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Home My WebLink AboutPC Meeting Packet 05272026REGULAR MEETING AGENDA PLANNING COMMISSION May 27, 2026 6:00 - 8:00 PM Notice is hereby given that the Port Angeles Planning Commission will meet on Wednesday, May 27, 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 have the option to attend the meeting in person at City Hall or remotely through the Webex virtual meeting platform. For those planning to attend remotely, learn how to watch the meeting live and participate during the public comment period by visiting: https://www.cityofpa.us/Live-Virtual-Meetings For audio only please call: 1-844-992-4726 Use access code: 2557 238 3344 Webinar password: PC05272026 (72052720 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 May 27, 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=m5b482588a0bb6ebe70e3fb08b67dcfe0 The meeting is open to the public. I.CALL TO ORDER II.ROLL CALL III.PLANNING COMMISSIONER INTRODUCTIONS IV. PUBLIC COMMENT V. APPROVAL OF MINUTES Minutes of the April 22, 2026 Meeting VI. ACTION/DISCUSSION ITEMS 1. Action: Façade Grant 26-0001 Clallam County Genealogical Society. Planning Commission review of façade grant proposal for a mural at the Clallam County Genealogical Society, 403 E 8th St, Port Angeles, WA 98362. 2. Discussion: Critical Areas Ordinance Update. Staff introduction of Phase 2 of the development code updates to Titles 11 and 15 of the municipal code. VII. 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 Resources Verbal Report 6. Monthly Land Use and Permitting Verbal Report 7. Monthly Building Report VIII. REPORTS OF COMMISSION MEMBERS IX. PUBLIC COMMENT X. ADJOURNMENT PLANNING COMMISSION MEETING Port Angeles, Washington April 22, 2026 This meeting was conducted as a hybrid meeting. CALL TO ORDER - REGULAR MEETING Chair Steiger called the regular meeting of the Port Angeles Planning Commission to order at 6:01 p.m. ROLL CALL Planning Commission Chair Steiger, Commissioners: Vogel, Kiedrowski, Mellema, Vanderlugt Member Excused Absence: Commissioner Shorr Member Absent: Commissioner McMillan Staff Present: Community and Economic Development Manager Shannen Cartmel, Planning Supervisor Ben Braudrick, Long Range and Special Projects Administrator Angel Torres, Housing Administrator Jalyn Boado, Natural Resources and Grant Administrator Courtney Bornsworth, City Engineer Jonathan Boehme, Fire Marshal Joel McKeen, Building Inspector/Licensing Administrator Chris Jackson, Community Development Technician II Triston Carlstrom. PUBLIC COMMENT None. AGENDA ITEMS Action Item: Motion to Approve Minutes from February 25, 2026 It was moved by Commissioner Kiedrowski and seconded by Commissioner Vogel to: Motion to approve minutes with the correction to change the minutes approval on page 1 to 4-0 instead of 4-4. Motion carried 4-0. 1. Action: Public Hearing for MCA 26-0044, Phase I Municipal Code Updates: Annie O’Rourke, a resident, supports cleaning up the EV charging code. Encourages the City and Planning Commission to support this action. CED Manager Shannen Cartmel, City Engineer Jonathan Boehme, and Fire Marshal Joel McKeen used slides to aid their presentation and discussed municipal code amendments to Titles 11, 14, and 18 to improve the organization, clarity, and administration of fire, life, safety, inspection, and occupancy-related provisions. CED Manager Cartmel, Fire Marshal McKeen, City Engineer Boehme, and Planning Supervisor Braudrick fielded Planning Commission questions. Commissioner discussion followed. It was moved by Kiedrowski, and seconded by Vogel, to: Recommend the approval of Municipal Code Amendment No. 26-0044 to the City Council with the suggested edits. Motion carried 4-0. Commissioner Vanderlugt joined at 6:50 pm Planning Commission Meeting May 27, 2026 1 CITY OF PORT ANGELES PLANNING COMMISSION – April 22, 2026 Page 2 of 3 2. Action: Public Hearing for MCA 26-0067, Type 0 Permitting: John Ralston, resident, speaks about the success of the Type 0 over-the-counter permits. CED Manager Shannen Cartmel, City Engineer Jonathan Boehme, Fire Marshal Joel McKeen, Community Development Technician II Triston Carlstrom, and Natural Resource and Grant Administrator Courtney Bornsworth used slides to aid their presentation and discussed municipal code amendments to Title 18. MCA 26-0067 adds the New Owner Business Occupancy Verification, Non-Construction Stormwater Discharge Permit for Pressure Washing, Non-Food Regulatory Mobile and Itinerant Vendor Permits, Marine Fueling Operations, Repair and Replace Shoreline Exemptions, Right-of-Way Use A-Frame Sign Permit, Side Sewer Repair Permit, Waste Disposal Permit, Welding and Cutting Hot Works, Repair and Replace Critical Area Exemptions to an over-the-counter Type 0 permits. Commissioner discussion followed. It was moved by Kiedrowski, and seconded by Mellema, to: Recommend the approval of Municipal Code Amendment No. 26-0067 to the City Council. Motion carried 5-0. 3. Action: Planning Commission Elections In accordance with Section 2.25.070 PAMC, Commissioners will nominate and elect a Chair and Vice Chair. It was moved by Kiedrowski and seconded by Mellema to: Elect Danny Steiger as Planning Commission Chair Motion carried 4-0, Commissioner Vanderlugt abstained It was moved by Steiger and seconded by Mellema to: Elect Dallas Kiedrowski as Planning Commission Vice Chair Motion carried 4-0, Commissioner Vanderlugt abstained STAFF UPDATES See call recording Monthly Customer Service Report Community Development Tech Carlstrom gave an overview of the CED Customer Service Report for March. Monthly Type 0/Over-the-Counter Report Community Development Tech Carlstrom gave an overview of the CED Over-the-Counter Permit Report for March. Monthly 5290 Report Building Inspector and Licensing Administrator Jackson gave an overview of the 5290 Report for March. Monthly Affordable Housing Report Housing Administrator Boado gave an overview of the March CED affordable housing report and an update on Project 935. Monthly Natural Resources Report Planning Commission Meeting May 27, 2026 2 CITY OF PORT ANGELES PLANNING COMMISSION – April 22, 2026 Page 3 of 3 Natural Resources and Grant Administrator Bornsworth gave a verbal report about the current SEPA, Shoreline Substantial Development, and Environmentally Sensitive Areas exemptions permits. In addition, there were updates on the urban forestry program and the Critical Areas Ordinance. Monthly Land Use and Permitting Report Long Range and Special Projects Administrator Torres gave a verbal report about the 2026 Development Code Updates, Hearing Examiner-related permits, and other economic development-related actions in the City. Monthly Building Report Building Inspector and Licensing Administrator Jackson gave an overview of the March Building Report. Quarterly Business Licensing Report Building Inspector and Licensing Administrator Jackson gave an overview of the Q1 business licensing report. Quarterly Grant Report Natural Resources and Grant Administrator Bornsworth gave an overview of the Q1 grants awarded by the City and those received. COMMISSION REPORTS Chair Steiger is meeting with Commissioner Kiedrowski to discuss out-of-the-box housing ideas with the Clallam County Housing Solutions Committee. SECOND PUBLIC COMMENT John Ralston, Resident, spoke about no-protest LID agreements not being a "yes" vote but rather an abstention. The assessed value of the structure is typically the figure the City reviews when a building is demolished and rebuilt. ADJOURNMENT Chair Steiger adjourned the meeting at 7:56 p.m. _____________________________________ _______________________________ Chair Steiger, Chair Jalyn Boado, Secretary Planning Commission Meeting May 27, 2026 3 TO: Planning Commission FROM: Courtney Bornsworth, Natural Resources and Grant Administrator MEETING DATE: May 27, 2026 RE: Façade Grant Application for Clallam County Genealogical Society (Grant No. 26-01) APPLICANT: Clallam County Genealogical Society, 403 E 8th St. OWNER: Same as Applicant LOCATION: 403 E 8th St, Port Angeles, WA 98362 RECOMMENDATION: Staff recommends the Planning Commission approved the facade grant award in the amount of $10,000 toward the rehabilitation of the façade of the building located at 403 E 8th St (Grant No. 26-01). PROJECT SUMMARY Clallam County Genealogical Society is requesting funding for the development of a mural on the building located at 403 E 8th St (Grant No. 26-01). A more in-depth description of the proposed work and its intended outcome can be found in “Attachment A” to this document. The desired result of this proposal is to restore the southern and western facades of the building with a new mural depicting the ancestral and cultural heritage of Clallam County. STAFF ANALYSIS The Community Façade and Sign Improvement Program was authorized by the City Council through the passing of ordinance #3476. This authorization is represented in Chapter 2.80 of the Port Angeles Municipal Code. The Program will provide a grant for funding of façade improvements that will enhance the physical appearance, accessibility, and overall value of individual buildings as well as the surrounding downtown area. In evaluating proposals for funding, Staff reviewed the “Evaluation criteria and prioritization” of Section 2.80.110: 1. Private contribution over and above the required match; Staff Analysis: Per the submitted budget, the applicant is providing over and above the required 50 percent match. The applicant is ready to begin work as soon as the grant approval process is complete. Planning Commission Meeting May 27, 2026 4 Clallam County Genealogical Society at 403 E 8th St, No. 26-01 May 27, 2026 Page 2 2. Present condition of existing façade: Staff Analysis: As seen in Figure 1, the existing façade is rather dull and uninteresting. The façade consists of a uniform, blue color that is visually not exciting. The proposed changes will assist in brightening and livening up the public space along both the Peabody and 8th Street corridors, creating a much more interesting and exciting experience for pedestrians and drivers. 3. The building’s overall public visibility; Staff Analysis: The building is highly visible along the Peabody and 8th Street corridors. Both Peabody and 8th Streets are designated arterial streets within the City. With two street- facing facades, the applicant proposes rehabilitation to both the Western and Southern building facades. 4. Expected increase in assessed value of improvement; Staff Analysis: The improvements to the structure are valued at $32,717.00 and will undoubtedly increase the assessed value of the structure. 5. Historic Preservation; Staff Analysis: City records for the structure date back to 1953. It is likely that the building predates historic designation requirements. Many changes have been made to the structure since 1953 that may disqualify it from state and national historic designation. In years past, the building served as the State Patrol building and was also previously used as a jail. 6. Context in the block or neighborhood; Staff Analysis: The building is located at the intersection of Peabody and 8th Streets, in a highly visible location. It is in the same neighborhood as the Blackbird Café, the Port Angeles Senior Center, and other frequently visited places of business. Benefit partner projects on same block; Staff Analysis: Currently, no other façade improvement projects exist on this block, however, in 2025, Turella Oral Surgery received a façade improvement grant for the rehabilitation of the façade on their building located at the intersection of 8th St and Race Figure 1 Present condition of the Southern facade. Planning Commission Meeting May 27, 2026 5 Clallam County Genealogical Society at 403 E 8th St, No. 26-01 May 27, 2026 Page 3 St. Additionally, Mighty Pine Brewing at 540 E 8th St received a Façade Grant to fully update the exterior façade including siding, windows, exterior doors, and paint in 2022. FINDINGS, CONDITIONS & CONCLUSIONS Staff determine the following findings based on review of the Program’s criteria: Findings 1. The Façade Grant (Application No. 26-01) was submitted by the Clallam County Genealogical Society to the Department of Community and Economic Development on March 13, 2026. 2. The location of the work proposed is 403 E 8th St, Port Angeles, WA. 3. The project site is located within the CN, Commercial Neighborhood Zone. 4. The grant request includes the rehabilitation of the southern and western facades, including: a. Mural on the southern façade. b. Mural on the western façade. 5. The application was reviewed by Planning Division Staff under the Façade and Sign Grant Program criteria, as included in Chapter 2.80 of the Port Angeles Municipal Code. 6. The applicant is requesting $10,000.00 toward façade improvements valued no more than $32,717.00. 7. The request will be heard by the Planning Commission at the regularly scheduled meeting May 27, 2026. Conclusions Based on the findings above, Staff makes the following conclusions: 1. Grant Application No. 26-01 has been found to provide for façade improvements that will enhance the physical appearance and overall value of the Peabody and 8th Street corridors. Figure 2 Southern façade rendering as proposed by the artist. Planning Commission Meeting May 27, 2026 6 Clallam County Genealogical Society at 403 E 8th St, No. 26-01 May 27, 2026 Page 4 2. Grant Application No. 26-01 is found to meet the grant program’s criteria as included in Section 2.80.110 of the Port Angeles Municipal Code. 3. Therefore, staff is recommending support of approval of the grant proposal with conditions of approval that outlines the requirements of the final award of funding. Conditions Based on Staff’s finding and conclusions, the following conditions are placed on this grant application approval: 1. Upon May 27, 2026 Planning Commission’s approval, the applicant may proceed with the expenditures detailed in the application. 2. The applicant shall sign a grant contract with the City of Port Angeles for the reimbursement of a maximum amount of $10,000.00 for façade improvements. The applicant will be given 180 days to submit reimbursement of expenditures associated with the approved grant proposal as of the Planning Commission action. If progress on the project can be demonstrated, the applicant may request one 180- day extension of the contract. 3. Prior to contract signature, signed letters from the proposal’s property owners granting consent to the mural work on their property shall be provided to the Planning Division. The letters should indicate the acceptance of the 5-year requirement to preserve the grant work (Per standard contract language). 4. The applicant shall submit invoices for total reimbursement with a coversheet detailing each invoice number, amount, and type of payment and not exceeding the awarded grant amount. 5. Prior to reimbursement, the property must be available to Staff for a site visit on the property confirming the work was done according to the approved grant application. 6. A building permit shall be required and submitted to the Department of Community & Economic Development for any and all construction work beyond repair. 7. Any labor performed in association with the grant proposal over $2,000.00 must meet federal prevailing wage standards. ATTACHMENTS A. Application materials B. Draft Contract Planning Commission Meeting May 27, 2026 7 n I FSG FACAD E AND SIGN RANT APPLI roN I)epartnierrt ol'' {lonrmttnity & llconomier Developmetrt 321 f:,.5th Street" Poll .Angeles. WA 98362 3 60.4 11,41 50 | "1'1,v1v.'; i1yo I pa. us I ced(nrci tyo l'pa.us FSG APPLICANT AND PROPERW OWNER INFORMATION Applicant Name Clallam Co. Genealogical SocietY Mailing Address 403 E. Bth St. Port Angeles, WA 98362 Contact Narne (or SAM Virginia Majewski, President 360-460-1144 Email clal lamresearcher@gmail.com Contact Phone Number Clallam Co. Genealogical SocietY Mailing Address same as above Property Owner Property Owner Phone Number:360-417-5000 ry l, the Contact, have read the Facade and Sign Grant lnformation and Award Cover Sheet Handout and understand both the grant award process and required application materials for submission approval. Business Name Clallam County Genealogical Society Business 403 E. Bth St., Port Angeles Business TypelDescription Genealogical Research Center & Library, offices of society BUSINESS ]I\FORMATION lmprovement Type [i/ Facade Grant n Sign Grant Start Date Jan.1,2026 En6 p"t". Oct. 31, 2026 Project.ort'j11:1]]j9- Brief Project Descri Total Funding $10,000 (Facade: not to 10k and Sign; not to The owner(s) of the above property is fully aware and agree to all proposed improvements described in grant application. Applicant must have any changes to project proposal approved by property owner(s) Applicant's Signature D a3 t7 Property Owner's Signature: Date:- ral western exterior of our building,that cover the southern our ancestoral and cultural heritage. Page 6 Attachment A Planning Commission Meeting May 27, 2026 8 C la IIa m C ou nty Gen ea logical Sociefy 403 E.8'h Sf. Port Angeles, WA 98362 360-417-5A00 www.clallamcogs.org City of Port Angetes Dept. of Community and Economic Devetopment 321E.sth st. Port Angetes, Washington, 98362 ctattam county Geneatogical. society proposatfor a murat project' C.C.G.S Goats for the MuraI Project: o To improve, add vatue and add interest to a very non-descriptive buitding in a heavity trafficked area of Port Angetes, the intersection of East B',h street and Peabody Street. o To promote our society's Geneatogy Resource center & Library, which is open to the pubtic. o To have the fagade of our buitding ref tect what we are about, the study of famity history. We intend to portray ancestors who tived on the North Otympic Peninsula in the murat. o To promote unity within the community, by portraying indigenous ancestors and other settters who came to the region. The thread of DNA running through out the murat, signifies the common thread of humanity and how we have become integrated. r To reffect in some way, the various resources and industry that brought peopte here, such as fishing, timber, farming, etc. Project DescriPtion: The apptication of a murat to the buitding owned by ctattam county Geneatogicat society, located on the N. E. corner of East Bth and s' Peabody streets. The murat is proposed to be apptied on the southern exterior facade, facing East 8'h Street and on the western exterior facade, facing Peabody Street. Because the exterior of the buitding is \F Attachment A Planning Commission Meeting May 27, 2026 9 Stucco, it is not conducive to finer painting detait, onty the background art, such as trees, water, fietds, etc. witt be painted on the exterior watts. The finer detaited art work, such as pictures of peopl.e, canoes, animats, wittbe painted on Atupanets and apptied to the exterior. New signage for the buitding is ptanned witt be put on Atupanets' About the Location: Ctaftam County Geneatogicat Society purchased this buitding in June oI202O. lt's legaI description is Lots 10 & 11, Btock 228,TPA. lt contains to addresses;403 E' 8',h St' and 717 S.Peabody. The upper levet, address 403 E. B'h St., houses the Genealogy Research Center and Society offices. The tower tevet is currentty rented to a construction business, which uses the 717 S. Peabody address' About the HistorY: This buitding has some history. We have been totd that this buitding was placed over the site of an otd gold mine, but we have not been abte to vatidate this. ln years past, it was the State Patrot buitding. The room which currentty contains our Genealogy Library, was previousty a jait and has att sotid concrete watts. The buitding was the home of a surveying and engineering firm for many years. we purchased the buitding in 2020 and moved from our previous address on the corner of Lauridsen Btvd and Peabody St. We re-opened at this site, after Covid in the Spring ot 2021 ' Buitdi ng lmprovements: Some major improvements to the buitding have al'ready been made' A new roof was apptied in the spring ol 2}25to maintain the buil.ding and make it leak free. The previous cotor of the buitding was not very pteasing and did not provide a neutraI backgroundfortheappticationof amura[. Theexteriorof thebuitdingwaspaintedin the fatt o12025, in anticipation of a mural project. These two projects cost over $9o,ooo.oo. Benefits to the Community and Streetscape: o Added interest to a [arge, rather boring non-descript buitding in a commerciat zone. o lmproved signage for our patrons and potentiaI new patrons. o lmproved interest in the location and hopefutty attract patrons to neighboring com merciaI ProPerties. e Create new ideas for tourism, such as promoting geneatogicat travel or creating a map for a setf-directed tour of localmurats. o promote goodwitt between the tocattribes and the tocat business community. Attachment A Planning Commission Meeting May 27, 2026 10 o Promote tocal. interest in our unique history and heritage. Project timetine: start Janua ry 1 ,2026 - Finish october 31 ,2026 January: We have atready chosen the mural artist, Metissa Ktein and worked with her to come up with a design our membership approved of at our January Membership Meeting. We have paid her a $5000.00 retainer' February: The Atupanets needed for the project have atready been purchased, at a cost of approxi matety $2800.00. March: Appty for the grant f rom the City of Port Angetes. Begin prep work on the Atupanets (sanding and seating and cutting out). Open a Go-Fund-Me account in anticipation of a fundraising campaign. Aprit: Receive approvat from City of P.A. for grant? May -June: Begin pubticity and f und-raising campaign. Continue work on Atupanets by artist, votunteer hetp from members to assist when possibte. Juty-August: Painting muraI background on exterior as weather permits' Sept-October: ApptycomptetedAtupanetstotheexteriorof thebuitding. Seatattthe painting. APPTY the new signage' Attachment A Planning Commission Meeting May 27, 2026 11 Estimated costs: Artist Retainer: Artist Labor: Totat Materials: 21 - 3mm 4x8 White Mul.tipanet Al.uminum composite sheets Kitz Primer for AluPanets Exterior Latex Paint Mural. grade paint for AtuPanets Antigrafitti Ctear Coat Tamper-proof screws Misc. (sotvent, trays, rotters, buckets, brushes, etc') Totat Cost for new signage is TBD. Budgeted for approx. Total Cost for Mural Proiect: Funding Ptan: From Cl.attam Co. Gen. Soc' Savings From Donations From Grants Totat Funding $ 5000.00 (Paid) $20-,0-oo-.0,0 $25,000.00 $ 2867.00 (Paid) $ 150.00 $ 9oo.0o $ 600.oo $ 1,200.00 $ 25o.oo $ 25o.oo $ 6,150.00 $ 1,5oo.oo $ 31,717.00 $ 12,000.00 $ 1o,ooo.oo $ ,10,000.0_0 $ 32,ooo.oo Attachment A Planning Commission Meeting May 27, 2026 12 Views of CCGS Buitding prior to Painting in Fatt of 2025: CurrentViews of CCGS Buitding: Southern exterior: Western Exterior: *:-_ Current Mock-ups for Mura[: Betow are the mock-ups of the proposed murat. We anticipate that some smatlchanges may be made before the design is finatized. Attachment A Planning Commission Meeting May 27, 2026 13 Southern fagade Western Fagade /rbr^He",ro*.t ,/tr/u i:1.\l \i():.i Ri.5i \Rflt (.|:lili.R caI Attachment A Planning Commission Meeting May 27, 2026 14 FSG FACADE & SIGN GRANT APPLICATION CHECKLIST 321 ll. 5rir lilr.ecr. port r\ngeles" \!',{ 9,9j(r2 360.41 / .415() j r,r u,rv.cityo{'pa.us I ceclfrlciry,ol}a.us FSG An application will NOT be considered complete until all element havebeen completed in the following checklist. Check all that apply: V Application Form A Project Narrative explaining need for improvement and what is being improved. A Project Budget Detaits: [l Cover page inctuding: [l tnoividual Elements (windows, paint, Facia, etc.) [l Separating Labor and Materiats plfot^l project Cost without Tax [f Contractor Estimates A Before Color Photograph or rendering of each proposed building fagade improvement. tr After Renderings with all work completed n Any engineering documents invorved in project (rf Appricabre) Page 5 Attachment A Planning Commission Meeting May 27, 2026 15 Attachment B GRANT PROGRAM AGREEMENT BETWEEN City of Port Angeles and Clallam County Genealogical Society This agreement is made between the City of Port Angeles, a non-charter code city and municipal corporation of the State of Washington (hereinafter referred to as the “City”) and Clallam County Genealogical Society (hereinafter called the “Grantee”) for the façade improvement project described in this document and its attachments (herein called the “Project”). WHEREAS, the City has allocated Community Development Block Grant (CDBG) program income to a façade improvement and rehabilitation grant program, which is a CDBG- eligible activity; and WHEREAS, the City has awarded a grant to reimburse a part of the costs of façade improvements for the property located at 403 E 8th St, Port Angeles; Parcel Number 0630000228600000; and WHEREAS, the Grantee has agreed to perform the work to improve the facade of the above-mentioned property; NOW, THEREFORE, the City and Grantee do mutually agree to the following terms and conditions regarding the above-mentioned property to be improved using City funds through the Facade Grant Program: 1. SCOPE OF SERVICES The Grantee will complete in a satisfactory and proper manner as determined by the City the work described in the Project Overview. A listing of detailed project tasks is in the Façade Grant Application No. 26-01. PROJECT OVERVIEW Grantee: Clallam County Genealogical Society Grant No. FSG 26-01 Section A: Brief Description Funds will be used for the rehabilitation of the southern and western facades of the building. Budget Category Goals/Expected Results/Products: Improvements to the building’s exterior façade. enhance the physical appearance, accessibility, and overall value of the building as well as surrounding areas. 2. GRANTEE’S OBLIGATIONS Planning Commission Meeting May 27, 2026 16 Attachment B The Grantee warrants that they are the owner of the above property or has written permission from the Owner of the property to perform the proposed improvements described in the Project Overview and Scope of Work and Budget and incorporated herein by reference. Grantee agrees to complete work described in the attached Application within ONE HUNDRED EIGHTY (180) days after the effective date. In the event the Director of Community and Economic Development finds that the Grantee has commenced the work with reasonable diligence but, due to factors beyond its reasonable control, the Grantee is unable to complete the work within 180 days, the City Manager is authorized to extend the time to complete the work. All façade improvements shall be consistent with zoning and building codes currently in effect for the City. The Grantee shall assure that any permit or review necessary under City ordinances shall be approved prior to beginning the work on the façade improvement begins. The Grantee shall be responsible for the construction and management of the entire project. Once complete, if the façade improvements are maintained for at least five years, the Grantee is not obligated to repay any part of the grant to the CITY. If it is determined, at the City’s sole discretion, that the façade improvements are not maintained for at least five years after completion, the Grantee shall immediately repay to the CITY the amount of the grant, less 20% of the amount for each year the façade improvements were maintained. 3. BUDGET The City will reimburse to the Grantee the amount of 50% or $10,000, whichever is less, for eligible incurred costs and expenses for the Project according to the budget shown on the Scope of Work and Budget. Only the work that is outlined in the Project Overview and included in Facade Grant Application No. 26-01 will be eligible for reimbursement. It is understood that this agreement is funded with CDBG program income funds. The Grantee acknowledges and agrees that the funds must be used only for CDBG-eligible expenditures as proposed in Façade Grant Application No. 26-01 and approved by the City Planning Commission. 4. PAYMENT Disbursement of funds shall be made only after the Project is complete and certified by City staff to be in compliance with the approved design. The work must also adhere to any required SCOPE OF WORK AND BUDGET Grantee: Clallam County Genealogical Society Grant No. FSG 26-01 Section C: Project Scope and Budget Budget Category Project Activities Totals Contribution Contribution Materials and Labor $32,717 $22,717 $10,000 Planning Commission Meeting May 27, 2026 17 Attachment B inspections before funds are disbursed for reimbursement. All documentation for payment must be provided at one time to the City for one payout, and the receipts must be provided no later than six (6) months after the application has been approved or as stipulated in the request for an extension. Payment will be made to the Grantee by the City within four weeks after City deems all project costs and documentation to be complete. Payment shall be made only to the Grantee. The Grantee’s request for reimbursement must include itemized invoices detailing the work completed and materials purchased, with proof that payments in full have been made to Contractors and vendors, if applicable. Grantee acknowledges, and agrees to inform its Contractor, that the City has no obligation to pay the Contractor for work performed for the Grantee under this Program. This agreement shall not be construed or deemed to be an agreement for the benefit of any third party or parties, and no third party shall have any claim or right of action hereunder for any cause whatsoever. Unless otherwise agreed to in writing by both parties, the Grantee’s total reimbursement under this agreement, including labor and materials, shall not exceed the maximum sum of $10,000. The budget for labor and materials is outlined in the Scope of Work and Budget. Budgets for each line item may be modified upon mutual agreement between the two parties, but in any event, the total payment to Grantee shall not exceed $10,000. 5. GENERAL CONDITIONS A. General Compliance. The Grantee agrees to comply with all applicable Federal, State and local laws, regulations, and policies, governing the funds provided under this agreement. B. Effective Date. Grant was approved by the Planning Commission on May 27, 2026 which is the effective date of this agreement. C. Independent Contractor. Nothing contained in this agreement is intended to, or will be construed in any manner, as creating or establishing the relationship of employer/employee between the parties. The Grantee will at all times remain an “independent contractor” with respect to the services to be performed under this agreement. The City will be exempt from payment of all Unemployment Compensation, FICA, retirement, life and/or medical insurance and Workers’ Compensation Insurance, as the Grantee is an independent contractor. D. Hold Harmless. The Grantee will hold harmless, defend and indemnify the City from any and all claims, actions, suits, charges and judgments whatsoever that arise out of the Grantee’s performance or nonperformance of the services or subject matter called for in this agreement. E. Workers’ Compensation. The Grantee will provide Workers’ Compensation Insurance Coverage for all of its employees involved in the performance of this agreement. F. Contract with Contractor. Each contractor who is performing the work approved for this Project shall have a valid State of Washington Contractor’s License. G. Labor Code/Prevailing Wage. Grantee acknowledges and agrees that the Grantee’s improvements to be constructed with the proceeds of the grant constitute construction, alteration, Planning Commission Meeting May 27, 2026 18 Attachment B demolition, installation, or repair work done under contract and paid for in whole or in part out of public funds. Grantee shall comply with all requirements of applicable federal, state and local laws and regulations pertaining to labor standards and payment of prevailing wages (collectively, "Prevailing Wage Laws"). Grantee shall (i) require its contractors and subcontractors to submit certified copies of payroll records to Grantee; (ii) maintain complete copies of such certified payroll records; and (iii) make such records available to City and its designees for inspection and copying during regular business hours. Grantee shall defend, indemnify and hold harmless the City and its officers, employees, volunteers, agents and representatives from and against any and all present and future claims, arising out of or in any way connected with Grantee’s obligation to comply with all Prevailing Wage Laws, including all claims that may be made by contractors, subcontractors or other third party claimants. H. Funding Source Recognition. The Grantee will ensure recognition of the roles of the City in providing services through this agreement. I. Suspension or Termination. The City may suspend or terminate this agreement if the City determines, at its sole discretion, that the Grantee has materially failed to comply with any terms of this agreement, which include (but are not limited to) the following: • Failure to comply with any of the rules, regulations or provisions referred to herein, or such statutes, regulations, guidelines, policies or directives as may become applicable at any time; • Failure, for any reason, of the Grantee to fulfill in a timely and proper manner its obligations under this agreement; or • Submission by the Grantee to the City of reports that are incorrect or incomplete in any material respect. 6. ADMINISTRATIVE REQUIREMENTS A. Financial Management Accounting Standards. The Grantee agrees to adhere to the accounting principles and procedures required therein, utilize adequate internal controls, and maintain necessary source documentation for all costs incurred. B. Documentation and Record Keeping. The Grantee will maintain thorough records pertinent to the activities to be funded under this agreement, including records adequate to document that the funds were expended on CDBG-eligible activities. C. Access to Records and Retention. All such records and all other records pertinent to the work undertaken under this agreement will be retained by the Grantee for a period of six years after the City’s final audit of Project, unless a longer period is required to resolve audit findings or litigation. In such cases, the City will request a longer period of record retention. D. Audits and Inspections. All Grantee records with respect to any matters covered by this agreement will be made available to the City and duly authorized officials of the state and federal Planning Commission Meeting May 27, 2026 19 Attachment B government, at any time during normal business hours, as often as deemed necessary, to audit, examine, and make excerpts or transcripts of all relevant data. Any deficiencies noted in audit reports must be fully cleared by the Grantee within 30 days after receipt by the Grantee. Failure of the Grantee to comply with the above audit requirements will constitute a violation of this agreement and may result in the withholding of future payments. E. Reporting. The Grantee, at such times and in such forms as the City may require, will furnish the City such periodic reports as it may request pertaining to the work or services undertaken pursuant to this agreement, the costs and obligations incurred or to be incurred in connection therewith, and any other matters covered by this agreement. 7. PERFORMANCE WAIVER The City’s failure to act with respect to a breach by the Grantee does not waive its right to act with respect to subsequent or similar breaches. The failure of the City to exercise or enforce any right or provision will not constitute a waiver of such right or provision. 8. ENTIRE AGREEMENT This document states the entire agreement between the City and the Grantee for the use of funds received under this agreement and it supersedes all prior communications and proposals, whether electronic, oral, or written between the City and the Grantee with respect to this agreement. .................................................................................................................................... IN WITNESS WHEREOF, the City and the Grantee have executed this agreement as of the date and year last written below. CITY OF PORT ANGELES: GRANTEE: Clallam County Genealogical Society By: , City Manager By: , President Date: Date:___________________________ Approved as to form: Attest: ____________________________________ Sheida Sahandy, City Attorney Kari Martinez-Bailey, City Clerk Planning Commission Meeting May 27, 2026 20 MCA 26-0090 Phase 2 Introduction Memo Page 1 DATE: May 27, 2026 TO: Planning Commission FROM: Planning Division RE: Phase 2 Municipal Development Code Introduction – Critical Areas Ordinance SUMMARY Washington’s Growth Management Act (GMA) requires all cities and counties to designate and regulate “critical areas”, which are defined as wetlands, critical aquifer recharge areas used for potable water, fish and wildlife habitat conservation areas, frequently flooded areas, shorelines, and geologically hazardous areas. Critical areas perform key functions that enhance our environment and protect us from hazards, such as landslides, tsunamis, and floods. The many beneficial functions and values these areas provide include but are not limited to, water quality protection and enhancement, fish and wildlife habitat, flood storage, conveyance, and the slow release of flood waters, groundwater recharge and discharge, erosion control, and wave attenuation. Critical areas protection is essential to protect the public’s health and safety and is necessary to comply with state laws in Washington. The City of Port Angeles is required to update its Critical Areas Ordinance (CAO) in accordance with the state-mandated Comprehensive Plan Periodic Updates under the GMA. The proposed code updates are scheduled to be completed in accordance with state requirements prior to the end of 2026. A more detailed schedule is provided in this memo as Attachment 1. Phase 2 provides the City with an opportunity to ensure existing regulation meets protection standards and incorporates best available science as provided by state agencies such as Washington Department of Fish and Wildlife, Department of Ecology, and Washington Department of Natural Resources. These code updates provide the Planning Commission with the opportunity to assist staff in an in-depth audit and reorganization of the existing Title 15 of the Port Angeles Municipal Code (PAMC). The proposed updates will seek to reorganize and consolidate regulations to improve clarity and readability for internal and external users of the code. BACKGROUND AND PROJECT SCOPE Under the GMA (RCW 36.70.a) all cities and counties in Washington State are required to update their Comprehensive Plan in a 10 year cycle. Updates to the CAO is an additional requirement that ensures all state legislative requirements involving critical area protections and regulations during the previous 10-year period are incorporated into local municipal code regulations. The CED team also views this mandate as an opportunity to ensure Title 15 permitting and environmental compliance procedures match those of larger and more advanced municipalities in Western Washington . The proposed update will include a comprehensive audit and reevaluation of existing codes within Title 15 by the Planning Commission, consolidating critical areas review procedures and ensuring the code includes updates best available science and best management practices. This code updated process began in April with a series of internal interdepartmental kick-off meetings to bring departments together and raise awareness of the goals and objectives of these code updates. The draft Goals and Objectives are included in this memo as Attachment 2. Planning Commission Meeting May 27, 2026 21 MCA 26-0090 Phase 2 Introduction Memo Page 2 Interdepartmental coordination is essential for regulatory consistency and transparency and provides members of the development review team an opportunity to provide feedback on current permit review and areas that need improved clarity and simplify permitting processes. Title 15 currently generally labels Critical Areas as “Environmentally Sensitive Areas”. A main goal of this code update is to reduce confusion of both staff members and applicants, and to bring the City up to the standards used elsewhere in Washington State, where these areas are clearly defined as “Critical Areas”. For example, our stream ravines and marine bluffs are currently classified as “locally unique features”, when in fact, they should be defined as “geologically hazardous areas” based on their soils and slope. Geologically hazardous areas are one of the five Critical Areas as defined by WAC 365-190-030, along with wetlands, critical aquifer recharge areas, fish and wildlife habitat conservation areas, and frequently flooded areas. An analysis of thirteen (13) similar jurisdictions’ environmental code was performed to find a structure that allowed for the most clarity and simplicity. The layout and organization of the City of Anacortes provided the best structure for the proposed Title 15 Chapter and Sections. The proposed draft code structure is included in this memo as Attachment 3. The new code structure will maintain existing chapters of code relevant to the State Environmental Policy Act (SEPA), as well as the recently updated Flood Damage Prevention chapter that is proposed to be referenced in the Frequently Flooded Areas article of the Critical Areas Chapter. General definitions will be consolidated to a central chapter for easy reference, and general and administrative provisions will be clearly defined. Each critical area will receive their own article where specific identification methods, protection standards, and mitigation requirements will be clearly outlined. The Phase 2 update provides the City with an opportunity to develop a new chapter consolidating tree planting and maintenance regulations into a new Urban Forestry chapter. The chapter will enact recently adopted goals and policies set forth in the Climate Resiliency Plan, Strategic Plan, and the newly updated 2025 Comprehensive Plan related to ensuring a healthy urban forest. This phase is also taking place coincidentally with a project to develop an Urban Forestry Program that includes a citywide canopy and stream assessment. Implementation of the code will consist of the development of training and educational resources, a new dedicated city webpage for environmental programs and urban forestry to be made publicly available for residents, developers, and staff regarding best management practices and development standards in and adjacent to critical areas. This final step in the update process will commence as code updates move to City Council adoption. Materials will be made available on the City’s website and in City Hall. ATTACHMENTS Attachment 1 – CAO Update Workplan Attachment 2 – CAO Update Goals and Objectives Attachment 3 – CAO Proposed Title Organization Attachment 4 – Department of Commerce CAO Regulation Checklist and Guidance Planning Commission Meeting May 27, 2026 22 MCA 26-0090 Phase 2 Introduction Memo Attachment 1 Page 3 Attachment 1: Phase 2 Critical Areas Ordinance Update Workplan Mandated Critical Area Codes - Kickoff to Adoption: March – November 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 Planning Commission Meeting May 27, 2026 23 MCA 26-0090 Phase 2 Introduction Memo Attachment 1 Page 4 •Determine regular meeting dates moving forward in the amendment project. The second meeting will adopt the above items into a final workplan for the Phase 2 code amendments. Step 2 – Code Development (April – September 2026) Code Development will consist of 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 – August 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, as well as those in the development community. 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. (June – August) •Builders Round Table Discussion in May with two weeks provided for feedback. (May 15th) •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. (May 29th) •An email sent to Periodic Update opted-in email list pointing to the newsflash and dedicated webpage. •Planning Commission meetings from May – August will host discussion and allow for public comment before and after the discussion. Step 4 – Public Hearing and Council Adoption (September - November 2026) The public hearing for the code amendment will take place at the September Planning Commission meeting. The City Council will adopt the code amendment after the 1st and 2nd reading at the October and November 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. •60-day notice to Department of Commerce – August 31st •Public Hearing – September 23rd Planning Commission Meeting •First Reading – October 20th City Council Meeting •Second Reading and Adoption – November 17th City Council Meeting Planning Commission Meeting May 27, 2026 24 MCA 26-0090 Phase 2 Introduction Memo Attachment 1 Page 5 Step 5 – Implementation (October – December 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 Meeting May 27, 2026 25 MCA 26-0090 Phase 2 Introduction Memo Attachment 2 Page 6 Attachment 2: Project Goals and Objectives Goal 1: Complete a critical areas ordinance update that complies with GMA periodic update requirements and the inclusion of best available science. Objective 1.1: Align Title 15 with the state-mandated Critical Areas Ordinance update associated with the 2025 Growth Management Act periodic update. Objective 1.2: Ensure amended critical areas regulations reﬂect best available science current best practices, and net gain of critical areas where feasible. Objective 1.3: Maintain consistency between local code, adopted plans, and applicable state requirements governing environmental review, critical areas protection, and related procedures. Objective 1.4: Deliver an adopted ordinance prior to the December 31, 2026 deadline set by the Growth Management Act. Goal 2: Redevelop Title 15 to provide administrative clarity for both the community and members of the city team. Objective 2.1: Consolidate critical areas regulations into a more clearly organized chapter structure so standards are easier to locate, interpret, and administer. Objective 2.2: Update environmental deﬁnitions and related terminology to support consistent interpretation across affected chapters. Objective 2.3: Improve readability of environmental review requirements for staff, applicants, property owners, contractors, and qualiﬁed professionals. Objective 2.4: Clarify how critical area regulations mitigate the impacts associated with development activities, including clearing, grading, utilities, and related site work across affected code titles. Goal 3: Amend Title 15 to contain established methods, rules, and sequences of action to ensure procedural consistency. Objective 3.1: Align review thresholds, submittal expectations, and procedural references with PAMC 18.02 and related permit processing requirements. Objective 3.2: Remove outdated, duplicative, or conﬂicting provisions that create uncertainty during environmental review and code administration. Objective 3.3: Improve coordination across Community and Economic Development, Public Works, Parks and Recreation, Legal, and Communications functions during code administration and rollout. Planning Commission Meeting May 27, 2026 26 MCA 26-0090 Phase 2 Introduction Memo Attachment 2 Page 7 Goal 4: Integration of Urban Forestry to clearly deﬁne a path forward for an Urban Forestry Program as well as the development of an Urban Forest Management Plan. Objective 4.1: Establish a new urban forestry chapter that consolidates applicable urban forestry and vegetation management provisions into a regulatory framework consistent with other Title 15 chapters. Objective 4.2: Relocate related provisions, including street tree standards, into code sections that better reﬂect the City’s long-term administration of urban forestry. Objective 4.3: Align urban forestry regulations with Vision 2045 goals and policies and support future implementation through best practices and related public education and guidance materials. Goal 5: Improve public usability and long-term implementation through handbooks, BMPs, and FAQs. Objective 5.1: Support clearer public-facing implementation through improved code structure, website content, frequently asked questions, and handbook development. Objective 5.2: Use stakeholder and Planning Commission review to vet the amended code for readability, consistency, and practical administration. Objective 5.3: Prepare the amended code for long-term implementation through staff training, public education, and maintenance of a more usable environmental code structure. Planning Commission Meeting May 27, 2026 27 MCA 26-0090 Phase 2 Introduction Memo Attachment 3 Page 8 Attachment 3: Proposed Amendments at the Section Level Title 15 – Environment Chapter 15.02 – Deﬁnitions (Audit) Combine all deﬁnitions that are not speciﬁc to state and federal deﬁned terms. Chapter 15.04 – State Environmental Policy Act (Audit) Keep existing sections or amend as needed throughout the audit. Increase exemption thresholds where appropriate. Chapter 15.16 - Noise Control (Remove) Already in Section 8.30.060.P Public Nuisances Deﬁned Chapter Section 15.22 - Flood Damage Prevention (Move) Moved to Chapter 15.22 Article VI Chapter 15.20 – Environmentally Sensitive Areas Protection (Remove) Moved to Chapter 15.22 –Critical Areas Chapter 15.22 – Critical Areas (New) Article I – General Provisions Section 15.22.010 – Purpose Section 15.22.020 – Applicability Section 15.22.030 – Identiﬁcation, classiﬁcation, and rating of Critical Areas Section 15.22.040 – Protection of Critical Areas and Best Available Science Article III – Administrative Provisions Section 15.22.050 – Permitted Uses and Development Restrictions Section 15.22.060 – Submittal Requirements Section 15.22.070 – Critical Area Reports Section 15.22.080 – Critical Area Tracts Planning Commission Meeting May 27, 2026 28 MCA 26-0090 Phase 2 Introduction Memo Attachment 3 Page 9 Section 15.22.090 – Reasonable Use Exceptions Section 15.22.100 – Securities and Enforcement Section 15.22.110 – Appeals Article III – Mitigation Section 15.22.120 – Purpose Section 15.22.130 – Mitigation Sequencing Section 15.22.140 – Mitigation Plan Requirements Article IV – Wetlands "Wetland" or "wetlands" means areas that are inundated or saturated by surface water or groundwater at a frequency and duration sufficient to support, and that under normal circumstances do support, a prevalence of vegetation typically adapted for life in saturated soil conditions. Wetlands generally include swamps, marshes, bogs, and similar areas. Wetlands do not include those artiﬁcial wetlands intentionally created from non-wetland sites, including, but not limited to, irrigation and drainage ditches, grass-lined swales, canals, detention facilities, wastewater treatment facilities, farm ponds, and landscape amenities, or those wetlands created after July 1, 1990, that were unintentionally created as a result of the construction of a road, street, or highway. Wetlands may include those artiﬁcial wetlands intentionally created from non-wetland areas created to mitigate conversion of wetlands. Section 15.22.150 –Purpose Section 15.22.160 – Identiﬁcation and Rating Section 15.22.170 – Mapping and Delineation Section 15.22.180 – General Development Standards Section 15.22.190 – Regulated Activities Section 15.22.200 – Exemptions and Allowed Uses Section 15.22.210 – Wetland Buffers Section 15.22.220 – Compensatory Mitigation Performance Standards and Requirements. Article V – Critical Aquifer Recharge Areas (CARAs) "Critical aquifer recharge areas" are areas with a critical recharging effect on aquifers used for potable water, including areas where an aquifer that is a source of drinking water is vulnerable to contamination that would affect the potability of the water, or is susceptible Planning Commission Meeting May 27, 2026 29 MCA 26-0090 Phase 2 Introduction Memo Attachment 3 Page 10 to reduced recharge. This should be reviewed further and updated to match the CARAs that are mapped in Clallam County, as they pertain to the Elwha River Watershed, which is the sole source of potable water for the City. Use WAC 365-190-100 as well as the other materials provided in the Dept. of Commerce Checklist. Section 15.22.230 – Purpose. Section 15.22.240 – Designation. Section 15.22.250 – Mapping. Section 15.22.260 – General Development Standards. Section 15.22.270 – Speciﬁc Development Standards for Regulated Facilities. Article VI – Frequently Flooded Areas (Previously Chapter Section 15.22 Flood Damage Prevention) Audited in 2024 by the Department of Ecology. "Frequently ﬂooded areas" are lands in the ﬂoodplain subject to at least a one percent or greater chance of ﬂooding in any given year, or within areas subject to ﬂooding due to high groundwater. These areas include, but are not limited to, streams, rivers, lakes, coastal areas, wetlands, and areas where high groundwater forms ponds on the ground surface. Section 15.22.280 - Purpose Section 15.22.290 - General provisions. Section 15.22.300 - Compliance required. Section 15.22.310 - Interpretation and application. Section 15.22.320 - More stringent regulations to apply in case of conﬂict. Section 15.22.330 - Disclaimer of liability. Section 15.22.340 - Deﬁnitions. Section 15.22.350 - Duties of Director of Community and Economic Development. Section 15.22.360 - Variance procedure. Section 15.22.370 - Development permit required—Application requirements. Section 15.22.380 - Provisions for ﬂood hazard protection reduction—General standards. Section 15.22.390 - Speciﬁc standards. Section 15.22.400 - AE and Al-30 Zones with base ﬂood evaluations but no ﬂoodways. Section 15.22.410 - Floodways. Planning Commission Meeting May 27, 2026 30 MCA 26-0090 Phase 2 Introduction Memo Attachment 3 Page 11 Section 15.22.420 - Critical facility. Section 15.22.430 - Wetlands management. Section 15.22.440 - Coastal high hazard area. Section 15.22.450 - Standards for shallow ﬂooding areas (AO Zones). Article VII– Geologically Hazardous Areas Geologically hazardous areas consist of erosion hazards, landslide hazards, seismic hazards, tsunami hazards, volcanic hazards, and channel migration zones. Currently, “locally unique features” such as stream ravines and marine bluffs would be moved to this article to match the deﬁnition provided by the state. Section 15.22.460 – Purpose. Section 15.22.470 – Designation. Section 15.22.480 –Mapping. Section 15.22.490 – General Development Standards. Section 15.22.500 – Speciﬁc Development Standards. Section 15.22.510 – Critical Area Report Additional Requirements. Article VIII – Fish and Wildlife Habitat Conservation Areas "Fish and wildlife habitat conservation areas" are areas that serve a critical role in sustaining needed habitats and species for the functional integrity of the ecosystem, and which, if altered, may reduce the likelihood that the species will persist over the long term. These areas may include, but are not limited to, rare or vulnerable ecological systems, communities, and habitat or habitat elements including seasonal ranges, breeding habitat, winter range, and movement corridors; and areas with high relative population density or species richness. Use the Riparian Management Zone Checklist developed by WDFW when updating policies related to the protection of ﬁsh and wildlife habitat areas. Policies and regulations for protecting critical areas give special consideration to conservation or protection measures necessary to preserve and enhance anadromous ﬁsheries. Section 15.22.520 – Purpose. Section 15.22.530 – Designation. Section 15.22.540 – Kelp and Eelgrass Habitat. Section 15.22.550 – Anadromous Fisheries. Planning Commission Meeting May 27, 2026 31 MCA 26-0090 Phase 2 Introduction Memo Attachment 3 Page 12 Section 15.22.560 – Waters of the State Section 15.22.570 – Shoreline Master Program Adopted. Chapter 15.26 – Urban Forestry (New) Note: The intent is to meet and/or exceed applicable standards of RCW 76.15 – Urban Forest Management Article I – Administration Section 15.26.010 Urban Forest Management Plan Adopted. Section 15.26.020 Liability. Section 15.26.030 Deﬁnitions. Article II – Permitting and Development Standards Section 15.26.040 General purpose and intent. Section 15.26.050 Street tree permits – Pruning, removal, planting. Section 15.26.060 Exemptions and Emergencies. Section 15.26.070 Scenic View Enhancement on Public Real Property. Section 15.26.080 Tree Protection Standards when Development is Proposed. Section 15.26.090 Tree replacement, maintenance and site restoration. Article III – Heritage Tree Program Section 15.26.100 Intent. Section 15.26.120 Applicability. Section 15.26.120 Qualiﬁcations. Section 15.26.130 Application. Section 15.26.140 Designation. Section 15.26.150 Maintenance, care and protection. Article IV – City Shade Program Section 15.26.160 Purpose. Section 15.26.170 Community Forestry Fund. Planning Commission Meeting May 27, 2026 32 MCA 26-0090 Phase 2 Introduction Memo Attachment 3 Page 13 Section 15.26.180 Administration. Article V – Enforcement and Remedies Section 15.26.190 Enforcement and Delegation. Section 15.26.200 Violations. Section 15.26.210 Monetary Penalties. Chapter 15.28 – Clearing and Grading (Remove) Moved to Chapter 14.34 – Clearing and Grading (move hazard tree removal standards to Section 15.26.060) Planning Commission Meeting May 27, 2026 33 MCA 26-0090 Phase 2 Introduction Memo Attachment 4 Page 14 Attachment 4: Critical Areas Checklist CRITICAL AREAS Regulations protecting critical areas are required by RCW 36.70A.060(2) and RCW 36.70A.172(1). WAC 365- 195-900 through 925 provide guidelines. Guidance can also be found in Commerce’s Critical Areas Handbook (2022); the Minimum Guidelines WAC 365-190-080 through 130; Best Available Science WAC 365-195; and Procedural Criteria, WAC 365-196-485 and WAC 365-196-830, and on Growth Management’s Critical Areas webpage. Regulations required to protect critical areas current plan or regulations? If yes, OVERALL REQUIREMENTS The CAO includes best available science to clearly designate and protect all critical areas that might be found within the jurisdiction. 1.Designation of Critical Areas RCW 36.70A.170(1)(d) requires all counties and cities to designate critical areas. RCW 36.70A.170(2) requires that counties and cities consider the Commerce Minimum Guidelines pursuant to RCW 36.70A.050. RCW 36.70A.050 directs Commerce to adopt the Minimum Guidelines to classify critical areas. WAC 365-190-080 through 130 provide guidance on defining or “designating” each of the five critical areas. WAC 365-190-040 outlines the process to classify and designate natural resource lands and critical areas. 2.Definition of Critical Areas RCW 36.70A.030(11) provides definitions for critical areas. Sections (20) regarding geologically hazardous areas; and (48) regarding wetlands were updated in 2010. WAC 365-190-030 provides definitions in the Minimum Guidelines. 3.Protection of Critical Areas RCW 36.70A.060(2) requires counties and cities to adopt development regulations that protect the critical areas required to be designated under RCW 36.70A.170. RCW 36.70A.172(1) requires the inclusion of best available science in developing policies and development regulations to protect the functions and values of critical areas. In addition, counties and cities must give special consideration to conservation or protection measures necessary to preserve or enhance anadromous fisheries. WAC 365-196-830 provides guidance on protection of critical areas. 4.Inclusion of Best Available Science RCW 36.70A.172(1) requires inclusion of the best available science (BAS). and updates to the critical areas regulations? ☒Yes ☐ No Location in Text: 15.02.010.A 15.20.060.C Do your regulations address no net loss and require compensatory mitigation? ☒Yes ☐ No Location in Text: 15.20.080.I LOCAL GOVERNMENT DIVISION Planning Commission Meeting May 27, 2026 34 MCA 26-0090 Phase 2 Introduction Memo Attachment 4 Page 15 information is the BAS, for obtaining the BAS, for including BAS in policies and regulations, for addressing inadequate scientific information, and for demonstrating “special consideration” to conservation or protection measures necessary to preserve or enhance anadromous fisheries. WAC 365-195-915 provides criteria for including BAS in the record. 5.No net loss of critical area functions and values is a requirement for development regulations in WAC 365-196-830(4). If development regulations allow harm to critical areas, they must require compensatory mitigation of the harm. WETLANDS DEFINITION The definition of wetlands is consistent with RCW 36.70A.030(48). Is the wetland definition consistent with RCW 36.70A.030(48)? ☒Yes ☐ No ☐ N/A Location in Text: 15.24.020.DD WETLANDS DELINEATION Wetlands are delineated using the approved federal wetland delineation manual and applicable regional supplements in accordance with WAC 173-22-035. See Ecology’s Wetland Delineation page and WAC 365-190-090 for additional assistance. Are wetlands delineated using the approved Federal Wetland Delineation Manual and Regional Supplements? ☒Yes ☐ No ☐ N/A Location in Text: WETLANDS PROTECTION Policies and regulations protect the functions and values of wetlands. RCW 36.70A.172(1). Counties and cities are encouraged to make their actions consistent with the intent and goals of “protection of wetlands”, Executive Order 89-10 as it existed on September 1, 1990. WAC 365-190-090(3) recommends using a wetlands rating system that evaluates the existing wetland functions and values to determine what functions must be protected. Ecology updated its recommended wetlands rating systems effective January 2015. For information on the rating system, including the July 2018 adjustments to ranges for habitat scores, see: •2014 Updates to the Washington State Wetland Rating Systems Do the regulations use a rating system to determine wetlands protection? ☒Yes ☐ No ☐ N/A Location in Text: 15.24.040.D Need to verify that existing code is using the most current version. Planning Commission Meeting May 27, 2026 35 MCA 26-0090 Phase 2 Introduction Memo Attachment 4 Page 16 • •Washington State Wetland Rating System for Eastern Washington For other resources and guidance on protecting wetlands, go to Ecology’s Local Wetland Regulations: Growth Management Act technical assistance and see: •Wetland Guidance for Critical Areas Ordinance (CAO) Updates: Western and Eastern Washington (2022) CRITICAL AQUIFER RECHARGE AREAS Policies and regulations protect the functions and values of critical aquifer recharge areas. RCW 36.70A.172(1). Policies and regulations protect the quality and quantity of groundwater used for public water supplies. RCW 36.70A.070(1) and WAC 365-196-485(1)(d). The following references also relate to protection of groundwater resources: •RCW 90.44 – Regulation of Public Groundwaters •RCW 90.48 – Water Pollution Control •RCW 90.54 – Water Resources Act of 1971 •RCW 36.36.020 - Creation of aquifer protection area (1985) •WAC 365-190-100 Critical Aquifer Recharge Areas 2023 •WAC 173-100 Groundwater Management Areas and Programs (1988) •WAC 173-200 Water Quality Standards for Groundwaters of the State of Washington (1990) •WAC 365-196-735 Consideration of state and regional planning provisions (list) (2010) The Critical Aquifer Recharge Areas Guidance Document (2021) provides information on protecting functions and values of critical aquifer recharge areas, best available science, how to work with state and local regulations and adaptive management. Also, consider the following: •Prohibiting or strictly regulating hazardous uses in critical aquifer recharge areas (CARAs) and designating and protecting wellhead areas. See Ecology’s guidance on Critical Aquifer Recharge Areas. •Limiting impervious surfaces to reduce stormwater runoff, as required under Phase I and II municipal stormwater permits. Ecology’s Stormwater Manual for Western Washington (2012) includes low impact development (LID) related definitions, requirements, and an LID performance standard. See Stormwater Management and Design Manuals on Ecology’s web page. •For additional guidance on LID resources, see Commerce’s Incentivizing low- impact development guidebook. If groundwater is used for potable water, do regulations protect the quality and quantity of ground water? ☐Yes ☐ No ☒ N/A Location in text: COPA does not currently use groundwater for potable water, however, we may in the future and it would be a good idea to have protection measures in place if that ever becomes the case. Are the critical aquifer recharge regulations consistent with current mapping of these critical areas? ☐Yes ☐ No ☒ N/A Location in text: Planning Commission Meeting May 27, 2026 36 MCA 26-0090 Phase 2 Introduction Memo Attachment 4 Page 17 FREQUENTLY FLOODED AREAS Regulations protect the functions and values of frequently flooded areas and safeguard the public from hazards to health and safety. RCW 36.70A.172(1). WAC 365-196-830 provides: "’Protection‘ in this context means preservation of the functions and values of the natural environment, or to safeguard the public from hazards to health and safety.” WAC 365-190-110 directs counties and cities to consider the following when designating and classifying frequently flooded areas: (a) Effects of flooding on human health and safety, and to public facilities and services; (b) Available documentation including federal, state, and local laws, regulations, and programs, local studies and maps, and federal flood insurance programs, including the provisions for urban growth areas in RCW 36.70A.110; (c) The future flow flood plain, defined as the channel of the stream and that portion of the adjoining flood plain that is necessary to contain and discharge the base flood flow at build out; (d) The potential effects of tsunami, high tides with strong winds, sea level rise, and extreme weather events, including those potentially resulting from global climate change; (e) Greater surface runoff caused by increasing impervious surfaces. Classification of and regulations for frequently flooded areas should not conflict with the FEMA requirements for the National Flood Insurance Program (NFIP). See Ecology’s Frequently Flooded areas: Critical Areas Ordinance webpage and 44 CFR 60. Communities that are located on Puget Sound or the Strait of Juan de Fuca, or have lakes, rivers or streams that directly or indirectly drain to those water bodies, are subject to the NFIP Biological Opinion (BiOp) for Puget Sound. The biological opinion required changes to the implementation of the NFIP in order to meet the requirements of the Endangered Species Act (ESA) in the Puget Sound watershed. FEMA Region X has developed an implementation plan that allows communities to apply the performance standards contained in the Biological Opinion by implementing: 1)a model ordinance; 2)a programmatic Checklist; or 3)on a permit by permit basis as long as it can be demonstrated that there is no adverse effect to listed species. Communities have the option of utilizing their CAOs as part of a programmatic response to address the requirements of the biological opinion. FEMA must approve a community’s biological opinion compliance strategy. Additional resources: RCW 86.12 Flood Control by Counties RCW 86.16 Floodplain Management RCW 86.26 State Participation in Flood Control Maintenance RCW 86.16.041 Are frequently flooded areas designated and regulated using FEMA and Ecology guidance? ☒Yes ☐ No ☐ N/A Location in Text: 15.12 – updated in 2024 (move to new 15.22) Are you utilizing your CAO as part of a programmatic response to the BiOp? ☐Yes ☐ No ☒ N/A Location in Text: Planning Commission Meeting May 27, 2026 37 MCA 26-0090 Phase 2 Introduction Memo Attachment 4 Page 18 FREQUENTLY FLOODED AREAS DEFINITION OF GEOLOGICALLY HAZARDOUS AREAS The definition of geologically hazardous areas is consistent with RCW 36.70A.030(20) and WAC 365-190-120(1). “Geologically hazardous areas" means areas that because of their susceptibility to erosion, sliding, earthquake, or other geological events, are not suited to the siting of commercial, residential, or industrial development consistent with public health or safety concerns. Is the geologically hazardous areas definition consistent with RCW 36.70A.030(20)? ☒Yes ☐ No ☐ N/A Location in Text: 15.20.030.H. PROTECTION OF GEOLOGICALLY HAZARDOUS AREAS Regulations protect the functions and values of geologically hazardous areas and safeguard the public from hazards to health and safety. RCW 36.70A.172(1). WAC 365-196-830 provides: “’Protection’" in this context means preservation of the functions and values of the natural environment, or to safeguard the public from hazards to health and safety.” Geologically hazardous areas are designated, and their use is regulated or limited consistent with public health and safety concerns. RCW 36.70A.030(20) WAC 365-190-120 describes the different types of hazardous areas: •Geologically hazardous areas include: •Erosion hazards •Landslide hazards •seismic hazards •tsunami hazards •volcanic hazards •channel migration zones •areas subject to other geological events such as coal mine hazards including: mass wasting, debris flows, rock falls, and differential settlement. The Department of Natural Resource’s Washington Geological Survey Geologic Hazards and the Environment website includes information on earthquakes and faults, landslides, volcanoes and lahars, tsunamis, hazardous minerals, emergency preparedness, historic mines and includes geologic hazard maps that can be Are uses in geologically hazardous areas designated and regulated or limited consistent with public health and safety? ☒Yes ☐ No ☐ N/A Location in Text: 15.20.070.C. – needs to be updated DEFINITION OF FISH AND WILDLIFE HABITAT AND CONSERVATION AREAS Is the FWHCA Planning Commission Meeting May 27, 2026 38 MCA 26-0090 Phase 2 Introduction Memo Attachment 4 Page 19 The definition of fish and wildlife habitat conservation areas is consistent with WAC 365-190-030(6). The definition of fish and wildlife habitat conservation areas was amended to state that they do not include: “such artificial features or constructs as irrigation delivery systems, irrigation infrastructure, irrigation canals, or drainage ditches that lie within the boundaries of and are maintained by a port district or an irrigation district or company”. 030(6)? ☐Yes ☒ No ☐ N/A Location in Text: PROTECTION OF FISH AND WILDLIFE HABITAT AND CONSERVATION AREAS Policies and regulations protect the functions and values of fish and wildlife habitat conservation areas. RCW 36.70A.172(1) and WAC 365-190-030(6). WAC 365-190-130(4) says local jurisdictions must consult current information on priority habitats and species identified by WDFW. Additional information that must be consulted is available from DNR’s natural heritage program and aquatic resources program. BAS regarding biodiversity areas and corridors has advanced significantly. Recent updates and resources include: •Aquatic Habitat Guidelines •Priority Habitat and Species maps •Priority Habitats and Species List (updated June 2023) •Priority Habitats and Species: Management recommendations: •Landscape Planning for Washington’s Wildlife (2009) •Land Use Planning for Salmon, Steelhead and Trout (2009) •Riparian Ecosystems, Volume 1: Science Synthesis and Management Implications (2020) •Riparian Ecosystems, Volume 2: Management Recommendations (2020) •Riparian Management Zone Checklist for CAOs (2023) •Shrub-Steppe Management Recommendations (2020) •Oregon White Oak Woodlands Ecosystems Management Recommendations (1998) •Management recommendations for Washington's Priority Species (by taxa) •Puget Sound Kelp Conservation and Recovery Plan (2020) •Stream Habitat Restoration Guidelines (2012) •Water Crossing Design Guidelines (2013) “Areas where endangered, threatened, and sensitive species have a primary association” must be considered per WAC 365-190-130(2)(a). Consult WDFW’s Threatened and Endangered Species list and U.S. Fish and Wildlife Service’s Information for Planning and Consultation resources for up to date information on all state and federal listed species. Also see the Puget Sound Partnership’s Salmon Recovery website for Water Resource Inventory Area (WRIA) Plans in Puget Sound. Have you reviewed your regulations regarding any applicable changes in management recommendations for priority habitats and species? ☐Yes ☒ No ☐ N/A Location in Text Have you reviewed your regulations regarding any changes in species listings? ☐Yes☒No ☐N/A Location in Text This will be done as part of the update. Planning Commission Meeting May 27, 2026 39 MCA 26-0090 Phase 2 Introduction Memo Attachment 4 Page 20 DESIGNATING AND PROTECTING WATERS OF THE STATE RCW 90.48.020 defines waters of the state, which include all surface waters, salt waters, groundwater and all other water courses in Washington. WAC 365-190- 130(2)(f) recommends designating all waters of the state as fish and wildlife habitat conservation areas (FWHCAs). Stream types are classified in WAC 222-16-030 with field verification, or an alternate system that considers factors listed in WAC 365-190-130(4)(f)(iii). See http://www.dnr.wa.gov/forest-practices-water-typing to use Washington State Department of Natural Resources (DNR)’s stream typing system. Establish riparian management zones to maintain no net loss of riparian ecosystem functions and values. Designate areas that risk contaminating or harming shoreline resources including tidelands and bedland suitable for shellfish harvest, kelp and eelgrass beds and forage fish spawning areas. Do you designate waters of the state as FWHCAs? ☐Yes☒No ☐N/A Location in Text: Need to double check the SMP, but this definition is not currently in the City’s CAO/Title 15. Do your regulations protect waters of the state? ☒Yes ☐No ☐N/A Location in Text: Yes, in the SMP which is adopted under ANADROMOUS FISHERIES Policies and regulations for protecting critical areas give special consideration to conservation or protection measures necessary to preserve or enhance anadromous fisheries. RCW 36.70A.172(1) is the requirement and WAC 365-195- 925 lists criteria involved. This requirement applies to all five types of critical areas. WAC 365-190-130(4)(i) recommends sources and methods for protecting fish and wildlife habitat conservation areas, including salmonid habitat. Counties and cities may use information prepared by the United States Department of the Interior Fish and Wildlife Service, National Marine Fisheries Service, the Washington State Department of Fish and Wildlife, the State Recreation and Conservation Office, and the Puget Sound Partnership to designate, protect and restore salmonid habitat. Counties and cities should consider recommendations found in the regional and watershed specific salmon recovery plans (see the Governor's Salmon Recovery Office webpage and the Puget Sound Partnership’s Salmon Recovery webpage). Land Use Planning for Salmon, Steelhead and Trout: A land use planner’s guide to salmonid habitat protection and recovery (October 2009) is an excellent resource. Do your regulations give special consideration to anadromous fisheries? ☐Yes ☒ No ☐ N/A Location in Text: It is addressed in the purpose of 15.20.020 but specific regulations could be elaborated upon in this update. Planning Commission Meeting May 27, 2026 40 MCA 26-0090 Phase 2 Introduction Memo Attachment 4 Page 21 REASONABLE USE EXCEPTIONS The Critical Areas Ordinance (CAO) allows for “reasonable use” if the CAO would otherwise deny all reasonable use of property. Reasonable use provisions should limit intrusions into critical areas to the greatest extent possible and apply the mitigation sequence as needed for no net loss of ecosystem functions and values RCW 36.70A.370. Common exemptions include emergencies, remodels that do not further extend into critical areas, surveying, walking, and development that has already been completed with critical areas review under a previous permit. See Critical Areas Handbook, Chapter 3: Structuring Critical Areas Regulations, p.10 (Updated 2022). Do you have reasonable use provisions? ☒Yes ☐ No Location in Text: 15.20.080.A – will need to be updated based on the 2022 guidance. AGRICULTURAL ACTIVITIES (COUNTIES ONLY) Non-VSP Counties Critical areas regulations as they specifically apply to agricultural activities in counties or watersheds not participating in the Voluntary Stewardship Program (VSP) have been reviewed, and if needed, revised pursuant to RCW 36.70A.130. RCW 36.70A.710(6) "Agricultural activities" means all agricultural uses and practices as defined in RCW 90.58.065. VSP Counties After watershed work plan approval, VSP counties are encouraged to reference and describe their participation in the program within their critical areas development regulations (WAC 365-196-832). See Critical Areas Handbook, Chapter 5: Protecting Critical Areas in Natural Resource Lands (2022). Did you review your regulations as they apply to agricultural activities? ☐Yes ☐ No ☒ N/A Location in Text: FOREST PRACTICES APPLICATION REGULATIONS If applicable, regulations for forest practices have been adopted: RCW 36.70A.570. RCW 76.09.240, requires many counties over 100,000 in population, and the cities and towns within those counties to adopt regulations for forest practices. These are often included in clearing and grading ordinances. Have you adopted forest practices regulations? ☐Yes☐ No ☒ N/A Location in Text: Planning Commission Meeting May 27, 2026 41 MCA 26-0090 Phase 2 Introduction Memo Attachment 4 Page 22 GOOD IDEAS Non-regulatory measures to protect or enhance functions and values of critical areas may be used to complement regulatory methods. These may include: •public education •stewardship programs •pursuing grant opportunities •water conservation •joint planning with other jurisdictions and non-profit organizations •stream and wetland restoration activities •transfer of development rights Monitoring and adaptive management is encouraged in WAC 365-195-905(6) to improve implementation of your regulations. See Commerce’s Monitoring and Adaptive Management chapter in the Critical Areas Handbook, Chapter 7: Monitoring and Adaptive Management of Critical Areas (2022). Are you using non- regulatory measures to protect critical areas? ☐Yes ☒ No Location in Text: Would like to include Do you have a monitoring and adaptive management program for your CAO? ☐Yes ☒ No Location in Text: Development of the Urban Forestry Program will include monitoring and adaptive management measures. Planning Commission Meeting May 27, 2026 42 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 2,300 interactions so far this year, with nearly 98% of inquiries responded to within 2 business days. CED Customer Service Report - April 2026 +1.6%2,337 19.5 97.4% 30% 54% 16% Customer Engagement Counter Visits Emails Sent Phone Calls 516 1207 614 COUNTER VISITS EMAILS SENT PHONE CALLS Engagement Type –YTD 2026 YTD Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec 2025 464 553 640 644 730 594 617 571 690 750 526 668 2026 473 542 550 772 400 500 600 700 800 To t a l I n t e r a c t i o n s Monthly Engagment Trend 0 100 200 300 400 500 600 700 800 900 Jan Feb Mar Apr Timely Response Rate -YTD Total Interactions Timely Responses Planning Commission Meeting May 27, 2026 43 Total Permits YTD:% Change vs Last Year:% Same-Day Processing YTD:% Timely Issuance YTD: Over-the-Counter permits are completed quickly averaging less than 1 business day from intake to issuance with nearly 77% 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 – April 2026 125 +25.0%76.8%96.0% 30 1 2 1 21 20 50 0 10 20 30 40 50 60 Vendor Inspection Only Fire Solar Plumbing Re-Roof/Re-Side Mechanical Permits by Type -YTD 83% 100% 86%83%83%88%88% 0% 20% 40% 60% 80% 100% Same-Day Processing Rate 17 28 27 28 29 35 32 51 28 27 27 23 27 40 27 31 JAN FEB MAR APR MAY JUN JUL AUG SEP OCT NOV DEC Permits Issued by Month Permits 2025 Permits 2026 0.0 0.2 0.4 0.6 0.8 1.0 1.2 0.7 0.5 0.7 1.1 0.9 0.5 0.9 Average Staff Time by Type (Days) Planning Commission Meeting May 27, 2026 44 *If we ask for more information about a project and the applicant takes longer than 60 days to respond, the City may add up to 30 extra days to the overall review time for the application, as allowed under Port Angeles Municipal Code (PAMC) 18.02.170(G) and (H). CED SB 5290 Report - April 2026 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 – TYPE IV - Site S ecific 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. 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. 28 17 3 2 0 0 5 10 15 20 25 30 <14 Days 15-30 Days 31-65 Days 66-100 Days 101-170 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 0 0 0 0 0 1 2 3 4 5 <14 Days 15-30 Days 31-65 Days 66-100 Days 101-170 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*) 0 0 0 0 0 0 1 2 3 4 5 <14 Days 15-30 Days 31-65 Days 66-100 Days 101-170 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*) 0 0 0 0 0 0 1 2 3 4 5 <14 Days 15-30 Days 31-65 Days 66-100 Days 101-170 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*) 0 0 0 0 0 0 1 2 3 4 5 <14 Days 15-30 Days 31-65 Days 66-100 Days 101-170 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 Meeting May 27, 2026 45 CED Affordable Housing Report - April 2026 Type JAN FEB MAR APR MAY JUN JUL AUG SEP OCT NOV DEC 2026 YTD 2025 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 $0.00 SUT - HB 1590 $0.00 $0.00 $0.00 $9,000.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $9,000.00 $50,000.00 FWP $97,226.99 $1,065.00 $31,983.63 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $130,275.62 $57,111.48 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 $0.00 NICE - Medium Scale $0.00 $0.00 $0.00 $21,000.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $21,000.00 $0.00 NICE - Large 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 TOTAL CITY INVESTMENTS $97,226.99 $1,065.00 $31,983.63 $30,000.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $160,275.62 $107,111.48 PRP 4 2 2 2 0 0 0 0 0 0 0 0 10 4 MFTE 0 4 0 0 0 0 0 0 0 0 0 0 4 0 Key SUT- HB 1406 SUT- HB 1590 FWP NICE - Small Scale NICE - Medium Scale 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 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. 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. 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 Planning Commission Meeting May 27, 2026 46 Economic Development Report Me Moving Forward Together. The City of Port Angeles and community partners work together to strengthen Port Angeles’ economy. Through clear policies and strong partnerships, we are dedicated to supporting local businesses and attracting new jobs. Driving Economic Vitality Through Innovative Policy and Partnerships: The City of Port Angeles prioritizes economic resilience and sustainable growth. The City has streamlined permitting processes and strengthened partnerships to create a predictable and welcoming environment for businesses and investment. Our Goal is Simple: Create a community where businesses can grow, jobs can flourish, and investment happens. The City is actively pursuing additional permitting reforms and aligning land use and infrastructure to foster growth and expansion. We Can Help You Grow! Contact the Department of Community and Economic Development: Phone: 360-417-4750 Email: CED@cityofpa.us 321 E 5th Street Port Angeles, WA 98362 The City partners with the Clallam County Economic Development Council (EDC) on a yearly basis to support economic development, recruitment and retention. In 2025: •60 business retention visits. •15 recruitment and site selector engagements. •17 startup businesses supported, with 11 now generating revenue. •31 business matchmaking and training events. •10 preapplication meetings held. •917 hours of one-on-one business counseling. •Port Angeles firms secured $10.6 million in federal contracts through the North Olympic Peninsula APEX Accelerator, a program that helps local businesses compete for and win government work. •The City also partners with the North Olympic Development Council, Port Angeles Chamber of Commerce, Port of Port Angeles, Waterfront District, and other organizations to create, promote and expand local small businesses. •Over $1.8 million in Lodging Tax funding was allocated to support year-round tourism and economic activity. •A $266,000 destination marketing contract was awarded to a local firm to ensure active outreach and visitor engagement. •Over 3 million visitors to the Olympic National Park contributed nearly $300 million in spending, and to over 1,800 jobs, $25 million in local taxes, and $68 million in direct labor income. We are here to help you succeed! Bolstering Outreach and Retention 3Planning Commission Meeting May 27, 2026 47 2025 Construction and Business Assistance at a Glance Customer Service: 7,447 total customer interactions across the permit counter, email, and by phone. 98.8% of all inquiries responded to within two business days. 28.5 average customer engagements per business day. Permitting Accountability: 529 building permits issued. 53 dwelling unit permits issued. 3 Permit-Ready Plans issued. 352 over-the-counter permits issued, with 90.6% issued on the same business day. Construction Valuation: $83,146,796 in total construction valuation permitted. $56,000,000 in new construction. $188,560.48 in waived building permit fees. SB 5290 Implementation: Predictable development review timelines with key performance indicators to ensure consistent processing, transparent tracking, and accountability in permit decision-making. Buy Local Policy: City staff prioritize purchasing from local vendors, investing $7.7 million in local merchants in 2025. Strengthening Regional Partnerships Economic Development Report Adopted long-range policy strategies supporting economic expansion: •Vision 2045 Comprehensive Plan adopted December 16, 2025, to support coordinated land use, housing, and economic growth. •Concurrent zoning updates to align with housing and industrial land capacity needs. •Industrial land base expansion adopted to spur family wage job growth. •Reduced parking minimums to lower development costs and increase flexibility in design. •No minimum parking requirements in the Central Business District (CBD). •Façade rehabilitation grant program supports small businesses with exterior tenant improvements. Infrastructure Alignment: •“A” Street Basin wastewater funding identified to ensure infrastructure supports new growth. •Tax Increment Financing (TIF) feasibility to evaluate creative tools to fund infrastructure that supports increased private investment. •New Improvement and Community Enhancement (NICE) funding for critical infrastructure investment. To ensure continued progress, the City of Port Angeles formalized several ongoing efforts: •An annual Industrial and Manufacturing Summit will bring local business leaders together to identify challenges, share ideas, and work with the City on practical solutions that support economic growth. •Strategic alignment between capital projects and economic priorities. •Opportunity Zone 2.0 redesignation strategy to expand federal investment opportunities. •Residential permit ready plan expansion to reduce design costs and streamline housing construction. These efforts help keep economic development coordinated and aligned with community goals. Supporting a Thriving Economy 4Planning Commission Meeting May 27, 2026 48 CED Building Report - April 2026 JAN FEB MAR APR MAY JUN JUL AUG SEP OCT NOV DEC 2025 YTD 0 0 1 0 0 0 0 0 0 0 0 0 1 $0.00 $0.00 $3,000.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $700,000.00 2 2 6 9 0 0 0 0 0 0 0 0 21 $8,007.00 $11,713.00 $116,130.00 $841,149.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $718,429.00 Certificate of Occupancy 1 0 0 0 0 0 0 0 0 0 0 0 N/A 1 0 1 1 0 0 0 0 0 0 0 0 0 $7,000,000.00 $0.00 $1,019,685.00 $3,100,000.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 0 0 1 0 0 0 0 0 0 0 0 0 2 $0.00 $0.00 $4,500,000.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $2,702,099.00 Certificate of Occupancy 0 0 0 0 0 0 0 0 0 0 0 0 N/A 0 0 0 0 0 0 0 0 0 0 0 0 0 $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 0 0 0 0 0 0 0 0 0 0 0 2 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $295,000.00 Certificate of Occupancy 0 0 0 0 0 0 0 0 0 0 0 0 N/A 4 0 2 0 0 0 0 0 0 0 0 0 2 $2,120,000.00 $0.00 $327,936.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $800,000.00 2 2 0 0 0 0 0 0 0 0 0 0 3 $407,313.00 $130,000.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $772,354.00 1 0 4 0 0 0 0 0 0 0 0 0 5 $224,352.00 $0.00 $515,807.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $1,409,554.00 1 0 2 1 0 0 0 0 0 0 0 0 3 $170,517.00 $0.00 $86,690.00 $20,000.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $282,659.00 19 32 18 31 0 0 0 0 0 0 0 0 107 $251,345.00 $322,685.00 $201,849.00 $557,995.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $1,809,520.00 Certificate of Occupancy 2 0 0 0 0 0 0 0 0 0 0 0 N/A Comm 0 0 2 0 0 0 0 0 0 0 0 0 3 Res $0.00 $0.00 $15,200.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $31,500.00 30 36 37 42 0 0 0 0 0 0 0 0 149 $10,181,534.00 $464,398.00 $6,786,297.00 $4,519,144.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $9,521,115.00 $106,793.40 $20,095.63 $100,441.68 $89,033.73 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $208,327.15 3 2 4 2 0 0 0 0 0 0 0 0 11 0 0 1 0 0 0 0 0 0 0 0 0 1 6 1 8 0 4 0 0 0 0 0 0 0 0 0 12 8 4 1 0 4 0 0 0 0 0 0 0 0 0 5 2 5 2 2 0 0 0 0 0 0 0 0 0 0 4 7 3 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 11 2 9 0 0 0 0 0 0 0 0 0 22 23 13 11 Demolition and Moving Repair and Alteration 100 $1,333,874.00 $316,364.44 $21,951,373.00 2 $15,200.00 145 4 $277,207.00 2 $0.00 0 0 $0.00 6 $2,447,936.00 4 $537,313.00 5 $740,159.00 3 $11,119,685.00 0 0 $4,500,000.00 1 2026 YTD 1 $3,000.00 1 19 $976,999.00 italics are at 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. Total Dwelling Units New Single Family New Accessory Structure Res Dwelling Units - Duplex New Construction New Multi Family New Manufactured Home Business Certificate of Occupancy Permit Fees Paid Total Permits Issued Total Construction Valuation Repair and Alteration Comm Ind Public New Construction New Construction Repair and Alteration Repair and Alteration Planning Commission Meeting May 27, 2026 49 Thursday, May 28, 2026 | Slide 1Department of Community & Economic DevelopmentCity of Port Angeles | Department of Community & Economic Development Façade Grant 26-01 Clallam Genealogical Society 403 E 8th St Planning Commission Facade Grant Presentation May 27, 2026 Presented by Courtney Bornsworth, Natural Resources & Grant Administrator Thursday, May 28, 2026 | Slide 2Department of Community & Economic Development Location: 403 E 8th St The subject property is located at the intersection of Peabody and 8th St. Thursday, May 28, 2026 | Slide 3Department of Community & Economic Development Façade Grant Request Details Façade Restoration •Restoration Labor Estimated $20,000 •Restoration Materials Estimated $3,350 Total Façade Cost: $32,717 Total Eligible Façade Cost: $23,350 Façade Grant Request: $10,000 In-eligible Expenses •Artist Retainer $5,000 (paid) •Restoration Materials $2,867 (paid) •New Signage $1,500 Thursday, May 28, 2026 | Slide 4Department of Community & Economic Development Current State – Southern Facade Thursday, May 28, 2026 | Slide 5Department of Community & Economic Development Current State – Western Facade Thursday, May 28, 2026 | Slide 6Department of Community & Economic Development Proposed Improvements – Southern Facade Thursday, May 28, 2026 | Slide 7Department of Community & Economic Development Proposed Improvements – Western Facade Thursday, May 28, 2026 | Slide 8Department of Community & Economic Development Staff recommends the approval of funding for Façade Improvement Grant 26-01, citing 7 Findings, 3 Conclusions, and 7 Conditions in the Staff Report. Muni Development Code Amendments Phase Two: Critical Areas Ordinance & Urban Forestry Municipal Planning Process Planning Guidance Code Amendments Implementation 3 Development Code Phases •Phase 1 – Life/Safety and OTC Permitting •Phase 2 –CAO and Urban Forestry •Phase 3 – Zoning and Urban Development •Phase 4 – Sign Code and Secondary Development Codes 4 Comprehensive Plan Periodic Update •10-year periodic update required by the GMA. •Development code updates scheduled in phases from 2026 – 2028. •Critical Areas Ordinance update is an additional requirement. •Opportunity to ensure all state legislative requirements are met by local code. •Opportunity to look at internal and external environmental compliance and procedures. 5 Phase 2 Project Scope 6 Amendment Steps 7 Step 1: Internal Kickoff Step 2: Code Development Step 3: Public Engagement Step 4: Public Hearing & Adoption Step 5: Implementation Phase 2 Timeline March – April Internal Kickoff May - Sept Code Development May - August Public Engagement Sept - Nov Public Hearing & Council Adoption Nov - Dec Implementation 8 Phase 2 Goals and Objectives •Align Title 15 with state mandated Critical Areas Ordinance (CAO). •Perform audit and re-evaluation of existing codes within Titles 11, 13, and 15. •Ensure consistency with Best Available Science and Best Practices. •Improve readability, consistency, and clarity for the public, staff, and contractors. •Incorporate Urban Forestry per goals and policies of the Vision 2045 Comprehensive Plan. 9 Step 2: Code Development •Regularly scheduled bi-weekly code writing workshops with identified staff members. •Department of Commerce CAO Checklist. •New thresholds and application processes and procedures based upon Title 18.02. •Consolidation of Urban Forest Management into a new chapter. •All auditing, amendments and development done by late September. 10 Step 3: Public Engagement •Dedicated website with background, major touchpoints, and how to get involved in the process. •Stakeholder committee consisting of members from local environmental and development groups. Monthly meetings to be held between June and August. •Builders Round Table Discussions. •Newsflash and Press Release prior to May Planning Commission. •Email notifications with updates to those who opt-in. •Planning Commission meetings from May – September for in-depth discussion and public comment. 11 Step 4 – Public Hearing & Council Adoption •City Council Work Session – August 25th •60-day Notice to Department of Commerce – August 31st •Public Hearing – Planning Commission September 23rd •First Reading of Ordinance – City Council Meeting October 20th •Second Reading and Adoption – City Council Meeting November 17th 12 Step 5 – Implementation •Updated Environmental Planning landing webpage, including FAQ’s and links to handbooks. •Urban Forestry Management Best Practices Handbook. •Urban Forestry lead-team development to coincide with the 2025-2027 Department of Commerce Salmon Planning Grant Award. •CAO Management Handbook for property owners. 13 Proposed Code Updates 14 Code Update Nomenclature •Audit – Review existing code to ensure adherence to regulatory policies. •Amend – Modify the language to ensure compliance with state guidance and to improve clarity. •Move – Move to another section or chapter to improve readability. •Remove – Remove unnecessary language to improve clarity and consistency with state guidance. 15 Title 11 and Title 13 •AUDIT 11.08 - Definitions •MOVE 11.13 – Street Trees (move to New 15.26 – Urban Forestry) •AUDIT 13.62 – Connections-Extensions 16 Title 15 •UPDATE 15.02 – Definitions •AUDIT 15.04 – Environmental Policy •REMOVE 15.16 – Noise Control (Already in Section 8.30.060.P Nuisances Defined) •MOVE 15.20 – Environmentally Sensitive Areas Protection (moved to NEW 15.22 – Critical Areas) 17 Title 15 (cont’d) •NEW 15.22 – Critical Areas •MOVE 15.24 – Wetlands Protection (Move to 15.22 – Critical Areas) •NEW 15.26 – Urban Forestry •MOVE 15.28 – Clearing and Grading (Move to 14.34 – Clearing and Grading) 18 Future Planning Commission Meetings •June 24 – Discussion on audit and best available science gap analysis •July 22 – Discussion on amendments made to-date •August 26 – Discussion on amendments made to-date and responses to comments from previous meetings •September 23 – Public Hearing 20 Discussion 21