HomeMy WebLinkAbout01282026 PC Agenda Packet
REGULAR MEETING AGENDA
PLANNING COMMISSION
January 28, 2026
6:00 - 8:00 PM
Notice is hereby given that the Port Angeles Planning Commission will meet on Wednesday,
January 28, 2026 starting at 6:00 p.m. in the City Council Chambers in City Hall, located at 321
E. 5th Street, Port Angeles, WA. This meeting will be conducted as a hybrid meeting. In hybrid
meetings, members of the public, Committee members, and City staff may attend in person at City
Hall or remotely via the Webex virtual meeting platform. For those planning to attend remotely,
learn how to watch the meeting live and participate during the public comment period by visiting:
https://www.cityofpa.us/Live-Virtual-Meetings
For audio only, please call: 1-844-992-4726
Use access code: 2553 393 5352
Webinar password: PC01282026 (72012820 when dialing from a phone or video system)
Once connected press *3 to raise your virtual hand, if you wish to make a comment or public
testimony. You will be notified when it is your turn to speak. This access code will work for the
January 28, 2026 meeting only.
If you are joining the meeting through the Webex link and wish to make a comment or provide
public testimony, please use the “raise your hand” feature in Webex. You will be notified when it
is your turn to speak.
Virtual Webex Meeting Link:
https://cityofpa.webex.com/cityofpa/j.php?MTID=m0e2ae14c21e60172b7cbe5750c71a3dd
The meeting is open to the public.
I. CALL TO ORDER
II. ROLL CALL
III. PUBLIC COMMENT
IV. APPROVAL OF MINUTES
Minutes of the October 22, 2025 Meeting
V. ACTION/DISCUSSION ITEMS
1. Action: Planning Commission Elections
With the recent resignation of the Chair, the Planning Commission will nominate and
Planning Commission Agenda Packet January 28, 2026 1
elect a new vice chair to backfill the position for the remainder of the 2025-2026
period.
2. Discussion: Planning Commission Work Plan
Staff presentation and discussion of the Planning Commission work plan, including
life/safety and over-the-counter permitting updates, critical area ordinance updates,
safe routes to school and sidewalk prioritization, and zoning and urban development
updates.
VI. STAFF UPDATES
1. Monthly Customer Service Report
2. Monthly Type 0/OTC Report
3. Monthly 5290 Report
4. Monthly Affordable Housing Report
5. Monthly Natural Resource Verbal Report
6. Monthly Land Use and Permitting Verbal Report
7. Monthly Building Report
8. Quarterly Grant Report
VII. REPORTS OF COMMISSION MEMBERS
VIII. PUBLIC COMMENT
IX. ADJOURNMENT
Planning Commission Agenda Packet January 28, 2026 2
PLANNING COMMISSION MEETING
Port Angeles, Washington
October 22, 2025
This meeting was conducted as a hybrid meeting.
CALL TO ORDER - REGULAR MEETING Chair Young called the regular meeting of the Port Angeles
Planning Commission to order at 6:02 p.m.
ROLL CALL
Planning Commission Chair Young, Vice Chair Steiger, Commissioners: Schorr, Kiedrowski.
Members Absent: Commissioners Stanley and McMillian (excused), Mellema.
Staff Present: Community and Economic Development Director Shannen Cartmel, Planning Supervisor Ben
Braudrick, Associate Planner Angel Torres, Housing Administrator Jalyn Boado, Natural Resources and Grant
Administrator Courtney Bornsworth, Senior Development Services Specialist Pat Bartholick.
PUBLIC COMMENT
None given.
APPROVAL OF MINUTES
It was moved by Vice Chair Steiger and seconded by Commissioner Schorr to approve the September 24, 2025,
minutes.
APPROVAL OF MINUTES
It was moved by Commissioner Kiedrowski and seconded by Vice Chair Steiger to approve the October 1, 2025,
minutes.
AGENDA ITEMS
1. Action: Public Hearing for Vision 2045 Comprehensive Plan Periodic Update (CPA 25-0004). Public hearing and
Planning Commission recommendation to City Council for the Comprehensive Plan Periodic update. Staff
recommends that the Planning Commission forward a recommendation of approval of the 2025 Comprehensive
Plan Periodic Updates to the City Council.
Staff provided a summary of the Comprehensive Plan Periodic Updates.
Chair Young opened the Public Hearing at 6:15 PM. Public comments were made on the Comprehensive Plan Periodic
Updates.
Jim Haguewood, city resident, the plan shows limited acknowledgment of SFR homeownership, which should be
central to the housing strategy based on market demand. It favors renter-occupied housing over owner-occupied. There
is no housing shortage; instead, the issue lies with income levels. The economic development component needs
strengthening. He supports the Western UGA land swap, which requires smart planning to lead to more industrial and
residential land in western PA. According to LCA, 67% of city land is already developed or occupied. The plan should
aim to attract young families, balance single-family and multi-family homes, diversify the economy, and foster a
vibrant community.
Shawn Washburn, county resident, building multi-family units is not always affordable. Policy LU-1.5 contradicts
LU-1.7 Policy in the Comprehensive Plan.
Brian Heberling, county resident, expressed concerns over the potential UGA swap and the need to maintain the use
as industrial due to owning one of the largest swaths of land in that area, and not want industrial zoning there.
Planning Commission Agenda Packet January 28, 2026 3
Chyan Twitchell, city resident, expressed concern for being able to afford to live in Port Angeles if single individuals
are owning large swatches of land because there isn’t enough multi-family housing available for people who need it.
Chair Young closed the CPA 25-0004 public hearing at 6:37 PM.
Commissioner Steiger questioned the UGA swap and asked whether it must be a like-for-like swap. Staff provided
clarity on the requirements and that the UGA swap is not moving forward with this Comprehensive Plan Periodic
Update. It is setting the stage for future discussions on the proposal.
Commissioner Kiedrowski supports the UGA swap if there is potential to change the land use to allow for mixed use
in the future.
It was moved by Vice Chair Steiger and seconded by Commissioner Kiedrowski to:
Forward the Vision 2045 Comprehensive Plan Update to the City Council as recommended by staff.
Motion carried 4-0.
2. Action: Public Hearing for Citywide Rezone associated with the Comprehensive Plan Periodic Update (REZ 25-
0153). Public hearing and Planning Commission recommendation to City Council for the Citywide rezone related
to the Comprehensive Plan Periodic update.
Staff provided a summary of the Citywide Rezone associated with the Comprehensive Plan Periodic Update. Chair
Young opened the public hearing at 6:45 PM.
Chyan Twitchell, city resident, the community is currently facing complex challenges related to zoning and housing.
There is a recognized need for rezoning, yet important zoning factors are being overlooked. Concerns have been raised
about the potential influx of an additional 3,000 residents, especially given the ongoing homelessness crisis. Currently,
existing rezoning options do not allow residents to rebuild their homes differently unless they reconstruct exactly as
before, which limits growth and adaptation. The importance of industrial development is acknowledged, but so is the
need to consider landless populations, such as those living in trailers, tents, or vehicles. Twitchell suggest creating
small, temporary housing solutions to assist those in need.
Matthew Moore, city resident, expressed worries about the value of data collection, feeling that some information
gathered is too superficial to address specific situations effectively. He advocates for more comprehensive outreach
and random polling, particularly concerning housing needs. Additionally, he highlighted issues with property
management in town, noting that landlords often require three months’ rent upfront, a barrier to renting for many
residents.
Chair Young closed the REZ 25-0153 Public Hearing at 6:52 P.M.
Commissioner Kiedrowski expressed concerns over increasing the mixed-use zoning in areas where we don’t
necessarily need it. Concerns with prohibiting single-family housing from being built in certain zones. Recommended
amending to allow for single-family residences in all zones except for commercial arterial.
It was moved by Vice Chair Steiger and seconded by Commissioner Kiedrowski to:
Recommend the approval of the Citywide Rezone application REZ 25-0153 to the City Council with the amendment
to allow for single-family residences in all zones except for commercial arterial.
Motion carried 4-0.
3. Action: Public Hearing for 2025 Housing Action Plan Periodic Update (CPA 25-0112). Public hearing and
Planning Commission recommendation to City Council for the draft Housing Action Plan amendment.
Staff provided a summary of the Housing Action Plan updates.
Chair Young opened the Public Hearing for CPA 25-0112 at 7:18 PM.
Planning Commission Agenda Packet January 28, 2026 4
Charles Creed, Sequim resident, is in favor of the multifamily builder training, City-wide homelessness navigator,
blighted property reduction strategy, and down payment assistance programs. Voiced concerns over the lack of
affordable housing and a desire to have elders in place in the community. The lack of affordable housing makes it
difficult for those on fixed incomes, and they should not be excluded from living here to lower the median age.
Overall, supports many of the action items in the Plan but still has concerns over pushing elders and those who need
support out.
Clinton Pharris, City resident, very supportive of the plan overall. Actively works in the community connecting
individuals with resources. Would like to see more programs that make it affordable for the common working
person to live and thrive in this community. Feels like there is still room for improvement. In favor of increasing the
building height limit. The graphic on Page 15 shows unrealistic numbers in his mind. Wants the housing to be
realistically affordable for all.
Susan Hillgren, City resident, shared lived experience from the perspective of those who work with the homeless
every day- noted that there are at least 1,000 unhoused. No matter how much new housing we build, there will
always be people who are homeless. Need for a restitution program to clean up blighted properties. The City needs
multifamily homes to put people in smaller spaces and meet the needs of our community members. The Housing
Action Plan should also identify the elderly and LGBTQ+ community.
Chyan Twitchell, City resident, understands there are more severe needs than her own in town. Expressed concerns
over the weatherization program and the balance between the need and the requirements to use the program. There
are many services that many people don’t qualify for - differences between the various programs in the Community
(Serenity House vs. TAFY). The Plan still has some holes that need to be addressed in the future.
John Monson, Sequim Resident, expressed concerns about the difficulty of finding affordable rental housing in the
community. Supports the need for more programs.
Joel Burdeau, City Resident, spoke about living in an Oxford House and working for the PA food bank. A
foundation in employment will be the only way to make the plan work. The only way he can afford to live out here
is because of the multifamily home that he lives in. Oxford homes provide support for recovering addicts and offer a
supportive place to live and recover. He doesn’t see the feasibility of ever being able to afford owning a home, even
as an employed individual. The Planning Commission and City Council need to keep the needs of the community at
heart when considering these decisions.
Jim Haguewood, City resident, the Port Angeles Association of Realtors supports the blighted property reduction
strategy. Suggest adding a renovation cost-reduction program to reinvest in the existing properties. They support co-
living housing and the Housing Pipeline Demonstration Project. The City should focus on providing infrastructure,
streamlining the permitting process, and not create an added risk to the City of Port Angeles. The PAAR opposes the
multi-family builders’ program and the downpayment assistance program. The Citywide navigator shouldn’t be the
city’s responsibility. The City should add the renovation program, use a balanced housing approach, increase
wastewater capacity, and work towards raising the average median income.
Shawn Washburn, county resident, PA business owner, Renovations need to be more affordable. This can be
accomplished by adding dump fees to the fee waiver program and creating an exemption for utility base rates when
the home is being renovated or sold and not being lived in. Told a story about a blighted property that his client
purchased, where he only netted around $50k. The City should better promote the energy rebate programs. He
cautions the city against homelessness navigator since there are limited resources and other NGO’s that could take
on the task.
Megan Ruble, City resident, the City needs to expand wastewater capacity and other utilities. There is a lack of
infrastructure to support the construction of new affordable homes. The City should promote workforce
development and raise the average median income to support growth.
Steven Pelayo, County resident, Population of PA growing at 0.4% - underperforming compared to the rest of the
county/state. Both Plans need more of everything to have balance (single-family and multifamily are both needed).
The Plans need to support families. Clallam County wages are growing at about ½ the rate of the rest of the state.
Encourages the renovation of existing homes as well as the need for new homes.
Planning Commission Agenda Packet January 28, 2026 5
Steven Workman, City resident, lives near a large commercial lot that is mostly vacant. Even if more SFRs are built,
they will not be affordable to most of the people who currently live here or want to purchase a home here. If you
plan it, will they build it? Commercial and multifamily building is difficult. The Port Angeles community seems to
be transitioning from a resource-based to tourism. Can we get higher-paying jobs here?
Eric Ostenberg, County resident, blighted homes renovations require asbestos permits, even for a home built after
1993, which seems unnecessary. The 935 W 10 Street site does not have capacity for multifamily development, as
there wasn’t sufficient utility capacity to support 21 duplexes. He is not in support of the pilot project – he was
outbid and is frustrated by the lack of progress on the project.
Chair Young closed the CPA 25-0112 Public Hearing at 7:56 PM
It was moved by Vice Chair Steiger and seconded by Commissioner Schorr to extend the meeting to 8:30 PM.
Motion carried 4-0.
It was motioned by Vice Chair Steiger and seconded by Commissioner Kiedrowski to take a 5-minute break. Motion
carried 4-0.
Chair Young recessed the meeting at 7:58 p.m. The meeting reconvened at 8:03 p.m.
Commissioner Schorr asked for more information on wastewater capacity analysis.
Vice Chair Steiger echoed the public comment from Steven Pelayo, who identified the need for balance in the
housing options the City plans to provide. We should be planning and building on both ends of the spectrum.
It was moved by Vice Chair Steiger and seconded by Commissioner Kiedrowski to re-evaluate Figure 6 to
include 100% AMI housing to fill demand. The motion carried 4-0.
Discussion followed.
Chair Young echoed the need for balanced housing options. Commissioner Kiedrowski and Commissioner Schorr
echoed the need to support building housing for individuals above the 100% AMI to drive the local economy and
assist with subsidies for those who need them.
Vice Chair Steiger noted the lack of large developers in town and how the city can assist them in pursuing large
developments, including adding the utility capacity needed.
The Housing Needs Assessment doesn’t fully reflect the needs of all community members.
It was moved by Commissioner Kiedrowski and seconded by Vice Chair Stieger to extend the meeting until 9:00
PM. The motion carried 4-0.
Discussion continued. Clarification of re-developable was given. Opportunities around blighted properties should be
explored further.
It was moved by Commissioner Kiedrowski and seconded by Vice Chair Stieger to have staff look into the AMI
aggregated data per the TAFY and Futurewise October 22 written public comments. Motion carried 4-0.
It was moved by Vice Chair Steiger and seconded by Commissioner Schorr to include a renovation investment
plan in the blighted property reduction strategy, which could include reduced fees or grants. Motion carried 4-0.
Discussion followed. The Downpayment assistance program is not necessarily due to the other programs that already
exist, accomplishing this. Staff clarified that the Community Land Trust program has replaced the downpayment
assistance program.
Planning Commission Agenda Packet January 28, 2026 6
It was moved by Vice Chair Steiger and seconded by Commissioner Kiedrowski to include in the plan an
investigation of rental assistance, including a landlord risk fund to encourage landlords to rent to underserved tenants,
similar to Chelan-Douglas. Motion carried 4-0.
Discussion followed.
It was moved by Commissioner Kiedrowski and seconded by Commissioner Schorr to:
Recommend the approval of CPA 25-0112 for the 2025 Housing Action Plan Periodic Update to the City Council
with the recommended amendments as proposed.
Motion carried 4-0.
STAFF UPDATES
Monthly Building Report
Senior Development Services Specialist Pat Bartholick gave a brief comparison of the monthly building report to
last year's monthly report. The 19-lot townhouse Trailside subdivision will utilize the townhouse permit-ready plan
sets for its development.
Monthly Affordable Housing Report
Planner Boado gave a brief update about affordable housing programs. In September, two fee waivers were
processed.
Monthly Natural Resources Report
Planner Bornsworth gave a brief update on the Arbor Day Celebration and City Shade Street Tree Distribution event
on October 25.
Monthly Land Use Permitting Report
Planning Supervisor Braudrick gave a brief update on the current Land Use Permitting. The Planning team is
finalizing a short plat on Crabapple Street, completing a permit for a 120’ cell tower, and will be issuing a home
occupation permit for a yoga studio soon.
COMMISSION REPORTS
Chair Young, hearing why people aren’t building is incredibly valuable information to keep in mind and should be
taken into consideration. Will be out of town for the next three months, so will attend virtually.
SECOND PUBLIC COMMENT
Jim Haguewood, City Resident, commented on the lack of recognition of the economic development element in the
plan. Expressed concerns over the lack of utilities to the curb, which prevents development from occurring. PAAR is
open to meeting with the Planning Commission to discuss the data behind why builders are not building in this town.
Commented on the importance of single family residences being an income driver and recognizing their importance.
Sean Washburn, a county resident, commented on the need to balance all types of housing and to provide utilities and
infrastructure to build additional developments. Expressed the concern for having City Staff explore some of the
programs in the Housing Action Plan that other organizations are already doing.
Matthew Moore, a City Resident, commented on the idea of converting vacant homes into rental units. Who are the
people you want to bring into these homes? Will they be benefiting the City of Port Angeles?
Steven Pelayo, a County resident, commented on bringing recognition of the building updates to the City Council
meetings. Also commented on the recent Platypus vs. City case that was in the news recently. Commented on Sequim’s
contribution to property tax investments compared to Port Angeles, and how far behind Port Angeles is in comparison.
Planning Commission Agenda Packet January 28, 2026 7
ADJOURNMENT
Vice Chair Steiger motioned to adjourn the meeting at 9:00 p.m.
Commissioner Schorr seconded the motion.
Chair Young adjourned the meeting at 9:00 PM.
_____________________________________ _______________________________
Colin Young, Chair Jalyn Boado, Secretary
Planning Commission Agenda Packet January 28, 2026 8
Date: January 28, 2026
To: Planning Commission
From: Ben Braudrick, Planning Supervisor
Subject: 2026-2028 Planning Commission Workplan
Background / Analysis: The recent adoption of the Vision 2045 Comprehensive Plan, the Citywide
Rezone, and the Housing Action Plan establishes a clear policy foundation for updating the City’s
development regulations. Together, these documents articulate a 20-year vision that emphasizes housing
production, mixed-use development, and support for local businesses while maintaining public safety and
environmental stewardship. To translate this policy direction into day-to-day implementation tools, staff
have developed a structured, four-phase municipal code update workplan for the Planning Commission
designed to improve clarity, usability, and alignment across the development code.
Phase 1 focuses on life-safety and over-the-counter permitting updates, including building and fire codes,
certificates of occupancy, and inspection procedures. These amendments are largely procedural, require
limited public engagement, and are intended to improve predictability for applicants and staff while
ensuring modern fire and life-safety standards.
Phase 2 addresses the state-mandated Critical Areas Ordinance update and related environmental codes,
consolidating and modernizing regulations to reflect best available science while improving readability
and application processes for property owners, professionals, and reviewers.
Phase 3 advances zoning and urban development updates that directly implement Vision 2045 and the
Citywide Rezone by simplifying zoning districts, introducing a unified land-use chart, updating design
standards, and better integrating residential, commercial, and mixed-use development.
Phase 4 completes the program with updates to sign codes, subdivision regulations, remaining zoning
provisions, and project permit and administration procedures to ensure internal consistency across all
titles.
Collectively, these four phases will result in a development code that more clearly reflects the City’s
long-term vision—encouraging housing construction, supporting local business development, and
providing transparent, predictable regulations that serve the community, applicants, and decision-makers
alike.
Summary: The City has create a four-phase municipal code update program to implement the Vision
2045 Comprehensive Plan, Citywide Rezone, and Housing Action Plan, translating long-range policy
direction into clear, modern development regulations. Together, these updates will improve code clarity
and consistency while encouraging housing construction, supporting local business development, and
advancing the City’s 20-year vision.
Recommendation: Adopt the attached Municipal Code Amendment schedule as the Planning
Commission Workplan for 2026-2028
Planning Commission Agenda Packet January 28, 2026 9
This will be a major undertaking for Community and Economic Development Staff and the Planning
Commission spanning two full years of effort. New work items not included in this plan will require
reprioritization/removal of offsetting initiatives.
Attachment(s):
2026-2028 Municipal Code Amendment Planning Commission Workplan and Gantt Chart
Planning Commission Agenda Packet January 28, 2026 10
2026-2028 Municipal Development Code
Amendment General Work Plan:
Preferred Approach: Multi-Year Phased Code Update
This approach sequences each code title update one at a time, with some minor overlap in phases
to ensure internal kickoffs can coincide and the implementation step of one phase can overlap
with code writing. This model offers the highest level of process clarity, allowing staff, legal
reviewers, consultants, and the public to focus on fewer topics without competing deadlines or
resource conflicts. It supports deliberate decision-making—especially for sensitive or complex
topics—and ensures meeting scheduling and public communication are straightforward. However,
it extends the overall duration of the code update process, limits opportunities for cross-title
integration, and temporarily exposes the City to inconsistencies between outdated and updated
sections until all titles are adopted.
Planning Commission Agenda Packet January 28, 2026 11
Phase 1: Life/Safety and Over the Counter Permitting Updates
Crucial Building Codes – Kick off to Adoption: January – April 2026
The following codes require minimal public engagement and are crucial to the success of proper
fire life safety and development review processes. A limited internal staff group will research, audit,
and develop code prior to moving forward with public kickoff, which will consist strictly of the
Builders Round Table.
Title 14 – Buildings and Construction
NEW 14.15 – Certificate of Occupancy
UPDATE 14.21 – Fire Code
UPDATE 14.23 – Fire Alarms
UPDATE 14.24 – Fire Zones
UPDATE 14.26 – Automatic Fire Sprinkler Systems
NEW 14.30 – Fire Inspection
UPDATE 14.32 – Building Moving
Title 18 – Growth Management
UPDATE 18.08 – Urban Services
Step 1 – Internal Kickoff (January 2026)
Internal kickoff of the project will consist of leadership level development review staff. The kickoff
will define the scope of the project and audit the goals and results of the needed amendments.
Step 2 – Code Development (January – March 2026)
Staff will develop the code over the first quarter, with a general outline prepared for the public
engagement process prior to public engagement.
Step 3 – Public Engagement (February 2026)
Public engagement will consist of presenting the code amendment goals and results and the
amendment outline to the Planning Commission, Builders Round Table, Waterfront District, and
North Peninsula Builders Association. There will be two weeks to provide any feedback.
Step 4 – Public Hearing and Council Adoption (March - April 2026)
Due to the codes procedural nature, the Planning Commission will not be involved in the public
hearing process. A City Council public hearing and 1st/2nd Readings will be held in March and April.
Step 5 – Implementation (February - May 2026)
Implementation will consist of:
• The development of FAQ’s for fire code and CofO updates;
• An update to the City’s website for Certificate of Occupancy info for new businesses;
• A new CofO application reflecting code updates
• A City newsflash and press release; and
• Todd Orloff radio show interview or mention post-adoption.
Planning Commission Agenda Packet January 28, 2026 12
Phase 2: Critical Areas Ordinance Updates
Mandated Critical Area Codes - Kickoff to Adoption: March – September 2026
The following code is related to the state mandated Critical Areas Ordinance (CAO) update that is
associated with the 2025 Growth Management Act Comprehensive Plan Periodic Update. Staff will
use this opportunity to perform a comprehensive audit and reevaluation of existing codes within
Title 15, consolidating critical areas review and ensuring the code includes updated best practices
and a format that both staff, community members, and qualified professionals can follow and be
successful in submitting a complete application. The internal kickoff will start in March and be
more inclusive across departments than Phase 1. The public process will be more involved and
included environmental stakeholders, interested members of the community, and the Builders
Round Table. The internal review process will commence with the development of a code
framework that mirror development review processes followed by codification. Due to the strict
requirements from the State, the public process will consist of engagement in the form of vetting
the code for readability, consistency, and maintenance of best available science.
Title 11 – Streets and Sidewalks
AUDIT 11.08 – Definitions
MOVE 11.13 – Street Trees (Move to 15.26 – Urban Forestry)
Title 13 – Public Utilities
AUDIT 13.62 Connections-Extensions
Title 15 – Environment
UPDATE 15.02 – Definitions
AUDIT 15.04 – Environmental Policy
REMOVE 15.16 – Noise Control (Already in Section 8.30.060.P Nuisances Defined)
REMOVE 15.20 – Environmentally Sensitive Areas Protection (moved to NEW 15.22 – Critical Areas
Protection)
NEW 15.22 Critical Areas Protection
REMOVE 15.24 – Wetlands Protection (moved to NEW 15.22 – Critical Areas Protection)
NEW 15.26 – Urban Forestry
MOVE 15.28 – Clearing and Grading (Move to 14.34 – Clearing and Grading)
Step 1 – Internal Kickoff (March - April 2026)
The internal kickoff will consist of a comprehensive design/review team meeting with Planning,
Building, Public Works, and Parks and Recreation. The kickoff will take place over two meetings.
The first meeting will allow for discussion of:
• Introduce the amendment scope, goals, and results;
• Define the timeline for review and adoption;
• Define roles for code writing and review;
• Define the external stakeholder committee; and
• Determine regular meeting dates moving forward in the amendment project.
Planning Commission Agenda Packet January 28, 2026 13
The second meeting will adopt the above items into a final workplan for the Phase 2 code
amendments.
Step 2 – Code Development (April – August 2026)
Code Development will consist regularly scheduled code writing workshops with identified staff
members. This includes the use of the Department of Commerce CAO checklist, new thresholds
and application processes and procedures based upon Title 18.02, and the consolidation of urban
forestry management practices and procedures into a single, new chapter.
Step 3 – Public Engagement (May – July 2026)
Public engagement will consist of:
• A dedicated website with background; scope, goals and results; major touchpoints; and
how to get involved in the amendment process.
• A stakeholder committee consisting of members previously represented in the climate
resiliency planning effort. This group should meet once each month for three months and
discussion should revolve around the accomplishment of major deliverables defined by
the internal committee.
• Builders Round Table Discussion in May with two weeks provided for feedback.
• Newsflash notification and press release of intent to amend the City’s critical areas
ordinance when the general outline and intent of the code amendment can be described in
writing. This will take place after the first stakeholder meeting to ensure a critical path has
been agreed upon.
• An email sent to Periodic Update opted-in email list pointing to the newsflash and
dedicated webpage.
• Planning Commission meetings from April – June will host discussion and allow for public
comment before and after the discussion.
Step 4 – Public Hearing and Council Adoption (June - September 2026)
The public hearing for the code amendment will take place at the July Planning Commission
meeting. The City Council will adopt the code amendment after the 1st and 2nd reading at the
September meetings. This will ensure an appropriate amount of time prior to Council’s first reading
of the ordinance for staff to make any amendments requested by the Planning Commission and
respond to public comments provided after the staff report was published.
Step 5 – Implementation (July - October 2026)
Implementation will consist of:
• An updated Environmental Planning landing webpage in the CED sitemap (see Housing
Page for reference), including FAQ’s and links to handbooks.
• Urban forestry management best practices handbook.
• Urban forestry lead-team development.
• CAO management Handbook for property owners.
Planning Commission Agenda Packet January 28, 2026 14
Phase 3: Zoning and Urban Development Updates
Updated Development Standards and Redefining Zoning Districts– Kick off to Adoption:
August 2026 – July 2027
This code amendment is the first of two amendments involving Titles 14 and 17. The amendment
provides initial changes based upon the Vision 2045 Comprehensive Plan. These changes will
result in a reduction in the number of zoning districts and a focus on more intermingled uses
across all land uses. Internal staff will develop code more focused on design standards, and audit
existing design standards to ensure those standards reflect Port Angeles’ development needs. The
zoning title will be focused on simplicity and readability. This includes the introduction of a
comprehensive use chart. The official Port Angeles zoning map will also be updated to reflect the
changes to or removal of current zoning districts. A special meeting will occur in September 2026
focused solely on the workplan agreed upon by internal staff. Due to the complexity of the analysis
necessary and the interconnectedness of these codes, staff will convene in code writing
workshops regularly over span of several months from September 2026 – May 2027. This code
writing will also involve regular updates to the Planning Commission with the ability to review the
code over several meetings to allow for discussion on specific topics. This will also allow staff
ample time for response or adjustment to the codes. A special work session on the 4th Tuesday of
January 2027 with the City Council will ensure early involvement and the ability for staff to engage
meaningfully early on.
Title 14 – Buildings and Construction
MOVE 14.40 Off-Street Parking (include in design standards)
Title 17 – Zoning
UPDATE 17.01 – Purpose and Scope
MOVE and UPDATE 17.03 – Establishing Mapped Zones and Regulation (Consolidate with 17.01)
AUDIT 17.08 – Definitions
NEW 17.09 – Land Use Chart
UPDATE 17.10 – Residential Mixed Density
REMOVE 17.11 – R9
REMOVE 17.12 – R11
REMOVE 17.14 – Residential Medium Density
UPDATE 17.15 – Residential High Density
UPDATE 17.17 – Commercial Uses in Residential Zones (Working Title)
NEW 17.18 – Animal Husbandry
UPDATE 17.20 – Mixed Use
MOVE 17.21 – Residential Infill Design Standards (Move to 17.16 – Residential Design Standards)
UPDATE 17.22 – Mixed Use Design Standards
REMOVE 17.25 CR, Commercial Regional
UPDATE 17.32 – Industrial, Mixed Use
UPDATE 17.33 – Industrial, Heavy
REMOVE 17.36 – IM, Industrial Marine
REMOVE – 17.40 Public Buildings and Parks
MOVE 17.94 – General Provisions, Conditions and Exceptions (Integrate into design standards)
Planning Commission Agenda Packet January 28, 2026 15
Step 1 – Internal Kickoff (August – September 2026)
The internal kickoff will consist of a comprehensive design/review team meeting with Planning,
Building, Public Works, and Parks and Recreation. The first meeting will allow for discussion of:
• Introduce the amendment scope, goals, and results;
• Define the timeline for review and adoption;
• Define roles for code writing and review;
• Define the external stakeholder committee; and
• Determine regular meeting dates moving forward in the amendment project.
The second and third meeting will adopt the above items into a final workplan for the Phase 3 code
amendments.
Step 2 – Code Development (September 2026 – May 2027)
Code Development will consist regularly scheduled code writing workshops with identified staff
members. This includes:
• The use of the Department of Commerce list of required zoning code updates;
• Enacting several policies of the Vision 2045 Comprehensive Plan to focus more on form
and design standards and less on traditional Euclidean zoning;
• An audit of current residential and commercial design standards;
• The development of a unified use chart;
• The rearrangement of Title 14 off-street parking standards to Title 17 design standards;
• The creation of standards for commercial uses in residential zones; and
• The creation of animal husbandry design standards.
Step 3 – Public Engagement (October 2026 – March 2027)
Public engagement will consist of:
• A dedicated website with background; scope, goals and results; major touchpoints; and
how to get involved in the amendment process.
• A stakeholder committee consisting of members previously represented Vision 2045
Comprehensive Plan Periodic Update effort. This group should meet once every other
month in the 3rd and 4th quarters of 2026. Discussion should revolve around the discussion
of new chapters of code; an audit and update of current design standards, level of
integration of commercial uses in residential zones, and animal husbandry.
• Builders Round Table Discussion in August revolving around design standards with a
month to provide for feedback in September.
• Presentations to various professional organizations in September and October.
• Newsflash notification and press release of intent to amend the City’s zoning code and
design standards. This will take place after the second Builders Round Table to ensure
support for the process has been demonstrated.
• An email sent to Periodic Update opted-in email list pointing to the newsflash and
dedicated webpage.
Planning Commission Agenda Packet January 28, 2026 16
• Planning Commission meetings from July to October will host discussion on specific
amendment topics and allow for public comment before and after the discussion.
Step 4 – Public Hearing and Council Adoption (April – July 2027)
A Council workshop will be held by the City Council in January 2027 to ensure Council input has
been provided to the Planning Commission prior to public hearing and recommendation. Staff will
provide memo responses to the Council input in both March and April. The public hearing for the
code amendment will take place at the May Planning Commission meeting. The City Council will
adopt the code amendment after the 1st reading at the second meeting in June and 2nd reading at
the 2nd meeting in July meetings. This will ensure an appropriate amount of time to respond to initial
comments from City Council. In preparation for Council’s first reading of the ordinance staff will
have time to make any amendments requested by the Planning Commission and respond to public
comments provided after the staff report was published.
Step 5 – Implementation (June - September 2027)
Implementation will include:
• A heavily promoted public design standard workshop that will be recorded in June 2027.
• Updates to websites in CED to promote the amendments.
• Code pamphlets downloadable on the City’s website and at the permit desk.
Planning Commission Agenda Packet January 28, 2026 17
Phase 4: Sign Code and Secondary Development Codes
The Phase 4 code amendment will consist of four concurrent code updates:
• Sign Codes
• Subdivision Codes
• Remaining Zoning Codes not directly related to the direction of the Comprehensive Plan
Periodic Update
• Application Procedures, Comprehensive Planning, and Urban Services
Each of the four codes will have separate ordinances, goals, and expected results.
Title 14 – Buildings and Construction
UPDATE 14.40 Commercial Sign Code
Title 16 – Subdivisions
AUDIT 16.02 Definitions
UPDATE 16.04 Short Subdivisions
UPDATE 16.08 Long Subdivisions
UPDATE 16.09 Unit Lot Subdivisions
UPDATE 16.10 Binding Site Improvement Plans
UPDATE 16.12 Boundary Line Adjustments and Covenants
UPDATE 16.14 Plat Vacations and Alterations
Title 17 – Zoning
UPDATE 17.19 Planned Residential Development Overlay Zone (Consolidate into new Overlay
Chapter)
MOVE 17.35 Junk Yards Conditional Use Permit (Chapter 18.02 Title VII Conditional Uses)
MOVE 17.50 Adult Entertainment Uses (Chapter 18.02 Title VII Conditional Uses)
REMOVE 17.30 IP Industrial Park
UPDATE 17.31 PID Planned Industrial Development (Consolidate into new Overlay Chapter)
UPDATE 17.37 MCO Mixed Commercial Overlay (Consolidate into new Overlay Chapter)
UPDATE 17.44 PLID Planned Low Impact Development Overlay Zone (Consolidate into new Overlay
Chapter)
UPDATE 17.45 IOZ Infill Overlay Zone (Consolidate into new Overlay Chapter)
UPDATE 17.52 Wireless Telecommunications Towers and Facilities
UPDATE 17.95 Nonconforming Situations
UPDATE 17.96 Administration and Enforcement
Title 18 – Growth Management
UPDATE 18.02 Administration of Project Permit Applications and Review Procedures
UPDATE 18.04 Comprehensive Plan Implementation and Amendment
AUDIT 18.08 Urban Services
Planning Commission Agenda Packet January 28, 2026 18
Step 1 – Internal Kickoff (June - August 2027)
Internal Kick off of Phase 3 will consist of the members of staff already involved in Phase 2. Phase 2
will be winding down towards Planning Commission and Council review and adoption as Phase 3
internally moves forward.
Step 2 – Code Development (August 2027 – March 2028)
Code Development will consist regularly scheduled code writing workshops with identified staff
members. This includes workshops for each of Titles under review.
Step 3 – Public Engagement (November 2027 - February 2028)
The stakeholder team selected for Phase 2 code updates will be reconvened and signage codes
will be the main focus of the engagement process. The builders roundtable will also be engaged
and given time in Q2 of 2027 to assist with goal setting and feedback on the code amendment
approach.
Public engagement will consist of:
• A dedicated website with background; scope, goals and results; major touchpoints; and
how to get involved in the amendment process.
• A stakeholder committee consisting of members previously represented in the Phase 2
code amendment effort. This group should meet twice in May and June of 2027. Discussion
should revolve around the sign code update.
• Builders Round Table Discussion April and May revolving around sign code and title 18
updates. with a month to provide feedback in June.
• Presentations to various professional organizations in May and June.
• Newsflash notification and press release of intent to amend the City’s sign code. This will
take place after the first Builders Round Table to ensure support for the process has been
demonstrated.
• An email sent to Periodic Update opted-in email list pointing to the newsflash and
dedicated webpage.
• Planning Commission meetings from May to August will host discussion on specific
amendment topics and allow for public comment before and after the discussion.
Step 4 – Public Hearing and Council Adoption (February 2028-April 2028)
The public hearing for the code amendment will take place at the February Planning Commission
meeting. The City Council will adopt the code amendment after the 1st reading at the second
meeting in March and 2nd reading at the 2nd meeting in April.
Step 5 – Implementation (February – May 2028)
Implementation will consist of:
• A heavily promoted sign code workshop in May.
• Updates to websites in CED to promote the amendments.
• Code pamphlets downloadable on the City’s website and at the permit desk.
Planning Commission Agenda Packet January 28, 2026 19
Municipal Development Code Update Schedule
(See General Workplan for Details)
Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec Jan Feb Mar Apr May
1
2
3
4
5
1
2
3
4 `
5
1
2
3
4
5
1
2
3
4
5
For basic step descriptions see the general work plan
Ph
a
s
e
1
Ph
a
s
e
2
Ph
a
s
e
3
Ph
a
s
e
4
Step 3: Public Engagement
Step 4: Public Hearing and Council Adoption
Step 5: Implementation
Step 1: Internal Kickoff
Step 2: Code Development
Q4 Q1 Q2
2027 2028
Q2 Q3Q1Q2Q3Q4Q1Step
2026
Planning Commission Agenda Packet January 28, 2026 20
Total Engagements YTD:% Change vs Last Year:Avg Daily Engagements YTD:% Timely Responses:
Counter Visits = In-person front desk visits.
Emails Sent = Messages sent through the permits inbox to applicants.
Phone Calls = Customer phone calls logged.
Timely Responses = Customer inquiries that receive a response within two business days of the initial contact.
The CED Technicians have managed over 7,400 interactions so far this year, with nearly 99% of inquiries responded to within 2 business days.
CED Customer Service Report - December 2025
Coming in February7,447 28.5 98.8%
30%
50%
20%
Customer Engagement –YTD
Counter Visits Emails Sent Phone Calls
2,249
3,730
1,468
COUNTER VISITS EMAILS SENT PHONE CALLS
Engagement Type –YTD
2025 YTD
464
553
640 644
730
594 617 571
690
750
526
668
0
100
200
300
400
500
600
700
800
Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec
Monthly Engagement Trend
2025
0 100 200 300 400 500 600 700 800
Jan
Feb
Mar
Apr
May
Jun
Jul
Aug
Sep
Oct
Nov
Dec
Timely Response Rate
Total Interactions Timely Responses
Planning Commission Agenda Packet January 28, 2026 21
Total Permits YTD:% Change vs Last Year:% Same-Day Processing:% Timely Issuance:
Over-the-Counter permits are completed quickly averaging 1 business day from intake to issuance with nearly 91% processed the same day
Same-Day Processing = Measures the time from when an application is received until fees are sent. Counted as “Same-Day” if fees are sent the same business day.
Timely Issuance = Measures the time from when payment is received until the permit is issued. Counted as “Timely” if issued within one business day of payment.
Note: Customer payment delays are not included in these times.
CED Over-the-Counter Permit Report – December 2025
352 Coming in February 90.6%91.5%
0
1
5
11
83
84
168
0 20 40 60 80 100 120 140 160 180
Itinerant Vendor
Inspection Only
Fire
Solar
Plumbing
Re-Roof/Re-Side
Mechanical
Permits by Type -YTD
100%
94%
92%89%85%80%
0.00%
20.00%
40.00%
60.00%
80.00%
100.00%
Same-Day Processing Rate
17
28 27 28 29
35 32
51
28 27 27
23
JAN FEB MAR APR MAY JUN JUL AUG SEP OCT NOV DEC
Permits Issued by Month
0.0
0.2
0.4
0.6
0.8
1.0
1.2
1.0 1.0 1.0 0.9
0.6
1.0
Average Staff Time by Type
(Days)
Planning Commission Agenda Packet January 28, 2026 22
NOTES: 1. See PAMC 18.02.240 for applicable procedures. 2. Only if the application is for a permitted use and receives a threshold determination of non-significance. 3. Except for Type II shoreline substantial development permits.
CED SB 5290 Report - December 2025
TYPE I - Allowed, Permitted, or Accessory Uses Not Requiring Notice of Application; Building Permits Categorically Exempt from SEPA; Business Licenses; Clearing and Grading Permits; Critical Area Exemptions; Director's Determinations¹; Electrical Permits; Environmentally
Sensitive Area Permits and Extensions; Fee Waivers; Final Binding Site Plans; Final Boundary Line Adjustments; Final Overlay Zones; Final Planned Residential Development (PRD); Final Plats; Final Short Plats; Final Unit Lot Subdivisions; Fire Alarm Permits; Fire Permits – Any
Other Approval Provided by the Fire Department – Office of the Fire Marshal; Fire Sprinkler Permits; Flood Development Permits; Home Businesses/Home Occupation Permit; Land-Use Verification; Minor Amendments to an Approved Plat, Binding Site Plan, or Planned
Residential Development; Minor Deviations Up to 20%; Minor Mobile or Itinerant Vendor Hosting Site Plan Review; NICE Grants; Preliminary Boundary Line Adjustments; Preliminary Short Plats; Regulatory Mobile or Itinerant Vendor Permit; Reasonable Use Exceptions; Right-
of-Way Construction Permits; Sales and Use Tax Grants; Shoreline Exemptions; Sign Permits; Short-Term Lodging Licenses; Site Plan Review; Temporary Uses Up to One Year; Utility Feasibility Requests; Wetland Permit Extension; Wetland Temporary Emergency Permit.
TYPE II - Administrative Conditional Use Permits; Administrative Conditional Use Permits Required for Transitional Housing Facilities 1–4 Units; Building Permits Requiring SEPA; Cottage Industries; Discretionary Conditional Use Permits; Major Mobile or Itinerant Vendor
Hosting Site Plan Review; Minor Plat Amendment; Minor Variances; Preliminary Binding Site Plan; Preliminary Unit Lot Subdivision; SEPA Review (Not Associated with a Public Hearing); Shoreline Substantial Development Permits²; Temporary Housing Facilities; Wetland
Permits.
TYPE III - Conditional Use Permits; Conditional Use Permits Required for Transitional Housing Facilities 5+ Units; Major Amendments to an Approved Plat or Planned Residential Development; Major Variances; Minor Deviations 21–30%; Plat Vacation; Preliminary Overlay
Zones; Preliminary Plats; Preliminary Planned Residential Development (PRD); SEPA Review (Associated with a Public Hearing); Shoreline Conditional Uses; Shoreline Substantial Development Permits³; Shoreline Variances; Temporary Uses – One to Five Years; Unclassified Use
–Conditional Use Permits.
TYPE IV - Site Specific Rezones.
TYPE V - Amendments to Development Regulations; Amendments to the Port Angeles Municipal Code; Annexations; Area-Wide Rezones; Comprehensive Plan Amendments; Development Agreements; Master Land Use, Subarea, Functional, and/or Utility Plans and
Amendments; Shoreline Master Program Adoption and Amendments.
182 190
66
0 1
0
20
40
60
80
100
120
140
160
180
200
<14 Days 15-30 Days 31-65 Days 65-100 Days 100-170 Days
Nu
m
b
e
r
o
f
P
e
r
m
i
t
s
I
s
s
u
e
d
Total Number of Days for Permit Review
Permit Type I (65 Day Deadline)
0
22
3
0
0
1
2
3
4
5
<14 Days 15-30 Days 31-65 Days 65-100 Days 100-170 Days
Nu
m
b
e
r
o
f
P
e
r
m
i
t
s
I
s
s
u
e
d
(
Y
T
D
)
Total Number of Days for Permit Review
Permit Type II (100 Day Deadline)
00
1
00
0
1
2
3
4
5
<14 Days 15-30 Days 31-65 Days 65-100 Days 100-170 Days
Nu
m
b
e
r
o
f
P
e
r
m
i
t
s
I
s
s
u
e
d
(
Y
T
D
)
Total Number of Days for Permit Review
Permit Type III (170 Day Deadline)
00000
0
1
2
3
4
5
<14 Days 15-30 Days 31-65 Days 65-100 Days 100-170 Days
Nu
m
b
e
r
o
f
P
e
r
m
i
t
s
I
s
s
u
e
d
(
Y
T
D
)
Total Number of Days for Permit Review
Permit Type IV (170 Day Deadline)
00000
0
1
2
3
4
5
<14 Days 15-30 Days 31-65 Days 65-100 Days 100-170 Days
Nu
m
b
e
r
o
f
P
e
r
m
i
t
s
I
s
s
u
e
d
(
Y
T
D
)
Total Number of Days for Permit Review
Permit Type V (No Deadline)
Planning Commission Agenda Packet January 28, 2026 23
CED Affordable Housing Report - December 2025
Type JAN FEB MAR APR MAY JUN JUL AUG SEP OCT NOV DEC 2025 YTD 2024 YTD
SUT - HB 1406 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $40,000.00
SUT - HB 1590 $0.00 $50,000.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $50,000.00 $779,998.00
FWP $39,666.66 $0.00 $17,444.82 $0.00 $6,676.43 $24,153.35 $25,750.54 $1,426.50 $12,776.31 $36,677.64 $18,630.59 $5,357.64 $188,560.48 $365,314.18
NICE- Small Scale $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $11,620.78
NICE - Medium
Scale $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00
NICE - Large Scale $0.00 $0.00 $0.00 $0.00 $0.00 $46,750.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $46,750.00 $0.00
TOTAL CITY
INVESTMENTS $39,666.66 $50,000.00 $17,444.82 $0.00 $6,676.43 $70,903.35 $25,750.54 $1,426.50 $12,776.31 $36,677.64 $18,630.59 $5,357.64 $285,310.48 $1,196,932.96
PRP 3 1 0 0 3 2 0 1 2 2 0 0 14*16
MFTE 0 0 0 0 0 4 0 0 0 0 0 4 8*12
Key
SUT- HB 1406
SUT- HB 1590
FWP
NICE - Small Scale
NICE - Medium Scal
NICE - Large Scale
PRP
MFTE
Multi Family Tax Exemption. Contracts are shown in the month they were executed between developer and City, minimum number of estimated new dwelling units listed. Final dwelling unit counts will be determined at permitting/approval phase, and will be detailed on the
monthly Building Report.*
Please Note: City staff invest considerable time to proactively engage with prospective housing developers in order to amplify these critical City programs. This report only includes one stage of this important process.
Fee Waiver Program. The costs of 25 permit types are waived by the City for all infill and multifamily housing projects.
New Improvements for Community Enhancement of Neighborhoods Projects (≤ $14,999). Grants are shown in the month that the contract was fully executed between the developer and the City.
Sales and Use Tax - HB 1406. Grants are shown in the month that the contract was fully executed between the developer and the City.
Sales and Use Tax - HB 1590. Grants are shown in the month that the contract was fully executed between the developer and the City.
New Improvements for Community Enhancement of Neighborhoods Projects ($15,000-$24,999). Grants are shown in the month that the contract was fully executed between the developer and the City.
New Improvements for Community Enhancement of Neighborhoods Projects (≥ $25,000). Grants are shown in the month that the contract was fully executed between the developer and the City.
Permit Ready Plans. Plans are shown in the month they were shared with prospective developer, minimum number of estimated new dwelling units listed. Final dwelling unit counts will be determined at permitting/approval phase, and will be detailed on the monthly
Building Report.*
Planning Commission Agenda Packet January 28, 2026 24
CED Building Report - December 2025
JAN FEB MAR APR MAY JUN JUL AUG SEP OCT NOV DEC 2024 YTD
0 0 1 0 2 0 1 0 0 1 0 0 5
$0.00 $0.00 $700,000.00 $0.00 $368,722.00 $0.00 $1,500.00 $0.00 $0.00 $10,000.00 $0.00 $0.00 $9,447,500.00
4 5 3 9 8 9 8 5 9 10 8 8 101
$352,600.00 $100,636.00 $71,652.00 $193,541.00 $295,571.00 $566,877.00 $141,293.00 $275,952.00 $462,277.00 $1,086,670.00 $2,457,501.00 $105,586.00 $7,090,730.00
0 0 0 0 0 0 0 0 0 0 0 0 5
$0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $14,128,130.00
1 0 0 1 0 0 0 0 0 0 0 0 0
$2,632,599.00 $0.00 $0.00 $69,500.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00
0 0 0 0 1 0 0 0 1 0 0 0 2
$0.00 $0.00 $0.00 $0.00 $56,000,000.00 $0.00 $0.00 $0.00 $120,000.00 $0.00 $0.00 $0.00 $447,689.00
0 0 0 2 2 0 0 0 0 0 0 0 4
$0.00 $0.00 $0.00 $295,000.00 $726,000.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $937,000.00
2 0 0 0 0 0 3 0 1 2 0 0 12
$800,000.00 $0.00 $0.00 $0.00 $0.00 $0.00 $484,827.00 $0.00 $100,000.00 $718,164.00 $0.00 $0.00 $14,469,606.00
1 0 1 1 2 0 1 0 0 0 2 0 10
$250,000.00 $0.00 $282,354.00 $240,000.00 $85,000.00 $0.00 $26,680.00 $0.00 $0.00 $0.00 $240,000.00 $0.00 $1,741,520.00
2 0 1 2 0 2 2 1 2 2 2 1 12
$718,694.00 $0.00 $120,000.00 $570,860.00 $0.00 $463,742.00 $625,525.00 $350,000.00 $850,000.00 $450,000.00 $670,629.00 $245,000.00 $3,735,325.00
0 0 3 0 1 1 2 0 1 2 4 2 25
$0.00 $0.00 $282,659.00 $0.00 $94,565.00 $60,000.00 $108,098.00 $0.00 $29,532.00 $210,000.00 $421,491.00 $290,000.00 $2,196,238.00
18 27 35 27 29 28 33 52 29 40 24 30 294
$332,185.00 $318,083.00 $742,902.00 $416,350.00 $265,008.00 $897,274.00 $386,169.00 $543,867.00 $646,063.00 $878,579.00 $238,528.00 $475,866.00 $5,171,613.00
Comm 2 0 0 1 0 3 0 0 0 2 0 1 21
Res $16,500.00 $0.00 $0.00 $15,000.00 $0.00 $54,380.00 $0.00 $0.00 $0.00 $23,745.00 $0.00 $75,000.00 $374,705.00
30 32 44 43 45 43 50 58 43 59 40 42 491
$5,102,578.00 $418,719.00 $2,199,567.00 $1,800,251.00 $57,834,866.00 $2,042,273.00 $1,774,092.00 $1,169,819.00 $2,207,872.00 $3,377,158.00 $4,028,149.00 $1,191,452.00 $59,740,056.00
3 0 4 4 4 1 3 1 3 1 1 4 27
$67,450.71 $32,495.68 $59,192.12 $49,188.64 $512,626.80 $49,407.87 $40,688.54 $49,618.44 $65,719.76 $48,122.71 $71,094.99 $46,155.21 $870,675.71
0001011001232112*13
4 0 0 0 0 0 6 0 2 4 0 0 16 12*20
2 0 1 2 0 2 2 1 2 2 2 1 17 4*12
1 0 1 1 2 0 1 0 0 0 2 0 8 4*10
0 0 0 0 0 0 0 0 0 0 0 0 0 0*40
7 0 3 3 3 3 9 1 5 8 7 3 52 24*95
0 0 0 0 0 0 0 0 0 0 0 0 0 0 12
$83,146,796.00
$1,091,761.47
9
$184,625.00
529
29
$5,064,450.00
16
$1,496,345.00
372
$6,140,874.00
8
$2,102,991.00
8
$1,124,034.00
17
$56,120,000.00
4
$1,021,000.00
0
$0.00
2
$2,702,099.00
2
*The pending units are in various stages of staff review. Additionally, not all applicants have submitted a complete application at this time. While we expect the majority to advance through the review process, it is possible that some may experience the need for additional
review.
Dwelling Units - Single Family
Dwelling Units-Manufactured Home
Dwelling Units - Multi Family (3+)
Total Dwelling Units
Transitional Housing Units
Repair and Alteration
Total Permits Issued
Total Construction Valuation
2025 YTD
Dwelling Units - Duplex
New Construction
Repair and Alteration
New Multi Family
New Manufactured Home
Dwelling Units - ADU
Demolition and Moving
Certificate of Occupancy
5
$1,080,222.00
86
$6,110,156.00
Permit Fees Paid
Comm
Ind
Public
Res
New Construction
Repair and Alteration
New Construction
New Single Family
New Accessory Structure
Repair and Alteration
Planning Commission Agenda Packet January 28, 2026 25
2025 Q4
CED Grant Report
Planning Commission Agenda Packet January 28, 2026 26
CED Grant Report 2025 Q4
ACTIVE GRANTS
Parking and Business Improvement Area (PBIA) & Port Angeles
Waterfront District (PAWD)
Grant: $46,096.37 (awaiting Q4 amount to be provided by Finance)
Source: PBIA Funds
Contract Number: N/A
Partners: Port Angeles Waterfront District
Status: Approved by City Council on December 3rd, 2024. Contract executed on December 17th,
2024.
Contractor: N/A
Q4 Deliverables:
•PAWD reporting demonstrated the following:
o Held monthly Elevate PA meetings.
o Engaged in various marketing, communications and outreach efforts utilizing
social media to promote district activity and community engagement.
o Creation of Greater Port Angeles Conference Committee to spur off-season
business.
o Coordinated Welcoming Vista work parties and hired the Washington
Conservation Corps crew to assist with implementation of the 10-year
management plan.
o Submission of three grant applications, two of which were awarded to assist with
implementation of the Elevate PA 5-year Strategic Plan.
o Coordination with Blackball Ferry for the Welcome Back Coho event to be held in
February 2026.
o Encouragement and promotion of economic development in the waterfront
district area including the work of the Economic Vitality Committee.
o Strengthening and revitalizing commerce in the waterfront district area, including
maintaining open communication with waterfront district members to develop a
list of concerns and successes in the district.
Planning Commission Agenda Packet January 28, 2026 27
o Continued facilitating discussions with City staff regarding potential PBIA
expansion.
o Maintaining and updating the PBIA database.
Clallam County Economic Development Council
Grant: $20,000
Source: General Fund
Contract Number: N/A
Partners: Clallam County Economic Development Council
Status: Contract period is January 1st, 2025 – December 31st, 2025
Contractor: N/A
Q4 Deliverables:
•Five new business contacts were initiated.
•Assistance with business retention and expansion for 16 local businesses.
•Provided startup assistance for five new local businesses.
•Assisted 35 local businesses and 55 attendees at the Clallam County Housing Forum
Training Workshop.
Accelerating Procurement Excellence (APEX) Accelerator
Grant: $10,000
Source: General Fund
Contract Number: N/A
Partners: Accelerating Procurement Excellence (APEX) Accelerator
Status: Contract period is January 1st, 2025 – December 31st, 2025
Contractor: N/A
Q4 Deliverables:
•Assisted with coordinating $10,675.369.04 in Federal Government Awarded Dollars to
local businesses.
•Hosted matchmaking events for businesses to connect with small business liaison officers
and prime contractors including Alliance Northwest, Career Fairs, and a Disaster Response
Series.
Planning Commission Agenda Packet January 28, 2026 28
•Helped 46 businesses through personalized, client-centered advising.
•Continued partnerships with local stakeholders to increase visibility of the program.
•Assisted 47 businesses with UEI establishment.
Lodging Tax Annual Fund Allocation
Grants: $1,437,556
Source: Loding Tax Funds
Contract Number: N/A
Partners: Please see the ‘Q4 Deliverables’ section below.
Status: All awardees from the December 2024 approval have contracts that are fully executed.
Additional funds were approved at the April 1, 2025 City Council meeting and are now included
in this report. Staff continually disburse funds as reimbursement requests come in.
Contractor: Lodging Tax funds are used to support the following annual contracts and expenses:
•Port Angeles Regional Chamber of Commerce – Visitor Center Operations: $122,342
•LuLish Design – Destination Marketing Campaign: $210,000
•City of Port Angeles ROW Coverage Costs – NTE $10,000
•City of Port Angeles Staff Expenses for LTAX Related Work – $55,824
Q4 Deliverables:
Organization Name Amount Reimbursed
Olympic Peninsula Tourism Commission $11,599
Lulish Design $45,705
Olympic Peninsula Fungi Festival $9,428
Peninsula Trails Coalition $6,475
N-Dub Productions $22,500
Port Angeles Regional Chamber of Commerce $15,484
Port Angeles Fine Arts Center $6,904
North Olympic Baseball and Softball $24,989
Peninsula Adventure Sports $12,910
The Loom, LLC $991
123 West Design Collective $6,502
GOPA, LLC $10,000
Olympic Peninsula Rowing Association $5,000
Port Angeles Youth Basketball $66,819
Port Angeles Arts Council $6,490
Community Boating Program $20,140
Juan de Fuca Foundation for the Arts $10,825
Planning Commission Agenda Packet January 28, 2026 29
Total Amount Reimbursed: $282,761
Affordable Housing Programs
Grants: $285,310.48
Source: Sales and Use Tax funds, Fee Waivers, and NICE funds.
Contract Number: N/A
Partners: Please see the ‘Q4 Deliverables’ section below.
Contractor: N/A
Q4 Deliverables:
Fee Waiver Program Grants
•The City waived $60,665.87 in building, land use, fire, engineering, and public works
fees for eleven eligible residential projects.
Façade Grant Program
Grants: $28,000.00
Source: $68,726.15 CDBG program income funds.
Contract Number: N/A
Partners: Please see the ‘Q4 Deliverables’ section below.
Contractor: N/A
Q4 Deliverables:
•$8,000.00 – The Hub for façade improvements at 117 N Lincoln St.
o Reimbursed in December 2025.
CLOSED GRANTS
GMA Periodic Update
Grant: $125,000 ($62,500 received in June 2024 and $62,500 received in June 2025)
Source: Washington State Department of Commerce
Planning Commission Agenda Packet January 28, 2026 Pg. 29Planning Commission Agenda Packet January 28, 2026 30
Contract Number: 24-63335-003
Partners: N/A
Status: Contract executed July 1st, 2023; closed June 30th, 2025
Contractor: MAKERS Architecture and Urban Design, LLP
Q4 Deliverables:
•Final Comprehensive Plan, adopted by City Council on December 16, 2025.
2023 – 2025 Climate Planning
Grant: $150,000 ($87,200 received in February 2025; $62,800 received in June, 2025)
Source: Washington State Department of Commerce
Contract Number: 24-63610-149
Partners: N/A
Status: Contract executed July1, 2023; closed June 30, 2025
Contractor: MAKERS Architecture and Urban Design, LLP
Q4 Deliverables:
•Final Comprehensive Plan, adopted by City Council on December 16, 2025.
Planning Commission Agenda Packet January 28, 2026 31
2026-2028 Planning
Commission Workplan
January 28, 2026 Planning Commission Meeting
Planning Division
Agenda
1.Development Code Amendment
Background
2.Workplan Approach
3.Phase Descriptions and Timelines
4.Detailed Phase Review
5.Planning Commission Discussion
2
Development Code
Amendment Background
3
Municipal Planning Process
Planning
Guidance
Code
Amendments Implementation
4
Regulatory Drivers of Amendments
•State Mandated Development Regulations
•Development Standards from Comp Plan
•Housing Action Plan Implementation
•Critical Areas Ordinance Requirements
5
State Mandated Development Regulation
Accessory Dwelling Units
Co -living
Local Project Review Act
Middle Housing
6
State Mandated Development Regulation
•SB 5412: SEPA Exemptions for Infill Housing
•HB 1042: Adaptive Reuse
•SB 5184: Parking Reform & Modernization Act
•HB 1175: Third places in residential areas
7
Land Use Guidance from Comp Plan
•Land Use: 8 Policies
•Housing: 5 Policies
•Conservation: 2 Policies
•Hazard Mit. & Climate Res. : 3 Policies
•Transportation: 1 Policy
8
Housing Action Plan Implementation
Task 9: Co-living land-use allowances
•Task 1: Blighted property reduction
strategy
•Task 6: Multifamily builder training
•Task 10: MFTE program clarification
and updates
9
Critical Areas Ordinance Requirements
•Realign Title 15 with state critical areas guidance
•Incorporate best available science
•Add Urban Forestry standards and practices
•Ensure protection of critical area functions/values
•SEPA Thresholds
10
Workplan Approach
11
Workplan
Tenants
12
Amendment priority lies in statutory
requirements and need.
Each phase should operate independently of
the next.
Public engagement should aspire to equitable
access and provide appropriate opportunity
for input.
Planning Commission should be adequately
informed and have input that staff can
respond to.
Phase Descriptions and
Timelines
13
Phase Overview
Phase 1: C of O and Life Safety
Phase 2: Critical Areas and Urban Forestry
Phase 3: Zoning & Urban Development
Phase 4: Remaining Development Codes
14
Steps Descriptions
15
Step 1: Internal Kickoff
Step 2: Code Development
Step 3: Public Engagement
Step 4: Public Hearing & Adoption
Step 5: Implementation
Overall Phased Workplan
16
Phase 1: C/O and Life Safety
•Reevaluation of fire codes.
•Creation of certificate of occupancy chapter.
•Reassigning and amending building moving.
•Amending fire sprinkler requirements.
•Tracking amendment impacts.
17
Phase 1 Timeline
18
Phase 2: Critical Areas and Urban
Forestry
•Consolidating critical areas into a single chapter.
•Providing better procedural and permitting.
guidance.
•Consolidating urban forestry into a single chapter.
•Ensuring state requirements are met.
19
Phase 2: Timeline
20
Phase 3: Zoning & Urban Development
•Consolidation of zoning districts.
•Development of universal use chart.
•Auditing design commercial and residential
standards.
•Reevaluating general provisions, conditions and
exception.
21
Phase 3 Timeline
22
Phase 4: Remaining Development Code
•Auditing and amending subdivision code and all
overlay zones.
•Updating sign code.
•Auditing and reevaluating nonconforming
situations and administration/enforcement
•Auditing permitting procedures and urban
services
23
Phase 4 Timeline
24
Staff Recommendation
Adopt the Municipal Code Amendment
schedule as the Planning Commission
Workplan for 2026-2028
25
Commissioner
Questions/Discussion
26