Angeles residents
who work elsewhere primarily commute to nearby cities, but about 10 percent work in Seattle,
Olympia, Bellevue, and Tacoma, and at least a portion of these are likely hybrid or remote
workers.
• Average home prices in Port Angeles are out of reach for single-income households in the city’s
main job sectors. In fact, most single-income households would also be rent cost-burdened in the
city. For two-income households, some combinations of employment sectors, such as government
and health care, would generate enough income to purchase the average home in the city, but
even with two incomes, households in some of the city’s main sectors, particularly tourism-related
jobs, would struggle to buy a house or afford average rents without being cost-burdened.
Commercial Market Analysis
• Half of Clallam County’s retail space is located in Port Angeles, although very little has been built
since 2000 in the city. Retail vacancy is around five percent, an increase from recent lower vacancy
rates, which may signal an undersupply of retail space in the city, at least of some types. However,
retail rents, currently around $14, are not high enough to lead to new retail construction aside
from some owner-occupied properties or large companies such as Starbucks.
• Port Angeles has most of Clallam County’s office space, but much of it was built before 1980.
There has been some recent medical office development in the city. The market for new office
space, regionally and nationally, is challenging, though less so for medical uses. Office rents are
currently around $13 per square foot in Port Angeles.
• Port Angeles is a regional industrial hub, and about one-third of the city’s current stock of
industrial and flex space was developed since 2000. Industrial and flex vacancy rates in Port
Angeles are extremely low, indicating the potential demand for more industrial space in the city.
Port Angeles 2025 Comprehensive Plan Appendix – Parks, Recreation, & Open Space Page C-25
C-2: Economic Development Stakeholder Interview Summary
Introduction
Leland Consulting Group (LCG) was retained as part of a consultant team led by MAKERS Architecture &
Urban Design to assist in the 2025 update to the City of Port Angeles’ Comprehensive Plan. As part of this
effort, LCG conducted a number of stakeholder interviews in November and December 2024 with Port
Angeles business leaders, economic development professionals, and representatives of the Waterfront
Association, Port, and Chamber of Commerce. This memo summarizes key themes and takeaways from
these conversations, which can supplement quantitative data found in the Economic Development
Background Analysis and help inform goals and policies in the Economic Development Element of the
Comprehensive Plan.
Interviewees
• Erik Marks – Local private developer, Port Angeles Wharf
• Sam Grello – Port Angeles Waterfront Association
• Marc Abshire – Port Angeles Chamber of Commerce
• Collen McAlleer – Clallam Economic Development Council
• Donya Alward – Red Lion Hotel, Port Angeles Harbor
• Jack Heckman – Local businessman
Interview Themes and Discussion
Economic Sectors
Stakeholders discussed the strengths, weaknesses, past, and future of key economic sectors in Port
Angeles. Overall, there was concern about the loss of middle-income jobs due to the closure of mills over
the past few decades, as well as about the comparatively lower wages paid by the tourism sector. Most
stakeholders agreed on the importance of increasing wages in the city to improve the quality of life,
housing affordability, and the economy. However, opinions differed on how best to do so. Several people
mentioned the seasonality of the overall job market in Port Angeles, not only in the tourism sector but also
in the marine trades.
Forestry & Resources
Stakeholders discussed the shift away from forestry and a resource-based economy over the past several
decades. There was considerable discussion about the recent closure of the McKinley mill site, and some
reports of potential future uses for the site in more advanced value-added wood products or biomass
manufacturing. Stakeholders were divided on the future of resource-based economic activity in the city,
with some advocating for the potential of biomass, value-added wood products, or more innovative
resource-based activities, such as growing eelgrass, as generators of the types of middle-income jobs
previously provided in the community through forestry. Others were less optimistic about the future of
these types of industries.
Port Angeles 2025 Comprehensive Plan Appendix – Parks, Recreation, & Open Space Page C-26
Tourism
The tourism industry and Olympic National Park were major topics of conversation in all the interviews,
with a variety of divergent opinions. Strengths and weaknesses of the tourism economy and some specific
topics that emerged are discussed below:
Strengths & Advantages Most stakeholders agreed that the tourism industry is very important to the city’s future and that the
presence of Olympic National Park is key to Port Angeles' economy. Some felt that the city’s future lies in
embracing this opportunity and continuing to expand the tourism economy, specifically by adding more
attractions, year-round activities and festivals, and businesses that are focused on tourism as a year-round
source of revenue. Although wages are relatively low in this sector, some felt that the already depressed
economy of Port Angeles and relatively lower housing prices compared with the rest of the state will
continue to make service sector employment viable. Other strengths of the tourism sector discussed
included the potential for increased activity at the Field Arts & Events Hall, as well as the potential to work
with the regional Native American tribes to increase opportunities for cultural tourism. A previous attempt
to build a gondola to the National Park was brought up as an interesting case study in a large-scale
project to boost the tourism economy that did not pan out. Other recreational activities in addition to the
park were also discussed, including the rising popularity of the city for foil boarding due to the specific
types of currents and winds in the strait.
Weaknesses & Disadvantages Some stakeholders were more skeptical of the potential for the tourism economy to benefit Port Angeles,
pointing out the low wages, seasonality, and relatively short lifespan of many service industry businesses,
although most at least acknowledged that increased tourism in the city in the coming decades is likely
inevitable. Some stakeholders expressed concerns over the lack of commercial development expertise and
management workforce in the city. Others acknowledged the potential for more sales tax from increased
retail activity, but felt that the presence of “big box” stores in Sequim would preclude this as a significant
potential source of revenue, even with increased tourism.
Lodging and Hotel Market
Several stakeholders discussed the lodging and short-term rental situation in the city. Overall, there are not
a lot of hotels, although the Lower Elwha Tribe is in the process of developing a new hotel downtown.
Hotel demand comes not just from tourism but also from the Port and other corporate clients, but with the
seasonality of the tourist hotel demand, some felt that it was unlikely that many new hotels would get built.
Several stakeholders were concerned about the city’s recent short-term rental restrictions, particularly that
they would be detrimental to the tourist economy given the small number of hotel rooms in the city, and
some felt that they should not be restricted in the downtown area specifically.
Relationship with Victoria, B.C. A number of interviewees discussed Port Angeles’ relationship with Victoria, B.C. The presence of the Black
Ball Ferry is generally acknowledged to be an important economic driver for the city, although many
interviewees felt that the unattractive area near the ferry terminal is resulting in a bad “first impression” of
the city and Port Angeles is therefore losing potential for economic activity from the ferry, particularly
downtown. Some stakeholders felt that Port Angeles could be marketed as a sort of “southern suburb” of
Port Angeles 2025 Comprehensive Plan Appendix – Parks, Recreation, & Open Space Page C-27
Victoria, and noted the potential for package drop-offs, currency exchange, and other services currently
lacking in the downtown area.
Marine Economy
Several stakeholders discussed the value of the Port of Port Angeles to the city’s economy and noted the
Port's significant waterfront land holdings as a potential asset for future commercial development. The
forthcoming Marine Trades Center and recent development of a ship repair building by Platypus Marine
were mentioned as good examples of continued activity in this sector in Port Angeles.
Health Care
Health Care was brought up in a couple of interviews as an important sector for middle- and higher-wage
jobs. In addition, the relatively older age of Port Angeles’ population and the ongoing aging trend were
cited as drivers of increased demand for health care services. The hospital was not a major topic of
discussion, though it provides a large share of the city’s jobs.
Technology & Remote Work
Many interviewees discussed the increase in remote workers in Port Angeles since the onset of the COVID-
19 pandemic. Many of these employees work in the technology sector, and several stakeholders feel that
they are a welcome addition to the community, with positive effects on retail spending and the economy,
although others voiced concerns over decreasing housing availability and affordability stemming from the
arrival of remote workers with higher incomes. Some stakeholders also discussed the potential for a small
tech hub to emerge in Port Angeles with some entrepreneurial talent in the city, although others felt that
the remote location of the city would preclude any larger-scale tech businesses from actually locating in
Port Angeles.
Downtown
The downtown area was an important topic of discussion with many interviewees. Overall, most feel that
Port Angeles downtown is important to the region, with retail, the Black Ball Ferry, Field Arts & Event Hall,
restaurants, and hotels, as well as the Port. However, most also expressed concerns over vacant and
underused properties, crime and homelessness, and an overall feeling that the downtown is not attractive
or reaching its full potential. Although many merchants were able to survive the retail downturn caused by
the COVID-19 pandemic, many of them do not own their own buildings, and out-of-state owners are
showing little concern for the upkeep and maintenance of many properties. Some felt that the city could
be doing a better job of code enforcement as well as facilitating the ease of placemaking in the district
through improvements to the façade improvement program, which is challenging for many merchants to
use since it is a reimbursement program that requires upfront capital, which many business owners don’t
have. The Waterfront District has recently taken over administration of the Parking Benefit Improvement
Area funds, and interviewees feel that this will increase the potential for placemaking, events, and other
improvements to the downtown.
Most interviewees responded positively to the idea of increased housing in the downtown area, both
because of the potential to serve a variety of residents through denser housing types and because of the
positive effects of increasing downtown activity beyond the typical business day. They felt overall that there
is enough demand for new downtown apartment housing at higher rents as well as for renovation of some
of the many vacant second floors of downtown retail buildings into housing. Port Angeles’ aging
Port Angeles 2025 Comprehensive Plan Appendix – Parks, Recreation, & Open Space Page C-28
population was again discussed here, since downtown housing could be particularly attractive to this
demographic with smaller units and more amenities within walking distance.
Housing
There is a strong connection between housing and economic development, which emerged in many
conversations. As discussed previously, most stakeholders noted the increase in housing prices in Port
Angeles since the pandemic, partially driven by the recent influx of remote workers and retirees, as a
significant challenge. Many described issues with workforce housing availability and affordability,
particularly for service industry workers catering to the tourism economy. Developing the construction
industry in town was also discussed as an important economic priority given the lack of development
expertise, the housing need, and the city’s remote location. Most interviewees agreed that recent efforts to
increase capacity for middle housing and ADUs in the city were positive since they can create housing at
more affordable price points, and most were also receptive to increased density, particularly downtown.
Some stakeholders felt that the prevailing anti-growth feeling in the community was beginning to fade, but
others were interested in limiting the city’s growth.
Education
Some stakeholders discussed the role of Peninsula Community College in Port Angeles’ economy. Overall,
there were many positive sentiments expressed about the college and its new leadership, as well as about
improved communication and partnership with the city’s business community. Several mentioned that the
college has taken steps toward programs that can generate higher-income jobs in the community, such as
the new dental hygienist program. Outside the college, some stakeholders also noted the need for more
education and workforce development in the trades, as did the stakeholder interviews on housing.
Location and Transportation
One sentiment that emerged from these interviews was that Port Angeles has a strong culture of
independent-minded people who have come to the city because of its remote location and relative
affordability. This has resulted in a culture that places limited value on the urban lifestyle, according to
some interviewees. In addition, the remote location has significant economic impacts. The lack of rail
connection reduces the city’s attractiveness for manufacturing activity and presents challenges for some of
the value-added wood products discussed earlier. It also significantly increases the cost of development.
The airport was discussed at length by several interviewees. Although Horizon used to offer commercial
flights to SeaTac, the economics of resuming commercial air service are very complicated due to the
challenges with staffing, fog, and weather in Port Angeles, and the relative ease of driving or taking a bus
to Seattle in not much more time than flying. However, some felt that there was some potential for
commercial air service to return, and that it would be a boon to the city’s business and tourism economy.
Another potential discussed was for a seaplane dock in Port Angeles, which could be used for either
commercial or private service.
Land Use
One land use consideration that came out of these interviews was the potential need for larger (over 40
acres) parcels of industrially zoned land, for which there is some regional demand. In addition, current
industrial zoning contains some areas with creek buffers, which would preclude actual industrial uses. The
western UGA in particular was discussed as a prime location for potential rezoning to accommodate larger
industrial parcels. The area around the airport was also discussed. Evidently, only aviation-related uses are
Port Angeles 2025 Comprehensive Plan Appendix – Parks, Recreation, & Open Space Page C-29
allowed under the airport master plan, which has purportedly reduced potential commercial development
in the past. Several stakeholders, however, felt there is potential for commercial development around the
airport in the future and were unsure about this blanket restriction.
City’s Role in Economic Development
When asked about what efforts the city should engage in to foster economic development in Port Angeles,
a number of themes were discussed:
Infrastructure – Stakeholders mentioned issues with infrastructure availability and the importance of
continuing to invest in infrastructure to serve future business. Specifically, significant issues with roads
deteriorating downtown, some of which were constructed on old wooden piers, were discussed as a
potential city priority for improving the gateway to the city from the ferry.
Code Enforcement and Permitting – Some stakeholders felt that the city has been overly conservative in
applying codes and regulations and would appreciate a more collaborative approach to working with
developers and business owners, as well as the potential for developing easier ways to help business
owners and developers navigate city permitting processes.
Marketing – Some interviewees suggested that the city could improve its messaging to the public overall,
as well as prioritize marketing of Port Angeles as a tourism and business destination more widely
throughout the region.
Land Use – Increased availability of large industrially zoned parcels could help bring more industrial
activity and middle-income jobs to the city.
Partnerships – Stakeholders interviewed for this project included representatives from a wide variety of
organizations in Port Angeles. They described a business community that is closely connected in a
cooperative environment. The city should develop and maintain partnerships with these key organizations
and others in the business community to help further the city’s economic development objectives:
• Port Angeles Waterfront District
• Port Angeles Business Association
• Clallam Economic Development Council
• Port Angeles Chamber of Commerce
• Sequim Chamber of Commerce
• Port of Port Angeles
• Field Arts & Events Hall
• Black Ball Ferry
Conclusions & Key Takeaways
• There has been a loss of middle-income jobs in Port Angeles over the past few decades, with a
move away from forestry and towards tourism, which generally provides lower-income and more
seasonal jobs.
• There is some potential for value-added wood products, biomass manufacturing, and other
innovative resource-based industries as one avenue to increase higher-paying jobs in the city.
• The tourism economy is important to Port Angeles’ future, capitalizing on the popularity of
Olympic National Park. Adding more attractions, year-round activities, and festivals can help make
Port Angeles 2025 Comprehensive Plan Appendix – Parks, Recreation, & Open Space Page C-30
this a more sustainable year-round source of employment and revenue. However, wages in the
service sector are substantially lower than in many other sectors, and the city should avoid over-
reliance on the tourist economy if possible.
• The Black Ball Ferry is an important presence in the city, and cultivating a better relationship with
Victoria, B.C., as well as improving the gateway to the city near the ferry terminal, would be
beneficial.
• Other important sectors in the Port Angeles economy include the marine trades, health care, and
an increasing number of remote workers in tech industries.
• Downtown Port Angeles is key to the region’s economy, but vacant and underused properties,
perceptions of crime and homelessness, and lack of placemaking have hampered the downtown’s
attractiveness and potential. Recent efforts by the Waterfront District and others are improving
downtown, and the potential for new housing or the reuse of vacant second floors presents a key
opportunity for the district as well.
• Workforce housing availability and affordability are growing concerns with recent rises in housing
costs. Improving the local construction industry and continuing to allow more diverse and denser
housing types are positive steps towards addressing this issue.
• The Community College is an important player in the city’s economy, and recent leadership
changes have positively impacted the potential for the College to have an impact on workforce
training in the city.
• The remote location of Port Angeles presents challenges for manufacturing industries as well as
driving up the costs of development. The airport is unlikely to resume commercial service soon,
but it could happen in the long term, and there is also the potential for a seaplane dock to be
developed.
• There is a lack of large, industrially zoned industrial parcels in the city. The Western UGA may be
particularly suited to rezoning to accommodate potential industrial uses.
• Key actions the city can take to further the Port Angeles economy include:
o Proactive infrastructure investments
o Improved climate around code enforcement and permitting processes
o Marketing the city as a tourism and business destination
o Increase availability of large industrially zoned parcels through land use changes
o Foster new partnerships and build upon existing relationships with the business
Port Angeles 2025 Comprehensive Plan Appendix – Transportation Page D-1
Appendix D:
Transportation
Port Angeles 2025 Comprehensive Plan Appendix – Transportation Page D-2
D-1: Existing Conditions
Port Angeles’ transportation network supports various modes of travel, including walking, bicycling,
driving, public transportation, and freight. According to the 2023 Census data 1, among workers 16 years or
older, approximately 73% drive alone to work, 10% carpool, 4% walk, 2.5% use public transportation, less
than 1% use bicycles, and less than 1% use taxis, motorcycles, or other means. The remaining 8.5% work
from home. While vehicular travel is the primary mode of transportation, the City also promotes active
transportation by investing in bicycle and pedestrian facilities to address network gaps and to enhance
safety. The city has shared-use paths or trails for bikes and pedestrians, and continuous sidewalks east of
Tumwater Creek. Clallam Transit provides transit services, including the Strait Shot between the downtown
Gateway Transit Center and Bainbridge Ferry Terminal. Black Ball Ferry connects to Victoria, BC, Canada,
from the waterfront. The William R. Fairchild International Airport in the western part of the city no longer
offers regular commercial flights, as Kenmore Air ceased operations in 2008. This section outlines the
current conditions of different modes of transportation in Port Angeles.
Roadway Network
Streets are the foundation of multimodal travel in Port Angeles. They support the lives and activities of the
city’s residents and visitors. Port Angeles’ street network is classified into four categories by functions and
average daily traffic volumes: local/access roads, collector arterials, minor arterials, and principal arterials.
shows the street network with its classifications. Following the replacement of the Lauridsen Boulevard
Bridge, the City has observed increased traffic demand along E Lauridsen Boulevard between S Lincoln
Street and S Race Street in the past ten years. As conditions evolve, the City may consider reclassifying this
segment to a principal arterial to better reflect its function.
US Highway 101 (US 101) traverses through the city east-west and connects to regional destinations on the
north end of the Olympic Peninsula. Within the City’s limit, US 101 splits into a one-way couplet at 1st Street
and Front Street between S Lincoln Street and Golf Course Road.
Port Angeles has historically been a small community supported by its lumber industry and mills, which
nourished its economy and residents. S Tumwater Truck Route (SR 117) connects US 101 between the
1st/Front Street couplet and W Lauridsen Boulevard along the Tumwater Creek, accommodating freight
mobility, including logging trucks that routinely load and offload at marine terminals in Port Angeles
harbor.
Port Angeles is also known for its natural features, including forests, creeks, and mountains, and serves as a
gateway to the Olympic National Park. While these natural features offer numerous amenities, they also
constrain the city’s transportation network: the city's roads are divided by creeks running from south to
north, which disrupt the otherwise well-connected grid network and necessitate reliance on bridges over
the creeks. Currently, the W 8th Street Bridge and W Lauridsen Boulevard allow passage over Tumwater
Creek and Valley Creek. E 8th Street and E Lauridsen Boulevard provide access over Peabody Creek. To
cross White Creek, however, one must use the 1st/Front Street couplet, as there are no through routes
south.
12019-2023 American Community Survey (ACS) 5-Year Estimates. Table S0801. US Census Bureau, 2023.
Port Angeles 2025 Comprehensive Plan Appendix – Transportation Page D-3
Map D-1: Roadway Functional Classification
Source: City of Port Angeles, Fehr & Peers, 2025.
Pedestrian & Bicycle Network
Port Angeles' pedestrian and bicycle network consists of sidewalks and shared-use paths or trails. Most of
the City’s sidewalks are located east of Tumwater Creek and north of Lauridsen Boulevard, both along
arterial roads and within residential areas. Sidewalks are largely absent in other areas of Port Angeles. The
city's current sidewalk infrastructure totals approximately 83 miles, including both sides of each road. The
City has identified a need to expand its sidewalk infrastructure. Map D-1 shows the current sidewalks in
Port Angeles, as well as potential future sidewalks (e.g., areas where none exist).
Port Angeles 2025 Comprehensive Plan Appendix – Transportation Page D-4
Map D-2: Sidewalk Network in Port Angeles
Source: City of Port Angeles, Fehr & Peers, 2025.
Existing bicycle facilities include the Waterfront Trail, the Olympic Discovery Trail, and dedicated bike lanes.
In all, these facilities total approximately 14 miles within Port Angeles. As shown in Map D-3, the City has
constructed dedicated bike lanes along the following corridors:
• Front Street between Marine Drive and N Lincoln Street
• 1st Street between Marine Drive and N Alder Street
• S Lincoln Street between 1st Street and E 8th Street
• E 8th Street between S Peabody Street and S Race Street
• E Lauridsen Boulevard between S Lincoln Street and S Race Street
• W 8th Street between S Lincoln Street and S A Street.
• W 10th Street between S N Street and S I Street
As this plan is being drafted, the City has secured funding for additional dedicated bike lanes to be
designed and constructed in 2025 and 2026:
• S A Street between W 8th Street and W 10th Street
• W 10th Street between S A Street and S I Street
Upon completion, the existing and near-term built dedicated bike lanes will constitute a total of six miles.
Besides near-term projects, the Race Street Complete Street Project will add another 0.6-mile shared-use
path/trail between E 8th Street and Front Street. The project is scheduled to enter the planning and design
Port Angeles 2025 Comprehensive Plan Appendix – Transportation Page D-5
phase in 2025. Map D-3 illustrates the existing and near-term bicycle and pedestrian facilities within Port
Angeles city limits.
Map D-3: Bicycle Network in Port Angeles
Source: City of Port Angeles, Fehr & Peers, 2025.
One of the quantifiable metrics that Port Angeles could use to evaluate the quality of existing bicycle
infrastructure is the bicycle level of traffic stress (LTS). LTS scores range from 1 to 4, with the lowest level of
traffic stress classified as LTS 1, where a wide range of users feel safe and comfortable on an active
transportation facility, and the highest level of traffic stress classified as LTS 4, where most users feel
uncomfortable when walking or biking. Overall, the bicycle LTS can be described as follows:
• LTS 1: Bicycle facilities are safe and comfortable for people of a wide range of ages and abilities.
• LTS 2: Bicycle facilities are comfortable for most adults but may include small segments that
exceed the tolerance for people of a wide range of ages and abilities.
• LTS 3: Bicycle facilities are tolerable for confident, experienced bicyclists and pedestrians.
• LTS 4: Bicycle facilities are missing and/or uncomfortable for most people and serve as a barrier to
biking for many.
Currently, the City of Port Angeles has not adopted a methodology for determining bicycle LTS, so a set of
criteria was developed by Fehr & Peers to analyze current conditions and to help identify potential future
active transportation projects. Detailed criteria for determining bike LTS are documented in the appendix.
Map D-4 below shows the results of bike LTS in Port Angeles. Most of the local access streets are classified
as LTS 1 because streets in residential areas usually have lower speed limits and traffic volumes, which
Port Angeles 2025 Comprehensive Plan Appendix – Transportation Page D-6
create a safer environment for cyclists. Note that the results do not consider any planned facilities even
though they are labeled on the map for reference.
Map D-4: Current Bicycle Level of Traffic Stress (LTS)
Source: City of Port Angeles, OpenStreetMap, Fehr & Peers, 2025.
Transit Network
Clallam Transit provides transit services in Port Angeles with internal circulations and connections to
neighboring cities and tribes. All routes depart from the Gateway Transit Center, which is located between
N Lincoln Street and N Laurel Street, across the street from the Port Angeles Visitor Center. As of 2024, a
total of 28 bus shelters are available in Port Angeles, including six at the Gateway Transit Center 2 and
others are sporadically located along arterial streets within the city. However, most current bus stops
consist merely of a pole with a bus sign, lacking route or timetable information. All Clallam Transit fixed
routes, with the exception of Route 123 Strait Shot and the seasonal Hurricane Ridge Shuttle, are fare-free
as of January 1, 2024. Total ridership on fixed routes increased by approximately 26% from 627,000 in
2023 to 791,000 in 2024. All buses are free for youth, Peninsula College students, and veterans. The
paratransit program by Clallam Transit, Clallam Connect, provides door-to-door service for senior
residents and people with disabilities. Map D-5 illustrates proposed 2026 Clallam Transit fixed-route
2 Appendix A: Transit Amenities, 2024-2029 Transit Development Plan, Clallam Transit System. https://irp.cdn-website.com/0eaf265e/files/uploaded/2024-
2029_TDP.pdf
Port Angeles 2025 Comprehensive Plan Appendix – Transportation Page D-7
services in Port Angeles. Table D-1 shows the average monthly ridership in summer 2024 for fixed routes in
Port Angeles.
Map D-5: Proposed 2026 Clallam Transit Bus Routes in Port Angeles
Source: Clallam Transit, Fehr & Peers, 2025.
Routes within the city depart approximately every 30 minutes on weekdays, mainly between 6 am and 8
pm, and every 60 minutes on Saturdays, mainly between 8 am and 8 pm. There is no service available on
Sundays or holidays.
• Route 20 is an out-and-back that circulates to Peninsula College via Lincoln to 8th Street, Race
Street to Lauridsen Boulevard, Ennis to 1st Street, and Golf Course Road, terminating at Melody
Circle and returning on the opposite route.
• Route 22 is an out-and-back route that travels to Olympic Medical Center via 1st and Race Streets,
heading on Race Street to Lauridsen Boulevard and onto Laurel, where it circulates back to Laurel
and back via Viewcrest, Peabody, and Park Streets.
• Route 24 is an out-and-back route that travels to Shane Park via Lincoln and 8th Streets until “I”
Street, where it jogs to 10th Street and circulates back via Milwaukee Drive and “N” Street.
• Route 26 circulates around Lincoln Park via Lincoln and 8th Streets, “C” Street to 16th/18th Streets,
and back via “L” Street and Lauridsen Boulevard.
• Route 12 connects to the Lower Elwha Klallam Reservation via Lincoln and Highway 101,
connecting Laird and Lower Elwha Roads and back around via Kacee Way and Lower Elwha Road.
Intercity and rural routes have varying frequencies, with no service on Sundays or holidays except for
Route 123 Strait Shot and the seasonal Hurricane Ridge Shuttle.
Port Angeles 2025 Comprehensive Plan Appendix – Transportation Page D-8
• Route 10: connects rural communities to the northwest of Port Angeles as far as Joyce and Lyer
River via SR 112 (Strait of Juan de Fuca Highway). The route is scheduled with six runs in each
direction on weekdays and four on Saturday.
• Route 14: connects communities between Port Angeles and Forks via US 101. The route is
scheduled for eight runs in each direction on weekdays and four runs in each direction on
Saturday.
• Route 30: connects Port Angeles and Sequim via US 101. Buses depart approximately every 30
minutes on weekdays and 60 minutes on Saturdays.
• Route 123 Strait Shot: connects Port Angeles directly with the Bainbridge Island Ferry Terminal with
limited stops. The route is scheduled for three runs in each direction, Monday through Saturday,
and two runs in each direction on Sunday and some holidays. A $10 fare is required for Route 123
Strait Shot, with a reduced fare of $5 available for senior citizens and individuals with disabilities.
Clallam Transit also operates a seasonal Hurricane Ridge Shuttle during the summertime. The shuttle
departs every hour from the Gateway Transit Center and stops at different trailheads in the Olympic
National Park. A $1 fare is required to take the shuttle, with a reduced fare of $0.50 for senior citizens and
individuals with disabilities.
Table D-1: Current Clallam Transit Fixed-route Service Ridership
Route Service Type/Area Summer 2024 Monthly Ridership (June - September)
10 Rural; SR 112 – Joyce 1,600
14 Intercity; US 101 – Forks 4,100
20 Urban 6,800
22 Urban 8,700
24 Urban 8,500
26 Urban 11,100
30 Intercity; US 101 – Sequim 20,400
123 Strait Shot Intercity; US 101 – Bainbridge Island Ferry
Terminal 2,100
Hurricane Ridge
Shuttle Shuttle – Olympic National Park 2,200
Source: Clallam Transit, 2025.
Port Angeles 2025 Comprehensive Plan Appendix – Transportation Page D-9
Freight Network
Home to the Port of Port Angeles and located on the Olympic Peninsula amidst the timber industry,
freight mobility is an important consideration in Port Angeles’ transportation network. The Washington
State Department of Transportation (WSDOT) classifies freight corridors into five different classes based on
annual freight tonnage moved on the roadway segment. Table D-2 categorizes Port Angeles roadways
into the five classes based on WSDOT 2023 Freight and Goods Transportation System (FGTS) truck
corridors 3. Currently, US 101 and SR 117 consist of the City’s truck route. Error! Reference source not found.
illustrates the WSDOT classification of freight corridors in Port Angeles and the current truck route.
Table D-2: WSDOT Freight Classifications in Port Angeles 4
FGTS Truck
Corridor Tier Description Streets in Port Angeles
T-1 More than 10 million tons per year No Streets Classified
T-2 4 million to 10 million tons per year US 101, SR 117, S Race Street, E/W 8th Street,
Marine Drive
T-3 300,000 to 4 million tons per year E/W Lauridsen Boulevard, S Airport Road, S C Street, S Lincoln Street, Mt Angeles Road
T-4 100,000 to 300,000 tons per year W Edgewood Drive, W 18th Street, S L Street
T-5 At least 20,000 tons in 60 days and less than
100,000 tons per year No Streets Classified
Source: WSDOT, Fehr & Peers, 2025.
3 https://wsdot.maps.arcgis.com/home/item.html?id=09185bbba7c94253a26961489bb8ad20
4 Appendix D: Washington’s Freight Transportation System, pp.10. Freight System Plan. Washington Department of Transportation.
Port Angeles 2025 Comprehensive Plan Appendix – Transportation Page D-10
Map D-6: WSDOT Freight System
Source: WSDOT, Fehr & Peers, 2025.
Port Angeles 2025 Comprehensive Plan Appendix – Transportation Page D-11
Automobile Network
According to the Capital Facility Element of the Comprehensive Plan, traffic operations on all arterial
streets shall function at an average daily Level of Service (LOS) of D or better. LOS is a term that
qualitatively describes the operating performance of an intersection or on a roadway segment. LOS is
reported on a scale from A to F, with A representing the lowest delays and F the highest. Table D-3
provides a brief description of each LOS letter designation based on the Highway Capacity Manual (HCM),
6th Edition.
Table D-3: Level of Service Descriptions
LOS Description
A Free-flowing conditions
B Stable operating conditions
C Stable operating conditions, but individual motorists are affected by interaction with others.
D High density of motorists, but stable flow.
E Near-capacity operations, with significant delay and low speeds
F Overcapacity, with excessive delays and forced, unpredictable flows.
Source: Fehr & Peers. Descriptions based on Highway Capacity Manual, 6th Edition.
To evaluate whether the Port Angeles roadway facilities meet the standard today, intersection LOS and
roadway segment LOS at selected high-volume locations were evaluated and reported in this section. Map
D-7 shows the study intersections and roadway segments locations.
Port Angeles 2025 Comprehensive Plan Appendix – Transportation Page D-12
Map D-7: Study Intersections and Segments
Source: Fehr & Peers, 2025.
Table D-3 and Table D-4 present the LOS results at study intersections and roadway segments under
existing conditions. Map D-8 summarizes the results. All intersections meet the City’s standard currently.
Six of the seven study roadway segments also meet the City’s standard currently. One segment operates at
LOS F: of the section of US 101 from S Golf Course Road to N Baker Street (East City Limits). For detailed
methodologies and analysis, refer to the appendix.
Table D-4: Existing Conditions Intersection Level of Service Summary
ID Intersection Name Control LOS Standard LOS Delay (sec)
1 US 101 / SR 117 SSSC** D C 20
2 US 101 (E Lauridsen Boulevard) / S Lincoln Street Signalized D B 11
3 US 101 (S Lincoln Street) / E 8th Street Signalized D D 37
4 US 101 (N Lincoln Street) / E 1st Street Signalized D C 23
5 US 101 (N Lincoln Street) / E Front Street Signalized D D 35
Port Angeles 2025 Comprehensive Plan Appendix – Transportation Page D-13
ID Intersection Name Control LOS Standard LOS Delay (sec)
6 US 101 (E 1st Street) / S Race Street Signalized D D 43
7 US 101 (E Front Street) / S Race Street Signalized D B 14
8 US 101 (E 1st Street & E Front Street) / S Golf Course Road Signalized D C 21
9 SR 117 / Marine Drive Signalized D B 17
** SSSC = side-street stop control Source: Fehr & Peers, 2025.
Table D-5: Existing Conditions Roadway Segment Level of Service Summary
ID Roadway Segment Name Bi-Directional Volume Bi-Directional MSV* of LOS D LOS
1 SR 117 from Marine Drive to US 101 640 1,368 C
2 US 101 from Cameron Road (West City Limits) to SR 117 1,260 1,659 D
3 US 101 from SR 117 to E Lauridsen Boulevard / S Lincoln Street 1,030 1,422 D
4 US 101 from S E Lauridsen Boulevard / S Lincoln Street to E 1st Street / E Front Street 880 1,493 D
5 US 101 (E Front Street) from S Lincoln Street to S Golf
Course Road 1,580 1,706 D
6 US 101 (E 1st Street) from S Lincoln Street to S Golf
Course Road 1,680 1,792 D
7 US 101 from S Golf Course Road to N Baker Street
(East City Limits) 3,260 3,129 F
* MSV = maximum service volume Source: Fehr & Peers, 2025.
Port Angeles 2025 Comprehensive Plan Appendix – Transportation Page D-14
Map D-8: Existing Conditions Intersection and Roadway Segment LOS Results
Source: Fehr & Peers, 2025.
Port Angeles 2025 Comprehensive Plan Appendix – Transportation Page D-15
Safety
Collision data from 2019 to 2023 5 was obtained from WSDOT to identify collision hotspots in Port Angeles.
Key findings include:
• 1,290 collisions were reported along streets within the city's limits during this time.
• 26 of these collisions involved pedestrians, and 24 involved bicyclists.
• 25 collisions resulted in serious injuries, and 10 of the serious injury collisions involved pedestrians
or bicyclists.
• One collision resulted in the death of a bicyclist. This collision occurred on E Lauridsen Boulevard
west of Race Street.
Map D-9 illustrates where collisions were most frequent, noting the specific locations of collisions that
resulted in a fatality or serious injury, based on the 2019-2023 WSDOT data. The map reveals that most
collisions occurred along the principal arterials, particularly at intersections along the 1st/Front Street
couplet. In addition, according to City staff, another fatal collision occurred on US 101 near Del Guzzi Drive
in 2024.
Map D-9: Collisions in the Past Five Years within the City’s Limits
Source: Fehr & Peers, WSDOT, 2025.
5 2023 data was the most recent data available by the time this plan is drafted.
Port Angeles 2025 Comprehensive Plan Appendix – Transportation Page D-16
D-2: Future Modal Plan Guidelines
Pedestrian & Bicycle
As shown in Error! Reference source not found., Port Angeles has opportunities to improve walkability,
connectivity, and safety by expanding the current sidewalk system. The City of Port Angeles Complete
Streets Guiding Principles, adopted in 2018, promote the consideration of all modes of transportation at
“each phase of planning, design, funding, construction, and the ongoing operation, preservation, and
maintenance of new and modified roadways.” Incorporating sidewalks to accommodate walking is
consistent with the City's guidelines.
Another focus is on school walking routes in Port Angeles, as seen in Error! Reference source not found..
Corridors lacking sidewalks along these routes should be prioritized for future sidewalk construction. The
following segments along the school walking routes generally lack complete sidewalks on both sides of the
road:
• On S D Street between W 6th Street and W 14th Street
• On S E Street between W 16th Street and W Lauridsen Boulevard
• On S M Street between W 10th Street and W 16th Street.
• On S N Street between W 10th Street and W 14th Street and between W 16th Street and W 18th
Street
• On W 6th Street between S B Street and S I Street
• On W 10th Street between S C Street and S I Street
• On W 12th Street between S D Street and S I Street
• On W 16th Street between S C Street and S E Street
• On W 18th Street between S M Street and S I Street
• On E 3rd Street between Penn Street and Golf Course Road
• On S Fairmont Avenue between W Lauridsen and US 101
• On S Liberty Street between E 5th Street and E 8th Street
• On Porter Street between E Park Avenue and Campbell Avenue
• On Penn Street between US 101 and E 6th Street
• On S Laurel Street and S Peabody Street between E Park Avenue and E Ahlvers Road
• On E Ahlvers Road between Laurel Street and Canyon Edge Drive
• On Old Mill Road between E Ahlvers Road and the City’s limit to the south.
Other considerations for improving pedestrian safety at intersections include installing advanced
pedestrian signal controls. The City’s Signal Controller Upgrades Project (TR0120) will add leading
pedestrian interval timing and no-turn-on-red blank-out signs at intersections along US 101 (the 1st/Front
Street couplet). Moving forward, the City should consider implementing similar controls to prioritize
pedestrian and bicyclist safety on other arterials, such as S Lincoln Street, S Race Street, and 8th Street,
where bike lanes or shared-use trails are implemented.
As presented in Map D-4, while most local and access roads in Port Angeles provide a low-stress (LTS 1)
environment for cyclists, due to their low speeds and traffic volumes, many arterials are much higher-stress
(LTS 3 and LTS 4). To provide a low-stress system for cyclists with improved connections, the City should
consider the following improvements:
Port Angeles 2025 Comprehensive Plan Appendix – Transportation Page D-17
• On Olympic Discovery Trail:
o Adding physical buffers to separate the trail and traffic between S Valley Street and W Hill
Street.
o Extend the current trail to fill the gap on W Hill Street and S Milwaukee Drive.
• Link trails with other bike facilities:
o Extend the northern end of the current dedicated bike lanes on S Lincoln Street to the
Olympic Discovery/Waterfront Trail.
o Extend the northern end of the planned/designed Race Street shared use path to the
Olympic Discovery/Waterfront Trail.
o Extend the western end of the dedicated bike lanes on W 10th Street to the Olympic
Discovery Trail on S Milwaukee Drive.
• Fill the gaps between dedicated bike lanes
o Complete the bike lanes on E 8th Street between S Lincoln Street and S Peabody Street.
o Extend the bike lanes on S Lincoln Street between E 8th Street and E Lauridsen Boulevard.
• Freight/bike interactions
o Dedicated facilities (trails, bike lanes) and enhanced signage along Marine Drive and other
streets in the vicinity of the port provide additional protection for cyclists from freight
traffic.
Map D-10: Sidewalk and School Walking Routes in Port Angeles
Source: City of Port Angeles, Fehr & Peers, 2025.
Port Angeles 2025 Comprehensive Plan Appendix – Transportation Page D-18
Transit
According to the 2021 Clallam Transit System Comprehensive Operation Analysis, fixed routes serving
urban areas in Port Angeles (i.e., Routes 20, 22, 24, and 26) carried half of Clallam Transit’s total ridership,
and the intercity routes (i.e., Routes 14, 30, and 123) carried an additional forty percent. These percentages
underscore the importance of Clallam Transit’s fixed route services in Port Angeles. However, these fixed-
route services are constrained by a circular route design that results in a low-frequency schedule, likely
depressing potential ridership, since trips are less efficient. With more multifamily development coming to
Port Angeles, there might be opportunities for the transit agency to consider restructuring routes to offer
bi-directional cross-town services and to introduce microtransit with on-demand hailing to cover areas of
the city not served by fixed routes. These revisions could result in higher-frequency services on arterials
and shorter travel times, with limited additional operating costs.
According to the 2024-2029 System Transit Development Plan, Clallam Transit will consider expanding its
microtransit service in urban areas where traditional fixed route services are not preferred. The plan also
suggests considering late-night and Sunday service in urban areas with a combination of fixed route and
microtransit services6. Map D-11 The following demonstrates some potential high-frequency cross-town
transit corridors. Note that instead of changing the service network all at once, the City of Port Angeles
should work with Clallam Transit to implement pilot programs using current resources and, in the long
term, transition to a combination of cross-town fixed routes and microtransit services.
Map D-11: Potential Cross-town Transit Corridors and Multifamily Development (Draft)
6 Section 11: Action Strategies, 2024-2029 Transit Development Plan. Clallam Transit System. https://irp.cdn-website.com/0eaf265e/files/uploaded/2024-
2029_TDP.pdf Source: MAKERS, 2025.
Port Angeles 2025 Comprehensive Plan Appendix – Transportation Page D-19
Freight
At present, the US 101/Tumwater Truck Route (SR 117) interchange is not configured to accommodate
westbound-to-northbound and southbound-to-eastbound truck movements. As a result, many large
trucks traveling between the Port of Port Angeles and points west use the First/Front Street couplet, which
impacts downtown with noise and traffic. For more than a decade, the City has explored implementing a
new cross-town route to support freight traffic in Port Angeles. This truck route would require
improvements to the US 101/Tumwater Truck Route (SR 117) interchange to accommodate westbound-to-
northbound and southbound-to-eastbound truck movements; enhancements to Lauridsen Boulevard to
ensure that added truck traffic can be safety accommodated alongside other uses, and other associated
treatments to connect the truck route to the eastside of the city, potentially including bridges and
intersection treatments on US 101. In the coming years, the City should revisit the concept of an alternative
truck route and look for funding opportunities to advance key components, such as the reconfiguration of
the US 101/Tumwater Truck Route (SR 117) interchange and safety and capacity enhancements to Lauridsen
Boulevard.
Automobile
Roads in Port Angeles will experience increased traffic as the city and region grow over the next 20 years.
According to the Clallam County Comprehensive Plan Land Capacity Analysis report, by 2045, Port
Angeles’ population is projected to increase by 2,690, a 13% increase from the City’s 2024 population of
20,410 7. The total number of jobs is projected to increase by 967, representing a 10% increase over the
estimated number of jobs of 9,277 8 in Port Angeles as of 2022.
To estimate the performance of the City’s roadway segments and intersections with growth anticipated by
2045, the project team estimated future traffic volumes by escalating existing traffic counts by 13%, the
same percentage projected for population increase. Level of service at intersections and along roadway
segments was then evaluated with the forecast future volumes using the same methodologies as
documented for analyzing existing conditions LOS. Table D-6 and below show future LOS results at study
intersections and on study roadway segments, respectively. The locations and results are also mapped in
Map D-12 below.
All study intersections would continue to meet the City’s standard (LOS D) in 2045 despite increased traffic
volumes. Most intersections would maintain the same LOS as under the existing conditions. The only
intersection experiencing a measurable degradation of operations is at SR 117 and Marine Drive, where the
LOS would drop from B to C, yet it would still comply with the City’s standard.
Three study roadway segments would fall below the City’s LOS D standard: the Front Street and 1st Street
segments on US 101, between S Lincoln Street and S Golf Course Road, would degrade from LOS D to LOS
E and the US 101 segment between S Golf Course Road and N Baker Street (East City Limits) already fails to
meet the City’s standard and will continue to do so with increased future traffic. Estimated future volumes
and LOS results at study intersections and roadway segments are documented in the appendix.
7 April 1, 2024 Population of Cities, Towns and Counties. Washington State Office of Financial Management.
8 Port Angeles Comprehensive Plan 2025-2045, Economic Development Element. City of Port Angeles.
Port Angeles 2025 Comprehensive Plan Appendix – Transportation Page D-20
With a total increase of 13% over 20 years, an annualized growth rate of 0.62% per year is calculated. The
Front Street and 1st Street segments on US 101, located between S Lincoln Street and S Golf Course Road,
are projected to degrade from LOS D to LOS E in approximately 12 years and 10 years, respectively, based
on the assumed annualized growth rate. Therefore, the project team recommends the City keep
monitoring the volumes on the two roadway segments and consider mitigation strategies over time.
Table D-6: Estimated 2045 Intersection Level of Service Summary
ID Intersection Name Control LOS Standard LOS Delay (sec)
1 US 101 / SR 117 SSSC** D C 23
2 US 101 (E Lauridsen Boulevard) / S Lincoln Street Signalized D B 12
3 US 101 (S Lincoln Street) / E 8th Street Signalized D D 47
4 US 101 (N Lincoln Street) / E 1st Street Signalized D C 29
5 US 101 (N Lincoln Street) / E Front Street Signalized D D 54
6 US 101 (E 1st Street) / S Race Street Signalized D D 44
7 US 101 (E Front Street) / S Race Street Signalized D B 17
8 US 101 (E 1st Street & E Front Street) / S Golf Course
Road Signalized D C 32
9 SR 117 / Marine Drive Signalized D C 23
** SSSC = side-street stop control
Table D-7: Estimated 2045 Roadway Segment Level of Service Summary
ID Roadway Segment Name Bi-Directional
Volume
Bi-Directional
MSV* of LOS D LOS
1 SR 117 from Marine Drive to US 101 720 1,368 C
2 US 101 from Cameron Road (West City Limits) to SR
117 1,430 1,659 D
3 US 101 from SR 117 to E Lauridsen Boulevard / S
Lincoln Street 1,170 1,422 D
4 US 101 from S E Lauridsen Boulevard / S Lincoln Street to E 1st Street / E Front Street 1,000 1,493 D
Port Angeles 2025 Comprehensive Plan Appendix – Transportation Page D-21
ID Roadway Segment Name Bi-Directional Volume Bi-Directional MSV* of LOS D LOS
5 US 101 (E Front Street) from S Lincoln Street to S Golf Course Road 1,790 1,706 E
6 US 101 (E 1st Street) from S Lincoln Street to S Golf Course Road 1,900 1,792 E
7 US 101 from S Golf Course Road to N Baker Street (East City Limits) 3,690 3,129 F
* MSV = maximum service volume
Source: Fehr & Peers, 2025.
Map D-12: Estimated 2045 Intersection and Roadway Segment Level of Service
Source: Fehr & Peers, 2025.
Port Angeles 2025 Comprehensive Plan Appendix – Transportation Page D-22
D-3: Potential Future Investments
The previous sections describe the City’s vision for accommodating travel for everyone in Port Angeles,
guided by a framework of multimodal networks and policies to achieve it. This section describes the
Transportation Element project needs, which, if addressed, would provide a safer and more connected
multimodal system utilizing a Complete Streets approach to improvements to address identified needs.
The following section also describes the City’s anticipated financial resources over the next 20 years to
implement projects that address these needs.
During the Transportation Element development process, many transportation needs and project ideas to
meet those needs were identified across the city. Project ideas came from a variety of sources, including
community ideas shared during the Comprehensive Plan outreach events, projects carried forward from
past plans, projects identified as needed to provide sufficient capacity to accommodate Port Angeles’
planned growth, as well as projects that would help construct the modal networks presented in the
previous section.
Over 100 ideas were identified (see the Future Project Ideas List in the appendix that describes these
project ideas). These project ideas are high-level, not prioritized or financially constrained, but encompass
the complete list of possible project needs identified through this planning process. Project ideas are
grouped into the following categories:
• Programmatic Projects: These are ongoing investments in the city’s transportation system to
ensure it continues to function. Programmatic expenditures can include pavement preservation,
ADA spot improvements, and upgrades to existing signals.
• Mitigation Projects: These include capacity enhancements geared at maintaining the city’s LOS
standard. Investments include efforts to monitor the performance of key segments along US 101
and building a roundabout at the intersection of US 101 and Golf Course Road.
• Active Transportation Connectivity Projects: These are trails, bicycle and pedestrian facilities to
encourage active transportation, prioritizing connections of existing bicycle facilities and roadways
identified in school walking routes projects that do not have sidewalks on either side of the road.
• Safety Projects: These are projects that address identified safety concerns by adding dedicated
facilities for people walking and bicycling and reducing vehicle conflict points.
• Freight Connectivity Projects: These are projects that support freight mobility in the city, including
the development of an alternative truck route.
• Other CFP/TIP Projects: These are projects already on adopted plans, such as the Capital Facilities
Plan and the Transportation Improvement program. These projects represent long-standing
commitments citywide.
Port Angeles 2025 Comprehensive Plan Appendix – Transportation Page D-23
D-4: Funding Resources
This section outlines potential funding sources for the City's transportation investments over the next two
decades. It summarizes current funding sources and describes additional strategies to optimize the
transportation network.
Estimated Funding for the Next 20 Years
The City of Port Angeles uses different sources for funding capital projects and maintenance and operation
costs. Table D-8 below provides a high-level summary of funding sources and potential amounts that
could be expected annually based on today’s conditions. The table also provides estimates over a 20-year
period by assuming that funding levels (and purchasing power) are constant over the 20-year horizon.
Each of the funding sources is discussed in this section. As with any financial forecasts, the amounts shown
below are based on historical revenues and grants, and funding may go up or down in any given year. The
funding forecasts (and cost estimates) in this plan are based on 2024 dollars.
Table D-8: Transportation Funding Resources
Funding Resources Annual Funding Funding over 20 Years*
City Funding
Transportation Benefit District (TBD) $1.1M $22M
Real Estate Excise Tax (REET) $500K $10M
General Fund $100K $2M
Grant Funding
Grants from the Transportation Improvement
Board (TIB) $1M $20M
Other Types of Grants $1M $20M
Total Funding for Capital Projects $3.7M $74M
Total Funding for Operations and Maintenance $2.2M $44M
TOTAL $5.9M $118M
* Values do not account for inflation.
Source: City of Port Angeles, Fehr & Peers, 2025.
Transportation Benefit District
Starting on January 1, 2018, the City of Port Angeles established a Transportation Benefit District (TBD),
which utilizes a two-tenths-of-one-percent increase in the local sales tax to preserve and maintain the
existing transportation infrastructure, in accordance with RCW 36.73. Ordinance No. 3593 defined TBD as
the exact boundaries as the City limits. Voters approved another increase of one-tenth of one percent in
the local sales tax, effective January 1, 2024, for the TBD. The TBD generated over 1 million dollars in 2024.
Real Estate Excise Tax (REET)
Port Angeles 2025 Comprehensive Plan Appendix – Transportation Page D-24
Real Estate Excise Tax (REET) is an optional tax collected on the sale of qualifying real estate. REET is
dependent on the amount of real estate sales and tends to fluctuate from year to year. Senate Bill 5972
enacts up to 0.25% of the annual sales for real estate for capital facilities. The Growth Management Act
authorizes another 0.25% for capital facilities. Revenues must solely be used for financing new capital
facilities or maintenance and operations at existing facilities, as specified in the capital facilities plan. REET
allocated to fund transportation was over $500,000 in 2024.
General Fund
The City of Port Angeles' general fund is supported by diverse tax revenues such as property taxes, sales
taxes, business license fees, and fines. While the annual allocation to transportation from the general fund
varies, the City could anticipate an average allocation of $100,000 per year over the next 20 years.
Grant Funding Opportunities
External grant funding is essential, as the revenue the City generates would not be sufficient to finance all
capital projects. The City has been utilizing some of these grants to date, and it is important to continue
applying for and securing such funding. Examples of state-level grant opportunities that could support
projects in Port Angeles over the next 20 years are listed below.
The Washington State Transportation Improvement Board (TIB)
• Urban Sidewalk Program
• Urban Active Transportation Program
• Urban Arterial Program
WSDOT
• Pedestrian and Bicycle Program
• Safe Route to School
• Local Bridge Program
• Vanpool Investment Program
Freight Mobility Strategic Investment Board
• Freight Mobility Strategic Investment Board
According to City staff, the City could anticipate an average of $1 million from TIB grants and another $1
million from other grant types each year.
Potential Funding Resources to Consider: Transportation Impact Fee
Transportation impact fees (TIF) are a one-time funding source paid by development to fund new
transportation infrastructure needed to support growth. TIF collected can be used to fund “public streets,
roads, and bicycle and pedestrian facilities that were designed with multimodal commuting as an intended
use” under RCW 82.02.090. The City of Port Angeles currently does not have a TIF program. The City
might want to consider utilizing TIF as a tool for generating funding for its future transportation
infrastructure.
Port Angeles 2025 Comprehensive Plan Appendix – Transportation Page D-25
D-5: Transportation Demand Management (TDM)
According to City code section 14.40.050, a transportation demand management (TDM) assessment is
required to analyze the off-street parking needs of new developments or expansions from existing
developments. TDM strategies, however, should not be limited to parking itself. In fact, in recent years, the
concept of TDM has evolved from a focus on commuters and strategies for reducing single-occupancy
vehicle demand at peak times to a focus on maximizing the modal choices of all travelers and trip types.
To align with the City’s investments in multimodal transportation mentioned earlier in this element, the
following TDM strategies can be considered by the City:
• Transit and microtransit – Working with Clallam Transit, commuters in Port Angeles could
potentially benefit from the implementation of microtransit with more frequent bi-directional
cross-town bus routes.
• Walking/Biking – As the pedestrian and bicycling networks are constructed and development
occurs along arterials and school walking route areas, these modal options are anticipated to be
increasingly viable. The project identified earlier in this element aligns with plans to expand walking
and biking options in the city.
Port Angeles 2025 Comprehensive Plan Appendix – Transportation Page D-26
D-6: Fiscally Constrained Project List
The prior section established that Port Angeles can expect roughly $74 million to manage and expand its
transportation system over the next few decades. While $74 million is a substantial amount of funding for
transportation, it is nowhere near the level of revenue needed to fully fund the project needs presented in
the appendix. Table D-9 presents Port Angeles’ fiscally constrained list of projects and programmatic
investments for the 20-year horizon of this TE. This list includes programs and projects that the City of Port
Angeles has already committed to funding, as well as those needed to meet the City’s concurrency
requirements through 2045. These projects total approximately $74 million in transportation mobility
investments, which consist of approximately $44 million 9 for operations and approximately $30 million for
capital projects.
Table D-9: Fiscally Constrained 20-Year Project List
ID Project Name/Location Project Description 20-Year Cost Estimate
Programmatic Projects
1 Revolving Street Improvements Street-related small capital projects throughout the City for asphalt, sidewalks, and curbing. $600,000
2 Complete Street Revolving
Fund
The focus of this program is to install or repair sidewalks,
curb ramps, bike lanes, and other complete street elements to maintain safety for pedestrians in Port Angeles roadways and meet Council and citizen expectations for complete streets.
$3,000,000
3 Traffic Control Improvements
at Signalized Intersections
Implementing leading pedestrian interval and signal
coordination on City signalized intersections.
$1,600,000
4 Traffic Control Improvements
at Uncontrolled Intersections
This project will install stop signs, yield signs, or traffic
circles at priority uncontrolled intersections.
$350,000
5 Downtown Traffic Study The project will study options for modifying street and
alley lane directions, number of lanes, and limiting
vehicle access or creating pedestrian malls, to facilitate
improved access, mobility, safety, parking, community gathering spaces, and economic development.
$50,000
6 Waterfront Trail Renovation
and Sustainability Study
This project is to study the sustainable improvement
options along the downtown waterfront Olympic
Discovery Trail.
$1,000,000
7 Prioritize Pavement
Maintenance
This project includes patching, chip sealing, and HMA
overlay to distressed pavement areas.
$20,000,0001
9 According to City staff, the whole Operation budget which includes Wages, Material, etc. for 2025 is $2,206,600. The estimated 20-year operation budget is
derived by $2 million multiplied by 20.
Port Angeles 2025 Comprehensive Plan Appendix – Transportation Page D-27
ID Project Name/Location Project Description 20-Year Cost Estimate
8 ADA Transition Plan
Implementation
This project details the implementation of the City's ADA
Transition Plan
$3,000,0002
Mitigation Projects
9 1st/Front Street between S Lincoln St and S Golf Course Road
The city will keep monitoring traffic volumes, with the results
guiding the evaluation of access control measures and the
implementation of capacity enhancements based on future traffic
growth.
$500,000
10 US 101 between S Golf Course
Road and N Baker Street
The city will keep monitoring traffic volumes, with the
results guiding the evaluation of access control measures and the implementation of capacity enhancements based on future traffic growth.
$500,000
11 US 101/Golf Course Road intersection Replace the existing signal-controlled intersection with a roundabout $8,500,000
Active Transportation Connectivity Projects
12 Stevens Middle School Walking Routes Install sidewalks and curb ramps on designated school walking routes near Stevens Middle School. $915,000
13 Sidewalks & Paving for Mt Angeles Road & Porter Street Sidewalks along Porter Street and Mt Angeles Road do not currently exist. These are walking routes to Peninsula College, Franklin Elementary School, the Boys & Girls Club and Port Angeles High School. Install sidewalks, with curb ramps and asphalt on designated school
walking routes from Eckert North to Park Ave on both
Porter Street and Mt Angeles Road.
$3,000,000
Safety Projects
14 Olympic Discovery Trail
between S Valley Street and Boathaven Drive
Build a physical buffer between the trail and vehicular
traffic.
$2,000,000
Port Angeles 2025 Comprehensive Plan Appendix – Transportation Page D-28
ID Project Name/Location Project Description 20-Year Cost Estimate
15 Marine Drive and other streets
near the port
Dedicated facilities (trails, bike lanes) and enhanced
signage along Marine Drive and other streets in the
vicinity of the port provide additional protection for cyclists from freight traffic. Intersection improvements for Port Access along Marine Drive.
$8,500,000
16 US 101 between Golf Course
Road and N Baker Street
Reconfigure the segment to be right-in-right-out. $1,000,000
Freight Connectivity Projects
17 Lincoln, Laurel & Lauridsen
Intersection
Improve the intersection at Laurel Street and Lauridsen
Boulevard. The City is researching both traffic signal and
roundabout options.
$4,000,000
18 Truck Route at Hwy 101
Intersection
Reconfigure the interchange to allow westbound-to-
northbound and southbound-to-eastbound truck movements and provide improved channelization for westbound US 101 to northbound SR 117.
$13,305,300
Total 20-Year Capital Projects Cost Estimate $71,820,300
Total 20-Year Capital Projects Funding Estimate $74,000,000
1. Assuming $1,000,000 per year as a minimum for the next 20 years. Higher cost is likely warranted. Detailed cost estimates will be based on the forthcoming Pavement Management Plan. 2. $3,000,000 per year is the fiscally constrained cost. Costs could be higher with more projects from the ADA Transition Plan. Source: City of Port Angeles, Fehr & Peers, 2025.
Port Angeles 2025 Comprehensive Plan Appendix – Transportation Page D-29
D-7: Bicycle Level of Traffic Stress (LTS) Development
In 2006, Roger Geller, the Bicycle Coordinator for Portland, Oregon, in his paper “Four Types of Cyclists,”
categorized cyclists into four categories based on his experiences and data in Portland, OR. According to
Geller, the four categories are:
1. No Way No How: People who only use bicycles for recreational purposes and do not consider
bicycling as a formal means of transportation.
2. Interested but Concerned: People who like riding a bicycle but are afraid to ride on a roadway
mixed with vehicular traffic.
3. Enthused and Confident: People who are willing to share the road with vehicles when riding a
bicycle but prefer to ride within bicycle facilities.
4. Strong and Fearless: People who ride a bicycle regardless of roadway conditions.10
Geller’s research revealed that 60% of cyclists in Portland were “interested but concerned”. The result
indicates that cities could engage the large group of “interested but concerned” cyclists to increase bicycle
activity by investing in bicycle facilities.
To attract more “interested but concerned” cyclists to ride, jurisdictions nowadays often conduct a level of
traffic stress (LTS) analysis of their roadways to identify gaps in riders’ experiences. Such an analysis will
assign an LTS grade to a roadway by aggregating quantifiable roadway characteristics that could reflect
the traffic stress experienced by pedestrians and cyclists.
The LTS analysis categorizes roadways into four different levels that correspond to the four types of
cyclists. A road identified as LTS 1 presents the least stress on pedestrians and cyclists, while a road
identified as LTS 4 presents the most stress on pedestrians and cyclists.
Washington Department of Transportation (WSDOT) describes the four roadway categories as follows:
• LTS 1: Suitable for all ages and abilities; children could walk or bike independently. Separated
and/or barrier protected.
• LTS 2: Comfortable for most adults, including most adults experiencing disabilities. Some
separation, no barrier.
• LTS 3: Tolerable for enthusiastic and/or confident adults. Little space, no separation.
• LTS 4: Only used by highly confident people, or those with no alternative. No dedicated space, no
separation.11
Although WSDOT provides descriptions, there is no universal standard for the roadway attributes required
for LTS analysis in Washington. Many methodologies rely heavily on traffic volume data, such as the annual
average daily traffic (AADT).
However, for a small city like Port Angeles, obtaining traffic volume data with limited resources can be
challenging. Therefore, the LTS analysis for this Comprehensive Plan update used the methodology
10 Roger Geller, “Four Types of Cyclists”.
11 Washington Department of Transportation, “Level of Traffic Stress”.
Port Angeles 2025 Comprehensive Plan Appendix – Transportation Page D-30
proposed by the Mineta Transportation Institute (2012), which allows LTS analysis using more publicly
available roadway attributes and does not require traffic volumes.
The method first assesses whether the lanes for biking are adjacent to a parking lane, and then examines
different roadway attributes, such as road width, the number of bike lanes, speed limit, etc. to determine
the bicycle LTS. Detailed roadway attributes used and criterion for assigning different LTS grades are cited
in Tables D-10 and D-11 below.
Table D-10: Criteria for Bike Lanes Alongside a Parking Lane
Source: Mineta Transportation Institute, 2012.
Table D-11: Criteria for Bike Lanes Not Alongside a Parking Lane
Source: Mineta Transportation Institute, 2012.
The LTS analysis was then conducted using ESRI ArcGIS software and a roadway network downloaded
from OpenStreetMap, along with available roadway attributes. A LTS grade was calculated and assigned to
each street in Port Angeles. Any existing trails/shared paths that are separate from the mixed traffic are
manually added to the map and assigned LTS 1 if the OpenStreetMap did not capture them. The final map
was presented “Bike and Pedestrian Network” section in the Transportation Element.
Port Angeles 2025 Comprehensive Plan Appendix – Transportation Page D-31
D-8: Existing Conditions Traffic Operations Analysis
Introduction
This section in the appendix summarizes traffic operations as of 2024 for intersections and roadway
segments along state highways in Port Angeles. This assessment was conducted to support the
development of the Transportation Element, as part of Port Angeles’ Comprehensive Plan update. This
assessment includes a discussion of study locations, traffic data, growth factors, and existing level of service
(LOS) calculations. Contents of this memorandum will be used for the existing conditions section of the
City’s Comprehensive Plan.
Study Intersections and Roadway Segments
Traffic operation analysis for the 2024 existing conditions was conducted at nine intersections and on
seven roadway segments. The study intersections and roadway segments are consistent with the ones that
were analyzed in the previous Transportation Element. The location of study intersections and roadway
segments are listed below:
Study Intersections
• US 101 / SR 117
• US 101 (E Lauridsen Boulevard) / S Lincoln Street
• US 101 (S Lincoln Street) / E 8th Street
• US 101 (N Lincoln Street) / E 1st Street
• US 101 (N Lincoln Street) / E Front Street
• US 101 (E 1st Street) / S Race Street
• US 101 (E Front Street) / S Race Street
• US 101 (E 1st Street & E Front Street) / Golf Course Road
• SR 117 / Marine Drive
• Study Roadway Segments
• SR 117 from Marine Drive to US 101
• US 101 from Cameron Road (West City Limits) to SR 117
• US 101 from SR 117 to E Lauridsen Boulevard / S Lincoln Street
• US 101 from S E Lauridsen Boulevard / S Lincoln Street to E 1st Street / E Front Street
• US 101 (E Front Street) from S Lincoln Street to S Golf Course Road
• US 101 (E 1st Street) from S Lincoln Street to S Golf Course Road
• US 101 from S Golf Course Road to N Baker Street (East City Limits)
Traffic Data and Growth Factors
Traffic data in 2024, including weekday PM peak hour intersection counts and bidirectional roadway
segment volumes, were grown from a 2017 analysis conducted for the previous Transportation Element by
Fehr & Peers. With approval from the City’s Public Works staff, a 1% cumulative annual growth rate was
applied from 2017 to 2024, excluding 2020 and 2021 due to potential COVID-19 pandemic impacts on
traffic volume.
Tables D-12 and D-13 below document the total volumes at study intersections and roadway segments in
2017 and their grown totals in 2024.
Port Angeles 2025 Comprehensive Plan Appendix – Transportation Page D-32
Table D-12: Intersection Volumes
ID Intersection Name PM Peak Hour Volumes
2017 Volume1 2024 Grown Volume2
1 US 101 / SR 117 1,227 1,290
2 US 101 (E Lauridsen Boulevard) / S Lincoln Street 1,146 1,205
3 US 101 (S Lincoln Street) / E 8th Street 1,616 1,705
4 US 101 (N Lincoln Street) / E 1st Street 1,874 1,970
5 US 101 (N Lincoln Street) / E Front Street 1,543 1,625
6 US 101 (E 1st Street) / S Race Street 2,500 2,625
7 US 101 (E Front Street) / S Race Street 1,880 1,975
8 US 101 (E 1st Street & E Front Street) / S Golf Course Road 3,607 3,705
9 SR 117 / Marine Drive 1,174 1,230
1. Total volume of all turning movements at an intersection during the PM peak hour. 2. Rounded to the nearest five after applying a 1% per year cumulative growth rate from 2017 to 2024, excluding 2020 and 2021. Source: Fehr & Peers, 2017, 2025.
Table D-13: Roadway Segment Volumes
ID Roadway Segment Name PM Peak Hour Bi-Directional Volumes
2017 Volume 2024 Grown Volume1
1 SR 117 from Marine Drive to US 101 610 640
2 US 101 from Cameron Road (West City Limits) to
SR 117
1,200 1,260
3 US 101 from SR 117 to E Lauridsen Boulevard / S Lincoln Street 980 1,030
4 US 101 from S E Lauridsen Boulevard / S Lincoln Street to E 1st Street / E Front Street 840 880
5 US 101 (E Front Street) from S Lincoln Street to S Golf Course Road 1,500 1,580
6 US 101 (E 1st Street) from S Lincoln Street to S Golf Course Road 1,600 1,680
7 US 101 from S Golf Course Road to N Baker Street
(East City Limits)
3,100 3,260
1. Rounded to the nearest ten after applying a 1% per year cumulative growth rate from 2017 to 2024, excluding 2020 and 2021.
Source: Fehr & Peers, 2017, 2025.
Intersection Level of Service
Methodology
Traffic operations at signalized and unsignalized intersections are evaluated using the LOS methods
described in Highway Capacity Manual (HCM) 6th Edition, respectively. At a signalized intersection, LOS is
based on the weighted average control delay measured in seconds per vehicle and includes initial
deceleration delay, queue move-up time, stopped delay, and final acceleration. At an unsignalized
intersection, operations are defined by the average control delay per vehicle (measured in seconds) for
each movement that must yield the right-of-way. For all-way stop-controlled intersections, the average
Port Angeles 2025 Comprehensive Plan Appendix – Transportation Page D-33
control delay is calculated for the intersection as a whole. At two-way or side street-controlled
intersections, the control delay (and LOS) is calculated for each controlled movement, the left turn
movement from the major street, and the entire intersection. Table D-14 summarizes the relationship
between the control delay and LOS for signalized and unsignalized intersections.
Table D-14: Intersection Level of Service Criteria
LOS Description Average Control Delay (Seconds per Vehicle)
Signalized Intersection Unsignalized Intersection
A Little or no delays < 10.0 < 10.0
B Short traffic delays > 10.0 to 20.0 > 10.0 to 15.0
C Average traffic delays > 20.0 to 30.0 > 15.0 to 25.0
D Long traffic delays > 30.0 to 55.0 > 25.0 to 35.0
E Very long traffic delays > 55.0 to 80.0 > 35.0 to 50.0
F Extreme traffic delays with the intersection capacity was exceeded > 80.0 > 50.0
Source: Highway Capacity Manual 6th Edition, Transportation Research Board, 2016.
LOS Standard
The Capital Facilities Element of the Port Angeles Comprehensive Plan states that “all arterial streets shall
function at an average daily Level of Service (LOS) of D or better.” In addition, it notes that Highways of
Statewide Significance (US 101) should function at LOS D or better per the Washington Department of
Transportation (WSDOT) and the Peninsula Regional Transportation Planning Organization (PRTPO).
LOS Results
Existing traffic operations were analyzed using the Synchro 11 software package. Synchro calculations are
based on procedures outlined in the HCM and described in the preceding sections for signalized and
unsignalized intersections. Table D-15 shows the LOS results for the existing weekday PM peak hour.
Under existing conditions, all intersections operate at LOS D or better. Therefore, all intersections meet the
standards established by the City, WSDOT, and PRTPO.
Table D-15: Intersection Operations Summary
ID Intersection Name Control Type Delay (in Seconds) LOS
1 US 101 / SR 117 SSSC** 20*** C
2 US 101 (E Lauridsen Boulevard) / S Lincoln Street Signalized 11 B
3* US 101 (S Lincoln Street) / E 8th Street Signalized 37 D
4* US 101 (N Lincoln Street) / E 1st Street Signalized 23 C
5 US 101 (N Lincoln Street) / E Front Street Signalized 35 D
6 US 101 (E 1st Street) / S Race Street Signalized 43 D
7 US 101 (E Front Street) / S Race Street Signalized 14 B
8* US 101 (E 1st Street & E Front Street) / S Golf Course Road Signalized 21 C
9 SR 117 / Marine Drive Signalized 17 B
* Intersection(s) analyzed using HCM 2000 instead of HCM 6th Edition methodology due to incompatible configurations.
Port Angeles 2025 Comprehensive Plan Appendix – Transportation Page D-34
** SSSC = side-street stop-controlled intersection *** Assuming 1 vehicle can be stored within the median (two-way left turn lane). Source: Fehr & Peers, 2025.
Roadway Segment Level of Service
Methodology Roadway segment LOS can be measured by comparing bi-directional traffic volume to Maximum Service
Volume (MSV). For this analysis, each study segment is assigned a maximum PM peak hour service
volume, or capacity. If the actual two-way PM peak hour volume on the segment exceeds the MSV, then
the segment does not meet the LOS standard. WSDOT does not maintain a protocol for selecting MSVs
for state routes, so a set of standards developed by the Florida Department of Transportation (FDOT)
based on the Highway Capacity Manual 6th Edition was used to assign MSVs to the roadway segments and
determine grade A – F LOS thresholds. Specific methodologies and standards can be found in FDOT’s
2023 Multimodal Quality/Level of Service Handbook Appendix B. The MSV threshold is determined by
factors such as area type (urban or rural context), number of lanes, presence of median, speed, and
presence of turn lanes.
LOS Standard
The Capital Facilities Element of the Port Angeles Comprehensive Plan states that “all arterial streets shall
function at an average daily Level of Service (LOS) of D or better.” In addition, it notes that Highways of
Statewide Significance (US 101) should function at LOS D or better, per WSDOT and PRTPO.
LOS Results The calculation of roadway segment MSV thresholds and LOS grades is summarized in Table D-16. Under
existing conditions, all roadway segments operate at LOS D or better, except for the segment of US 101
between Golf Course Road and the City’s limit to the east. That segment operates at LOS F which exceeds
the LOS D threshold established by WSDOT and PRTPO.
Table D-16: Roadway Segment Operation Summary
ID Roadway Segment Name Bi-Directional
Volume
Maximum MSV of
LOS D1
LOS
1 SR 117 from Marine Drive to US 101 640 1,368 C
2 US 101 from Cameron Road (West City Limits) to
SR 117
1,260 1,659 D
3 US 101 from SR 117 to E Lauridsen Boulevard / S
Lincoln Street
1,030 1,422 D
4 US 101 from S E Lauridsen Boulevard / S Lincoln Street to E 1st Street / E Front Street 880 1,493 D
5 US 101 (E Front Street) from S Lincoln Street to S Golf Course Road 1,580 1,706 D
6 US 101 (E 1st Street) from S Lincoln Street to S Golf Course Road 1,680 1,792 D
7 US 101 from S Golf Course Road to N Baker Street (East City Limits) 3,260 3,129 F
1. The maximum MSV of LOS D is derived by applying contextual factors mentioned in the Methodology sections on top of a
baseline MSV of LOS D published in the FDOT document. If the PM peak hour bi-directional volume of a roadway is smaller than the maximum MSV of LOS D, the LOS results would be LOS D or better. Source: Fehr & Peers, 2025.
Port Angeles 2025 Comprehensive Plan Appendix – Transportation Page D-35
D-9: Future Conditions Traffic Operations Results
To derive the future year traffic operation results, the project team escalated the 2024 volumes at study
intersections and roadway segments by 13% - the forecast percentage population growth between 2024
and 2045. The 2045 volumes are shown In Tables D-17 and D-18.
Table D-17: Intersection Volumes 2045
ID Intersection Name PM Peak Hour Volumes
2024 Volume1 2045 Volume2
1 US 101 / SR 117 1,290 1,460
2 US 101 (E Lauridsen Boulevard) / S Lincoln Street 1,205 1,370
3 US 101 (S Lincoln Street) / E 8th Street 1,705 1,935
4 US 101 (N Lincoln Street) / E 1st Street 1,970 2,225
5 US 101 (N Lincoln Street) / E Front Street 1,625 1,845
6 US 101 (E 1st Street) / S Race Street 2,625 2,970
7 US 101 (E Front Street) / S Race Street 1,975 2,235
8 US 101 (E 1st Street & E Front Street) / S Golf Course Road 3,705 4,195
9 SR 117 / Marine Drive 1,230 1,395
1. Total volume of all turning movements at an intersection during the PM peak hour. 2. Rounded to the nearest five after applying a 13% 20-year growth rate from 2024 to 2045. Source: Fehr & Peers, 2025.
Table D-18: Roadway Segment Volumes 2045
ID Roadway Segment Name PM Peak Hour Bi-Directional Volumes
2024 Volume 2045 Volume1
1 SR 117 from Marine Drive to US 101 640 720
2 US 101 from Cameron Road (West City Limits) to
SR 117
1,260 1,430
3 US 101 from SR 117 to E Lauridsen Boulevard / S Lincoln Street 1,030 1,170
4 US 101 from S E Lauridsen Boulevard / S Lincoln Street to E 1st Street / E Front Street 880 1,000
5 US 101 (E Front Street) from S Lincoln Street to S Golf Course Road 1,580 1,790
6 US 101 (E 1st Street) from S Lincoln Street to S Golf Course Road 1,680 1,900
7 US 101 from S Golf Course Road to N Baker Street
(East City Limits)
3,260 3,690
1. Rounded to the nearest ten after applying a 13% 20-year growth rate from 2024 to 2045.
Source: Fehr & Peers, 2025.
Port Angeles 2025 Comprehensive Plan Appendix – Transportation Page D-36
Based on the future volumes presented in Tables D-17 and D-18 and the same methodologies
documented in the Existing Conditions Traffic Operations Analysis section, Tables D-19 and D-20 present
the 2045 LOS results for the study intersections and roadway segments, respectively.
Table D-19: Estimated 2045 Intersection Level of Service Summary
ID Intersection Name Control LOS
Standard LOS Delay
(sec)
1 US 101 / SR 117 SSSC** D C 23
2 US 101 (E Lauridsen Boulevard) / S Lincoln Street Signalized D B 12
3 US 101 (S Lincoln Street) / E 8th Street Signalized D D 47
4 US 101 (N Lincoln Street) / E 1st Street Signalized D C 29
5 US 101 (N Lincoln Street) / E Front Street Signalized D D 54
6 US 101 (E 1st Street) / S Race Street Signalized D D 44
7 US 101 (E Front Street) / S Race Street Signalized D B 17
8 US 101 (E 1st Street & E Front Street) / S Golf Course Road Signalized D C 32
9 SR 117 / Marine Drive Signalized D C 23
** SSSC = side-street stop control Source: Fehr & Peers, 2025.
Table D-20: Estimated 2045 Roadway Segment Level of Service Summary
ID Roadway Segment Name Bi-Directional Volume Bi-Directional MSV* of LOS D LOS
1 SR 117 from Marine Drive to US 101 720 1,368 C
2 US 101 from Cameron Road (West City Limits) to SR 117 1,430 1,659 D
3 US 101 from SR 117 to E Lauridsen Boulevard / S Lincoln Street 1,170 1,422 D
4 US 101 from S E Lauridsen Boulevard / S Lincoln Street
to E 1st Street / E Front Street 1,000 1,493 D
5 US 101 (E Front Street) from S Lincoln Street to S Golf
Course Road 1,790 1,706 E
Port Angeles 2025 Comprehensive Plan Appendix – Transportation Page D-37
6 US 101 (E 1st Street) from S Lincoln Street to S Golf Course Road 1,900 1,792 E
7 US 101 from S Golf Course Road to N Baker Street (East City Limits) 3,690 3,129 F
* MSV = maximum service volume. Source: Fehr & Peers, 2025.
Port Angeles 2025 Comprehensive Plan Appendix – Transportation Page D-38
D-10: Future Project Ideas List
Table D-21: A Full List of Future Project Ideas
Project Name/Location Project Description
Programmatic Projects
Revolving Street Improvements Street-related small capital projects throughout the City for
asphalt, sidewalks, and curbing.
Complete Street Revolving Fund The focus of this program is to install or repair sidewalks,
curb ramps, bike lanes, and other complete street elements
to maintain safety for pedestrians in Port Angeles roadways
and meet Council and citizen expectations for complete streets.
Traffic Control Improvements at Signalized Intersections Implementing leading pedestrian interval and signal coordination on City signalized intersections.
Traffic Control Improvements at Uncontrolled Intersections This project will install stop signs, yield signs, or traffic circles at priority uncontrolled intersections.
Downtown Traffic Study The project will study options for modifying street and alley lane directions, number of lanes, and limiting vehicle access or creating pedestrian malls, in order to facilitate improved
access, mobility, safety, parking, community gathering
spaces, and economic development.
Waterfront Trail Renovation and Sustainability Study This project is to study the sustainable improvement options along the downtown waterfront Olympic Discovery Trail.
Prioritize Pavement Maintenance This project includes patching, chip sealing, and HMA overlay to distressed pavement areas.
ADA Transition Plan Implementation This project details the implementation of the City's ADA Transition Plan.
Support Clallam Transit System with Bus stop/signage
improvements
This project aims to assist Clallam Transit with transit
infrastructure improvements.
Support Clallam Transit System with its planned cross-town routes This project aims to assist Clallam Transit with cross-town transit route planning.
Mitigation Projects
1st/Front Street between S Lincoln St and S Golf Course Road The city will keep monitoring traffic volumes, with the results guiding the evaluation of access control measures
and the implementation of capacity enhancements based
on future traffic growth.
US 101 between S Golf Course Road and N Baker Street The city will keep monitoring traffic volumes, with the
results guiding the evaluation of access control measures and the implementation of capacity enhancements based on future traffic growth.
US 101/Golf Course Road intersection Replace the existing signal-controlled intersection with a roundabout.
Port Angeles 2025 Comprehensive Plan Appendix – Transportation Page D-39
Project Name/Location Project Description
Active Transportation Connectivity Projects
Hill Street - Olympic Discovery Trail Build trails to connect the existing trails.
Olympic Discovery Trail on W 4th Street Build trails to connect the existing trails.
Olympic Discovery Trail on S Milwaukee Drive Build trails to connect the existing trails.
S Lincoln Street between E 1st Street and Olympic Discovery Trail/Waterfront Trail Expand bike facilities on S Lincoln Street to connect with the Olympic Discovery/Waterfront Trail.
S Race Street between E 1st Street and Olympic Discovery Trail/Waterfront Trail Expand bike facilities on Race Street to connect with the Olympic Discovery/Waterfront Trail.
W 10th Street between S I Street and W Milwaukee Drive Expand bike facilities on W 10th Street to the Olympic Discovery Trail on S Milwaukee Drive.
E 8th Street between S Lincoln Street and S Peabody Street Add bike facilities to connect to the existing bike network.
S Lincoln Street between E 8th Street and E Lauridsen Boulevard Add bike facilities to connect to the existing bike network.
N Street between Milwaukee and 18th Street Expand bike facilities on 4th Street South to 18th.
S D Street between W 6th Street and W 14th Street Add a sidewalk.
S E Street between W 16th Street and W Lauridsen
Boulevard
Add a sidewalk.
S M Street between W 10th Street and W 16th Street. Add a sidewalk or shared-use path.
S N Street between W 10th Street and W 14th Street, and
between W 16th Street and W 18th Street
Add a sidewalk.
W 6th Street between S B Street and S I Street Add a sidewalk.
W 10th Street between S C Street and S I Street Bike Boulevard.
W 12th Street between S D Street and S I Street Add a sidewalk.
W 16th Street between S C Street and S E Street Add a sidewalk or shared-use path.
W 18th Street between S M Street and S I Street Add a sidewalk.
E 3rd Street between Penn Street and Golf Course Road Add a sidewalk.
S Fairmont Avenue between W Lauridsen and US 101 Add a sidewalk.
S Ennis Street between E 5th Street and E 8th Street Add a sidewalk.
Porter Street between E Park Avenue and Campbell Avenue Add a sidewalk.
Penn Street between US 101 and E 6th Street Add a sidewalk.
S Laurel Street and S Peabody Street between E Park Avenue and E Ahlvers Road Add a sidewalk.
E Ahlvers Road between Laurel Street and Canyon Edge Drive Add a sidewalk or shared-use path.
Port Angeles 2025 Comprehensive Plan Appendix – Transportation Page D-40
Project Name/Location Project Description
Old Mill Road between E Ahlvers Road and the City’s limit to the south. Add a sidewalk.
Safety Projects
Olympic Discovery Trail between S Valley Street and Boathaven Drive Build a physical buffer between the trail and vehicular traffic.
Marine Drive and other streets near the port Dedicated facilities (trails, bike lanes) and enhanced signage
along Marine Drive and other streets in the vicinity of the
port provide additional protection for cyclists from freight
traffic. Intersection improvements for Port Access along Marine Drive.
US 101 between Golf Course Road and N Baker Street Reconfigure the segment to be right-in-right-out.
Freight Connectivity Projects
Lincoln, Laurel & Lauridsen Intersection Improve the intersection at Laurel Street and Lauridsen
Boulevard. The City is researching both traffic signal and
roundabout options. This project may also consider
changes to the functional classification of Lauridsen Boulevard between Lincoln Street and Race Street.
Truck Route at Hwy 101 Intersection Reconfigure the interchange to allow westbound-to-northbound and southbound-to-eastbound truck movements and provide improved channelization for westbound US 101 to northbound SR 117.
Other CFP/TIP Projects
ADA - Peabody Street Curb ramps will be installed to provide sidewalk accessibility
and meet ADA compliance.
Marine Drive Bulkhead Repairs The project will start with an alternative analysis to determine the preferred method to repair or replace the
wooden bulkhead and repair the walkway adjacent to
Marine Drive along the Port Angeles Marina between B and
E streets.
N Street Reconstruction This project involves pavement removal and replacement of N Street from 5th Street to 15th Street, including storm conveyance improvements, water quality storm
improvements, and pedestrian accessible ramps.
Park Avenue Paving Overlay This project involves overlaying asphalt and performing
subgrade repairs on Park Avenue from Race Street to
Liberty Street.
Hamilton School Walking Routes This project will create safe walking routes for children walking to Hamilton School.
Marine Drive Paving This project involves the milling and overlay of Marine Dr
from Hill Street to the bridge at the mill.
Lauridsen St Chip Seal The project involves pavement repair and double chip sealing of Lauridsen Street from Tumwater Truck Route to L
Port Angeles 2025 Comprehensive Plan Appendix – Transportation Page D-41
Project Name/Location Project Description
Street. ADA ramp upgrades will be included where required.
Railroad Avenue Overlay This project involves the overlay of approximately 500 linear feet of asphalt with reinforced mesh on Railroad Ave between Lincoln and Laurel streets. This work is to include an overlay of the City Pier Parking Lot.
5th Street Chip Seal ("A" to "M" Streets) The chip seal will extend the life of the pavement and
reduce the cost to overlay or reconstruct the roadway.
18th Street Chip Seal This project involves the chip sealing of 18th Street from I Street to the transfer station.
Liberty Street Reconstruction Reconstruction of Liberty Street from 5th Street to Lauridsen Blvd to correct structural failure of the roadway. Replace base, asphalt, and update drainage. A traffic circle
will be evaluated for the 6th and Liberty intersection to
improve traffic safety.
ADA - Cherry Street Curb ramps will be installed to provide sidewalk accessibility and meet ADA compliance. Existing ADA sidewalk ramps to be brought into compliance are located from 2nd\3rd alley
at Cherry Street south to West 15th Street.
Lincoln Street Safety (8th to Lauridsen) Install pedestrian and traffic safety treatments on Lincoln
Street between 8th Street and Lauridsen Boulevard to
improve safety, approximately 2,250 feet.
Laurel Street/Ahlvers Road Overlay This project will overlay Ahlvers Road from Peabody to Laurel and will include ditches and walking paths.
Cherry Street Area Chip Seal This project involves chip sealing the upper Cherry Street area bounded by 8th Street to 15th Street and from Lincoln Street to the west side of Cherry Street.
ADA - Oak & Laurel Streets Curb ramps will be installed to provide sidewalk accessibility and meet ADA compliance.
2nd & Valley Streets Pavement Reconstruction of Valley Street from 1st Street to 6th Street to correct structural failure of the roadway and culvert.
O Street Improvements Pave "O" Street, add curbs, gutters, drainage, and utilities to the current gravel road.
Hill Street Intersection Reconstruction Realignment of Hill Street to 4th Street, and Hill Street to Marine Drive.
Chase Street Vicinity Chip Seal This project involves the chip sealing of Chase Street and crossing streets between 4th and 8th streets.
Port Angeles 2025 Comprehensive Plan Appendix – Transportation Page D-42
Project Name/Location Project Description
Sidewalk For Ennis Street Improvements Provide a sidewalk on the west side of Ennis Street from East Lauridsen Blvd to East 8th Street. This addition of approximately 270 LF of 6-foot wide, curb-tight sidewalk where there is no pedestrian walk. Five (5) ramps would be
required and striping at 3 locations to complete the
connectivity of the walks.
Marine Drive / Tumwater Intersection This project involves the redesign of the intersection of
Marine Drive and Tumwater Truck Route.
Ennis Street Reconstruction (1st to Laur.) This project involves the redesign of Ennis Street from 1st
Street to Lauridsen Street. This is to be a complete street design with pavement, bicycle lanes, stormwater facilities, sidewalks, and street trees.
Alley Paving Revolving Fund This project involves paving of alleys and exists as a revolving fund. The funds are transferred in from the Solid Waste Collection Division for use on future alley projects.
Waterfront Trail Repairs Winter storms continue to deplete the shoring armor and create undermining within the Waterfront Trail from the City Pier to Morse Creek.
Speed Feedback Sign Program The project will install and maintain solar-powered electronic speed signs at priority locations in the City.
Laurel Street Stairs Replacement Replacement of stairs at Laurel Street from the top of the bluff to downtown with easy-to-maintain materials.
1st/Front Pedestrian Enhancements This project will conduct a crossing study along the corridors of E 1st St, Front St, and Marine Dr. The crossing study will be utilized to identify locations to receive and implement enhanced crossing treatments. Treatments
include, but are not limited to, rectangular rapid flashing
beacons (RRFBs), curb extensions, advanced signage, and
channelization. A total of eight intersections are assumed to be part of the scope of the project, but additional crossings may be added if resources allow, following the site study.
Peabody Creek/Lincoln Street Culvert Repair Repair of the culvert that carries Peabody Creek under Lincoln Street. This The project will repair the invert of the culvert, stabilize adjacent soil, and include rehabilitation of the culvert with a
shotcrete liner.
Traffic Signal Interconnect/Preemption The project will upgrade the signal controls south of 1st
Street.
Tumwater Bridge Repair This project will repair the damage to the drainage that is
causing the bridge girder to be damaged.
Port Angeles 2025 Comprehensive Plan Appendix – Transportation Page D-43
Project Name/Location Project Description
16th Street Stormwater Retrofit - "C" to "E" Streets This project will use retrofit techniques to add treatment to existing stormwater infrastructure between "C" and "E" Streets. The Department of Ecology (ECY) offered the City a grant with no match requirements for project design.
8th/10th Street Bike Lanes Bike lanes and shared route from 10th and "I" to 8th and "A" using the existing road network.
1st/2nd/Valley/Oak Green Alley Repair pavement and stormwater connections in this alley. Alley paving funds will be used for a match to the Stormwater LID grant.
Lauridsen Boulevard Reconstruction (L Street to City Limits) Reconstruction of Lauridsen Blvd from L Street to the City limits to correct structural failure of the roadway. Replace base, asphalt, and update drainage.
Stevens Middle School Walking Routes Install sidewalks and curb ramps on designated school
walking routes near Stevens Middle School.
First/Front Paving (Lincoln to Tumwater Street) This project involves the milling and overlay of First and
Front from Lincoln Street to Tumwater Street.
Traffic Circle Program The project will install mini-roundabouts at 4-way unsignalized intersections on priority corridors located one
block off City arterials. Initial locations include South Laurel,
6th Street, and East 2nd Street.
Wayfinding & ODT Signage Specific to the wayfinding efforts, the following items will
occur within the first year: update the sign design palette, increase the variety of sign types within the plan, improve materials for long-term maintenance, and initial installation at defined key locations. The second year would be to complete the plan's installation. Specific to the heritage tourism signage efforts, the following items will occur within
the first year: Identify sites, design, and number of signs.
The second year would be the installation of the plan and
introduction of a mobile tour component.
Klallam Language Street Signs This project is needed to enhance diversity and inclusion in Port Angeles. The goal of the project is to add signage to the current street signs, noting the street name in the Klallam language.
Valley Street Culvert Crossing The project will start with an alternative analysis to determine the preferred method to address the failing
bridge. Alternatives to consider include bridge replacement,
property acquisition, and bridge removal.
Race Street Complete Design & Construction Phase 2 Improvements include the installation of a shared-use trail,
pedestrian safety enhancements, plantings, and pavement restoration along Race Street between the project extents of Front Street south to the Olympic National Park Visitor and Wilderness Information Center.
Port Angeles 2025 Comprehensive Plan Appendix – Transportation Page D-44
Project Name/Location Project Description
Traffic Safety Camera Program Implement a traffic safety camera program that includes cameras in school zones and certain intersections.
Sidewalks & Paving for Mt Angeles Road & Porter Street Sidewalks along Porter Street and Mt Angeles Road do not currently exist. These are walking routes to Peninsula College, Franklin Elementary School, the Boys & Girls Club, and Port Angeles High School. Install sidewalks, with curb ramps and asphalt on designated school walking routes
from Eckert North to Park Ave on both Porter Street and Mt
Angeles Road.
Race Street Complete Design & Construction Phase 3 Planning Improvements include the installation of a shared-use trail, pedestrian safety enhancements, plantings, and pavement restoration along Race Street between the project extents of Front Street north to the Olympic Discovery Trail.
Gales Addition Olympic Discovery Trail Connector Planning The City has identified a need for a plan for an additional alternate route for the Olympic Discovery Trail in the event of a large and lengthy closure of the waterfront portion of
the trail.
Valley Creek Trail Loop Construction of a trail extending south from the Waterfront
Trail, utilizing Valley and Peabody Creek corridors. These
would be connected with two or more cross-over opportunities, possibly at Park Avenue or Old Mill Road.
Zig-zag at Oak Street Replacement of the Zig-Zag Ramp at Oak Street from the top of the bluff to downtown with easy-to-maintain materials.
Waterfront Redevelopment Phase III Part of the Waterfront and Transportation Improvement plan included reconfiguring the eastern portion of Railroad
Avenue to match the existing Waterfront Development
project. This project includes the expansion of the
Hollywood Beach Area, the continuation of the Olympic Discovery Trail, and the upgrading of the City Pier.
18th Street Bike Accessibility This project will construct a shared-use path along 18th Street from Lincoln Park to Milwaukee Drive and the Olympic Discovery Trail.
Caroline Street Slide Repair Purchase land for new roadways and abandon existing
Caroline and Eunice Streets due to unsafe hillsides.
1st, Front & Race Street Crossings Create pedestrian-oriented crossings at First and Front
Streets where they intersect with Race Street.
Nancy Lane Pavement The project will rebuild Nancy Lane.
Alternate Cross-Town Route Study Hire a qualified traffic engineer to conduct a transportation study to evaluate and determine appropriate alternatives
for both short and long-term crosstown routes.
“I” to “M” Street Paving & Sidewalk LID Create a local improvement district to pave gravel roads between I Street and M Street and 10th and 12th Streets.
Port Angeles 2025 Comprehensive Plan Appendix – Transportation Page D-45
Project Name/Location Project Description
The scope of work will include suburban street standard with HMA, sidewalk, and ditches.
Lindberg Road Pavement The project will rebuild 2000 feet of Lindberg Road. Will need water quality facilities.
First & Front Street Decoupling Perform a traffic study and public outreach regarding the proposed decoupling of the 1st and Front Street one-way couplets to return each street to a two-way operation and designate 1st Street as State Route 101. This change will create a safer environment for non-motorized and
pedestrian traffic attempting to cross the street; reduce
barriers for pedestrians; provide better access for
businesses and homes located along the decoupled corridor; and initiate the redevelopment of Front Street as a collector arterial with parking, bicycle lanes, and land uses geared more toward pedestrian activities and mixed-density housing. The project will need to consider traffic impacts to vehicular movement through the city and may
require additional capacity projects to mitigate the effects
of the decoupling. Consideration should also include
analysis of resultant City street maintenance costs.
Source: Fehr & Peers, City of Port Angeles, 2025
Port Angeles 2025 Comprehensive Plan Appendix – Capital Facilities
Appendix E:
Capital Facilities
Port Angeles 2025 Comprehensive Plan Appendix – Capital Facilities Page E-2
E-1: Capital Facilities Inventory and Forecasted Needs
The Capital Facilities Element of the City's Comprehensive Plan identifies the existing inventory of city-
owned facilities, detailing their current conditions, capacities, and any identified deficiencies. Based on
projected growth, the element will forecast future capital facility needs and directly relate these projections
to the established Level of Service standards to ensure the city can maintain or improve the desired quality
and quantity of public services as the City grows and evolves. By strategically planning for and investing in
these vital assets while coordinating with other service providers, the City can ensure a resilient and
prosperous future for the community.
General Government/Facilities
Existing Facilities and Capacity
Currently, the City of Port Angeles provides several General Government Facilities that support its
administrative and operational functions. The primary hub is City Hall, located at 321 E 5th St, Port Angeles,
WA 98362. This building houses the City Council chambers, the City Manager's Office, the City Clerk, the
Finance Department, and other key administrative staff. The Public Works Department operates from
facilities situated at 1005 W 8th St, Port Angeles, WA 98362, overseeing the maintenance and operation of
the city's infrastructure. Additionally, various other smaller facilities support specific functions. These
General Government Facilities are essential for the efficient delivery of public services and the overall
governance of the City of Port Angeles.
Forecasted Needs
To meet the demands of a growing population and provide public works services to new Urban Growth
Areas (UGAs), the City Corporation yard and its facilities will need to be updated. Concurrently, City Hall
will require expansion to accommodate the increase in employees driven by this population growth.
Public Safety
The City's public safety-related departments include the Fire and Police Departments.
Police Department
Existing Facilities and Capacity
The Port Angeles Police Department provides the full range of police services within the city limits of Port
Angeles, operates PenCom (the county-wide 911 dispatch center for police, fire, and EMS calls that
represents 18 agencies), and works with allied agencies on a regional basis to include the Olympic
Peninsula Narcotics Enforcement Team. The police station is located at 321 E 5th Street, Port
Angeles, WA 98362, and is comprised of 40 full-time police personnel.
Fire Department
Existing Facilities and Capacity
The Port Angeles Fire Department provides fire response and advanced life support emergency medical
services within the city limits of Port Angeles. The Fire Department headquarters station is located at 5th
and Laurel Streets. The Department has 27 career personnel, including 24 firefighters who are cross-
trained as emergency medical technicians, with 8 certified as paramedics. In addition to career personnel,
the Department has an active volunteer component that is consolidated with the adjoining fire district. The
Port Angeles Fire Department strives to maintain a level of service ratio of personnel per 1,000 residents
Port Angeles 2025 Comprehensive Plan Appendix – Capital Facilities Page E-3
comparable to cities with a similar population. As of the last Port Angeles Fire Department Annual Report
from 2020, the Department was just slightly below that of comparable cities.
Forecasted Needs Forecasting future needs reveals several key projects currently in the unfunded category requiring
attention. The Westside Fire Station project, estimated at $10,000,000, has remained unfunded for over a
decade. The Fire Station Front Driveway Repair, with a $130,000 estimate, is facing increasing degradation
and liability concerns due to settling and open drain grates, necessitating action sooner rather than later.
The Fire Training Facility, ideally to be built concurrently with the Westside Fire Station at a cost of
$1,200,000, also remains unfunded. Finally, the SCBA Refill Compressor System, estimated at $103,000, is
anticipated to require emergency repair or replacement, highlighting an immediate potential need.
City Parks and Recreation Facilities
Existing Facilities and Capacity
The City Parks and Recreation Department maintains over 114 acres of developed park land, another 81.5
acres of undeveloped land reserved for future park development, and 91.8 acres of undeveloped land set
aside for protection as open space. The Parks Department maintains 14 playgrounds, 13 baseball and/or
softball fields, 9 football and/or soccer fields, and 12 tennis courts. Approximately 10 acres are taken up by
community facilities. The Senior and Community Services Center and the Vern Burton Community Center
provide a wide range of year-round recreational services. Civic Field provides a full athletic complex for
soccer, football, and baseball, with lighting for nighttime activities, concessions, covered stadium seating,
and locker rooms. The Carnegie Library has been converted into a museum leased by the Lower Elwha
Klallam Tribe and neighbors the City's former fire hall. The city owns and operates the 41-acre Ocean View
Cemetery. Other city facilities include the Feiro Marine Life Center, located in City Pier Park, and a
traditional native long house, the Loomis Building, and several other log structures at Lincoln Park. The
Port Angeles Fine Arts Center is located in Webster Woods Park. Two public walkways connecting the
downtown area with the residential area at the top of the bluff are owned and maintained by the city. One
of those walkways terminates at the Conard Dyar Memorial Fountain downtown. The city also operates a
boat launch ramp and floats for boat moorage on the eastern end of Ediz Hook. The city pier provides
moorage for transient boaters. The city maintains the Olympic Discovery/Waterfront Trail from Morse
Creek to the Coast Guard Base entry on Ediz Hook and through the city to the western city limits at Lower
Elwha Road.
Forecasted Needs
Forecasted needs for Port Angeles parks likely involve maintaining and upgrading existing infrastructure
while addressing aging facilities to ensure safety and functionality. Depending on population growth and
Level of Service standards, expanding parkland and improving equitable access across neighborhoods
may be necessary. Enhancing recreational opportunities through diverse facilities, improving accessibility
for all abilities, and continuing the protection of natural areas and open spaces are also anticipated.
Furthermore, ongoing trail development and connectivity, along with understanding and responding to
evolving community needs through engagement, will shape future park priorities and development within
the city.
Port Angeles 2025 Comprehensive Plan Appendix – Capital Facilities Page E-4
Looking ahead, the city has several unfunded projects requiring attention, such as replacing the senior
center front doors and addressing necessary repairs for the city pier and lighting at Shane & Elks Field. In
contrast, the aluminum bleacher upgrades are active and planned for completion with the purchase of
units in 2025 and 2026 through the general fund CFP process. The Parks Department is actively pursuing
FEMA funding for the Ediz Hook boat launch repairs. While neighborhood park development relies on
donations, securing resources for the other currently unfunded projects will be crucial for future
improvements.
The Capital Facilities Plan, attached in the Appendix, details upcoming capital improvement projects for
parks and recreation over the next six-year planning horizon. This plan, which includes potential funding
avenues, is updated annually to reflect evolving needs and priorities for the city's park system.
Water Utility
Existing Facilities and Capacity
The City of Port Angeles water service area includes the land within the city boundaries, along with services
within Clallam County PUD No. 1, 71 Dry Creek customers, 4 Black Diamond customers, and one
government account outside the city limits. The City also provides wholesale water to Clallam County PUD
No. 1, subject to certain conditions consistent with GMA. The current water supply for the City is from the
Elwha River via the Elwha River Ranney Well System adjacent to the Elwha river, but can also be supplied
from the Elwha Surface Intake (ESWI) which is primarily used to divert Elwha River water to the Nippon
pulp and paper mill, the Washington State Department of Fish and Wildlife (WDFW) fish rearing channel,
and the Lower Elwha Klallam Tribe fish Hatchery. The Elwha River Ranney Well System, with a minimum
yield of 11 million gallons, was originally constructed in 1977 with major renovations made during the Elwha
Dam removal project started in 2010. This source provides for domestic, commercial, and some industrial
needs of the City. The City’s Elwha River water supply, coming from either source, is then conveyed via a
24-inch-diameter supply pipeline to the Port Angeles Water Treatment Plant (PAWTP), where it is directly
connected to the City’s two largest storage reservoirs, Black Diamond and Peabody Heights. The City of
Port Angeles owns and operates a total of 5 reservoirs throughout the service area and oversees over
10,000 commercial, residential, and industrial connections.
Port Angeles 2025 Comprehensive Plan Appendix – Capital Facilities Page E-5
Map E-1: Existing Water Distribution Utilities
Forecasted Needs According to the City’s 2018 Water System Plan, the City has sufficient supply, treatment, and transmission
capacity to serve the projected additional connections within its existing and future service areas. The
water department is continuously working on water main rehabilitation and plant improvements, with a
primary focus on secondary water supply investigations aimed at enhancing the city's water source
resiliency. The city is also contending with several unfunded projects, including water line replacements,
fire flow improvements, and major water main replacements. A Western UGA water main extension is
currently being planned, dependent on UGA development. The Mill Creek reservoir expansion remains a
possibility if the need arises. Overall, managing the city's aging water infrastructure remains an ongoing
challenge, necessitating continuous replacement, repair, and updates to meet current standards, with
some projects requiring expedited attention.
Port Angeles 2025 Comprehensive Plan Appendix – Capital Facilities Page E-6
Wastewater Utility
Existing Facilities and Capacity
The City’s wastewater system includes a wastewater
treatment plant (WWTP) built in 1968-69 as a primary
treatment facility and upgraded to a secondary
wastewater treatment plant built in 1994. The plant is the
trickling filter/solids contact treatment system. Biosolids
are hauled to the City’s composting facility, where they
are composted and sold for beneficial reuse. The sewer
conveyance system includes 119 miles of sanitary and
combined sewer pipe ranging from 4 to 36 inches in
diameter, 17 pump stations, and two marine outfalls. The
treatment plant was modified most recently in 2014,
when the first phase of the CSO Reduction program was
completed. Modifications included a 4.9-million-gallon storage tank for temporary storage of peak flows of
sewage diluted by stormwater (combined sewage) during rain events, a refurbished deep water marine
outfall providing improved dispersion of WWTP effluent, improvements to the trickling filters and
headworks, and associated elements. The WWTP is located at the west end of Ennis Creek Road. The
wastewater treatment plant is rated at 10.8 million gallons per day (MGD) maximum monthly design flow
and can handle peak combined sewer flows of up to 20 MGD. The WWTP treated an average of 2.5 MGD
of domestic sewage between 2016 and 2021. Peak system flow capacities averaged 12.4 MGD. The peak
system flow for that period was in December 2020, when there was a Peak Hour Flow of 50 MGD, which
resulted in a regulated combined sewer overflow. The second and final phase of the CSO Reduction
program was completed in 2016. The CSO reduction program has helped to reduce the combined sewer
overflows to Port Angeles harbor to less than once per year per outfall location. By design, overflows will
occur at the 8000-foot-long refurbished marine outfall before they occur at the two near-shore outfalls.
One outfall location was eliminated entirely. This represents a significant reduction, from an average of
over 70 overflow events per year, and is a big pollution control achievement for the City.
The Utility serves unincorporated areas of Clallam County (the Eastern and Western Urban Growth areas,
and the Lower Elwha reservation land) and treats 2 million gallons annually of septage generated in
Clallam and Jefferson County that is trucked to the WWTP. The WWTP treats about 0.5 million gallons of
leachate generated by the COPA landfill and the Rayonier Mount Pleasant landfill annually. The sewer
system serves approximately 3,700 acres in Port Angeles. The city has mostly 8-inch local sanitary sewers
and even some small 6-inch sewers. However, the city's original collection system was designed as a
combined sewer system with stormwater. There were no storm sewers in the city until the 1950s. The
existing storm sewer system grew in bits and pieces as individual renovation projects, and Local
Improvement Districts (LID) responded to local problems. The storm sewers are 6" and 8" in diameter due
to the steep terrain of the city. The existing storm sewers run primarily in the north/south "short block"
orientation, picking up catch basins, which happen to be at the east/west "long block" intersections. In
summary, the old downtown area has combined sewers, and the rest of the city has varying degrees of
partially separated sewers. The Wastewater Utility employs a Source Control Specialist as part of the
Port Angeles Wastewater Treatment Plant
Port Angeles 2025 Comprehensive Plan Appendix – Capital Facilities Page E-7
Pretreatment program to better control what comes to the WWTP and to provide education and technical
assistance to business owners. Several sources of grease and oils have been identified and remedied to
relieve sewer backups. The Wastewater Utility staff operates, inspects, maintains, and repairs the sewer
conveyance system, the pump stations, and the WWTP. The Utility funds an organized program of Capital
Improvement projects that is approved by City Council each year and includes a six-year plan for future
projects.
Map E-2: Existing Wastewater Utilities
Forecasted Needs
The City of Port Angeles’s Wastewater Comprehensive Plan from 2022 forecasts that the current
wastewater facility will reach its permitted Total Suspended Solids (TSS) load limitations by 2040. This will
require the city to upgrade its current treatment facility to be able to process those TSS levels. The city’s
Wastewater Comprehensive Plan also highlighted the need to expand the capacity of multiple trunklines,
primarily in the west end of the city, to meet anticipated growth in wastewater conveyance capacity needs.
The City of Port Angeles will also need to strive to be compliant with the Department of Ecology’s Nutrient
Grading Permit (NGP), which was developed by Ecology in 2019. The NGP requires all point source
wastewater discharges to the Washington Waters of the Salish to regulate the amount of Total Inorganic
Nitrogen (TIN), which is a primary contributor to reduced dissolved oxygen conditions within the Salish
Sea.
Port Angeles 2025 Comprehensive Plan Appendix – Capital Facilities Page E-8
Stormwater Management
Existing Facilities and Capacity
The City maintains all public storm sewers, culverts, and stormwater facilities, including the WSDOT
conduits, culverts, and stormwater facilities along the US 101 corridor within the city limits. The City is
currently making a major shift in its approach to stormwater management, moving away from the more
traditional system of hard surfaces draining to catch basins and being piped to the nearest water body to a
more natural acting system of allowing stormwater to be absorbed into the earth through the installation
of rain gardens and enhancing vegetative cover, including vegetated roof systems.
Map E-3: Existing Stormwater Management
Forecasted Needs
The City of Port Angeles's 2023 Stormwater Management Program Plan identified a critical need to
address a shortfall in stormwater rates to adequately fund future Stormwater Capital Improvement
Projects. A key priority for the city is to tackle the remaining storm sewer infrastructure, which will help
alleviate persistent overcapacity issues in the wastewater system. These stormwater projects heavily rely on
grant funding to avoid accumulating city debt, meaning their specifics often depend on the parameters of
available grants.
Port Angeles 2025 Comprehensive Plan Appendix – Capital Facilities Page E-9
Solid Waste Utility
Existing Facilities and Capacity
The Solid Waste Utility operated by the Port Angeles Public
Works and Utilities Department provides solid waste services.
Residential customers' waste is picked up weekly or biweekly,
and collection is mandatory. Commercial customers are
picked up 6 days a week. Curbside yard waste and recycling
are offered and provided by a private contractor. Current
participation in the curbside recycling program is 80% percent
of the residential customers. Curbside participation in the yard
waste program is around 50% percent of the residential customers. The City of Port Angeles owns and
operates the Port Angeles transfer station. The Port Angeles Regional Transfer Station began operation in
2007 after conversion from a landfill. The landfill conversion was mandated by the Federal Aviation
Administration because of the potential for scavenger birds at the landfill interfering with air traffic from
the adjacent airport. This site accepts municipal solid waste from residential, commercial, and industrial
customers throughout Clallam County. The Port Angeles Regional Transfer Station does not accept out-of-
county waste. Recycling drop boxes are provided and accept glass, aluminum, and paper. Used oil,
antifreeze, and batteries are also accepted at the site. Municipal solid waste is transported to regional
landfills in Eastern Washington or Oregon. A second issue related to the landfill was the release of buried
refuse onto the beach as normal bluff erosion continued. Two major projects were undertaken by the City
to relocate waste materials and stabilize the bluff erosion to resolve the problem.
Forecasted Needs
The forecasted needs for the Solid Waste Utility are mainly centered around the maintenance and
improvement of the existing solid waste infrastructure and facilities. The water department is continuously
working on water main rehabilitation and plant improvements, with a primary focus on secondary water
supply investigations aimed at enhancing the city's water source resiliency. The city is also contending with
several unfunded projects, including water line replacements, fire flow improvements, and major water
main replacements. A Western UGA water main extension is currently being planned, dependent on UGA
development. The Mill Creek reservoir expansion remains a possibility if the need arises. Overall, managing
the city's aging water infrastructure remains an ongoing challenge, necessitating continuous replacement,
repair, and updates to meet current standards, with some projects requiring expedited attention.
Electric Utility
Existing Facilities and Capacity
The Light Division of the City of Port Angeles Public Works and Utilities Department is the electric power
provider within the city limits. The Light Operations Division of the Public Works Department operates and
maintains a system of 8.8 miles of 69kV sub transmission, 127 miles of overhead, 42 miles of underground
12.47kV distribution system, and seven substations. Light Operations serves approximately 10,750
customers within the 13.5 square mile city limits of Port Angeles. Clallam County PUD is the electric power
provider for the unincorporated areas surrounding Port Angeles. The Bonneville Power Administration
(BPA), via its transmission lines, delivers the power used by both the City of Port Angeles and Clallam
County PUD. The PUD has one substation within the Eastern UGA at Monroe Street, and another in the
Port Angeles 2025 Comprehensive Plan Appendix – Capital Facilities Page E-10
Western UGA near Benson Road and Highway 101. There are seven electrical substations owned by the
City of Port Angeles within the City limits.
Forecasted Needs
The City plans a significant upgrade to its electrical infrastructure over the next five years, focusing on
substation replacement and transmission line expansion into the Urban Growth Area (UGA). Where
feasible, utilities will be placed underground, with the possibility of securing grant funding and
coordinating these efforts with transportation projects. For the Western UGA expansion, two options are
being considered: purchasing existing infrastructure from a neighboring utility or building a new substation
in the area and connecting it when the broader expansion occurs. These plans are outlined in the Capital
Facilities Plan (CFP).
Alternative Facilities Providers
Port Angeles School District
The Port Angeles School District serves the educational needs of students within the city limits and
surrounding areas, encompassing a range of elementary, middle, and high schools. Committed to
providing a comprehensive and supportive learning environment, the district focuses on academic
excellence, student well-being, and preparing students for future success.
Existing Facilities and Capacity
The current inventory of education facilities for the Port Angeles School District is presented in Table E-1.
Table E-1: Existing Facility and Capacity Inventory
Name Student
Count Description Grades Location
Stevens Middle
School 493 Middle School 1139 West 14th, Port Angeles, WA
98363
Seaview Academy 191 Alternative
Online School 905 W. 9th Street, Port Angeles,
WA 98363
Dry Creek
Elementary 372 Elementary
School K-6 25 Rife Road, Port Angeles, WA
98363
Franklin Elementary 339 Elementary
School 2505 S. Washington Street, Port
Angeles, WA 98362
Hamilton
Elementary 355 Elementary
School Pre-6 1822 W. 7th Street, Port Angeles,
WA 98362
Jefferson
Elementary 255 Elementary
School K-6 218 E. 12th Street, Port Angeles,
WA 98362
Roosevelt
Elementary 440 Elementary
School K-6 106 Monroe Road, Port Angeles,
WA 98362
Lincoln High School 79 High School 9-12 924 West 9th Street, Port Angeles,
WA 98363
Port Angeles 2025 Comprehensive Plan Appendix – Capital Facilities Page E-11
Port Angeles High
School 997 High School 9-12 304 Park Avenue, Port Angeles,
WA 98363
*Source: Washington State Report Card
Forecasted Needs
The anticipated forecasted needs for the School District include facility modernization and replacement,
particularly for aging buildings like Port Angeles High School and Franklin Elementary, to create
contemporary and safe learning environments.
Port Angeles School District Capital Improvement Projects 2025-2030
The Port Angeles School District has created a 30-year plan to help address the needs of the School
District. That plan is broken down into the phases for each proposed project and highlights potential
funding sources. The visual below provides a snapshot of that 30-year plan.
Figure E-1: Port Angeles School District 30-year Capital Facilities Plan
North Olympic Regional Library System. The Port Angeles Library, located at 2210 Peabody St, Port
Angeles, WA 98362, is an integral branch of the North Olympic Regional Library System (NOLS), which
serves Clallam County. The current Port Angeles Main Library building, constructed in 1998, offers nearly
25,000 square feet and houses a collection of over 151,000 volumes
Forecasted Needs
Forecasted needs for the library system generally include continuous technology upgrades to maintain
digital access and resources, optimization of library spaces for flexible programming and community use,
ongoing improvements to accessibility for all patrons, sustained development of diverse collections in
various formats, and the creation of welcoming community engagement areas. Ensuring adequate and
well-trained staffing to deliver quality services across all branches is also a consistent priority for the library
system's future.