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2021-03-24 PC Agenda PacketAGENDA PLANNING COMMISSION Virtual Meeting Attend Live Meeting Here: https://www.cityofpa.us/984/Live-Virtual-Meetings March 24, 2021 6:00 p.m. I.CALL TO ORDER II.ROLL CALL III.PUBLIC COMMENT IV.APPROVAL OF MINUTES February 24 and March 10, 2021 V.ACTION/DISCUSSION/WORK SESSION 1.Action Item: Planning Commission Elections. Election of the 2021-22 Planning Commission Chair and Vice Chair positions 2.Discussion Item: Planning Commission Bylaws Amendments. Review and discuss staff suggested bylaws amendments to place as an action item on a future meeting agenda. 3.Work Session: Climate Resiliency Plan Task 4 Preparation Discussion on continued Commissioner work on SWOT analysis review VI.STAFF UPDATES VII.REPORTS OF COMMISSION MEMBERS VIII.ADJOURNMENT MINUTES PLANNING COMMISSION City Council Chambers Port Angeles, Washington 98362 February 24, 2021 6:00 p.m. REGULAR MEETING PLEDGE OF ALLEGIANCE Chair Schwab opened the regular meeting at 6:00 p.m. ROLL CALL Commissioners Present: Andrew Schwab (Chair), Benjamin Stanley (Vice-Chair), Richie Ahuja, Steve Luxton, Marolee Smith, Colin Young City Staff Present: Emma Bolin (Manager) Ben Braudrick (Associate Planner) Public Present: John Ralston PUBLIC COMMENT: John Ralston, City Resident Mentioned his continued interest in being interviewed by Makers, Inc. as a part of the 2021 housing related code updates. Chair Schwab closed public comments APPROVAL OF MINUTES: Commissioner Young moved to accept the minutes from the February 2, 2021 Joint City Council/Planning Commission meeting and the February 10, 2021 regular meeting. Vice Chair Stanley seconded, all were in approval ACTION ITEMS 1. Work Session: Climate Resiliency Plan Task 4 Preparation Vice Chair Stanley introduced and led the Commission through his process in evaluating the Conservation Element of the Comprehensive Plan with a SWOT analysis. Discussion followed on the SWOT contents and the timing of element review and final analysis document. It was agreed that two-three meetings to review would be appropriate in order to not rush the process and provide staff time to synthesize each Commissioner’s analysis. Commission discussion on the Housing Element followed. Commissioner Smith asked if she could work with someone else on the Housing Element. Staff responded that they could help facilitate that. STAFF UPDATES CED Manager Bolin updated the Commission on the ordinance that staff was considering bringing to the Planning Commission, the Shoreline Master Program public comment period and public March 24, 2021 PC Agenda Packet Pg. 1 hearing, the Cascadia meeting with the Climate Action Planning Group, and Planning Commissioner Vacancies. Associate Planner Braudrick updated the Commission on the Peninsula Section Forum on Housing and the availability of the recording. He shared that he has been selected to sit on a state panel that will help local governments integrate hazard mitigation into their comprehensive plan. REPORTS OF COMMISSION MEMBERS Commission Young asked when the Planning Commissioner application process closed. Manager Bolin stated that it was open until filled. Commissioner Luxton asked what the Commissions could do concerning his comments on housing at the Joint Council/Commission meeting. Chair Schwab stated that it could be put on a future agenda. ADJOURNMENT The meeting adjourned at 7:30 p.m. Ben Braudrick, Secretary Andrew Schwab, Chair PREPARED BY: Ben Braudrick, Secretary March 24, 2021 PC Agenda Packet Pg. 2 MINUTES PLANNING COMMISSION Meeting Held Virtually Port Angeles, Washington 98362 March 10, 2021 6:00 p.m. REGULAR MEETING CALL TO ORDER Chair Schwab opened the regular meeting at 6:00 p.m. ROLL CALL Commissioners Present: Andrew Schwab (Chair), Benjamin Stanley (Vice-Chair), Richie Ahuja, Steve Luxton, Colin Young City Staff Present: Allyson Brekke (Director) Emma Bolin (Manager) Kevin Bagwell (Assistant Planner) Chris Cowgill (Assistant City Attorney) Public Present: John Ralston, Chris Hartman, Hansi Hals, Sean Halberg, Sissi Bruch, Terry Nishimoto, Kari Martinez-Bailey, Danielle Zitomer, Marolee Smith, Mark Daniel, Pamela Hastings, B Pompeii, Michelle McConnell, Cheryl Baumann, Daniel Burdick PUBLIC COMMENT: Chair Schwab Opened public comment John Ralston, City Resident – Made comments regarding waiting to have a discussion with MAKERS Architecture and requested a pathway to make input. Additionally stated, there were no minutes of the previous meeting included with the agenda packet. Chair Schwab closed public comments APPROVAL OF MINUTES: There were no minutes for approval at this meeting ACTION ITEMS 1. Joint Public Hearing with Department of Ecology for the Shoreline Master Program Manager Bolin and Mark Daniel from the Watershed Company presented the shoreline update March 24, 2021 PC Agenda Packet Pg. 3 Planning Commission Minutes March 10, 2021 Page 2 Chair Schwab Opened the public hearing Chris Hartman of the Port of Port Angeles made a comment referencing the letters submitted as part of the public record. He summarized the Port’s comments requesting floating homes to be allowed and specific segment changes being potentially inappropriate for public access provisions in industrial areas. Pamela Hastings submitted her public comment via e-mail. Chair Schwab closed the public hearing 2. Work Session: Climate Resiliency Plan Task 4 Preparation No SWOT analyses were submitted and ready for discussion at this meeting. Manager Bolin presented the idea of commissioners pairing up to complete their analyses. Discussion followed Chair Schwab requested an item be added to the next meeting agenda to touch base on where commissioners are at in their SWOT analyses for any questions comments or concerns so plans can be reviewed during the two April meetings.       STAFF UPDATES Director Brekke gave an update regarding the two-year Strategic Plan update that will be considered at City Council next week. The plan will be available to the public this Thursday or in the Agenda Packet for the March 16th Council Packet. Each department in the City has been working on a work plan to focus departmental efforts. CED has been working on efforts such as the Shoreline Management Program periodic review, climate resiliency efforts, updates to the flood plain maps and adoption of the State Flood Plain Ordinance, a development application review and fee study, and the downtown strategic planning effort a.k.a. “Elevate PA”. CED is wrapping up Race Street complete streets phase 1 and is now moving into the construction portion of the project. The City will be working with Clallam County on adopting an ADU design manual and prototype program. There are delays in the City wayfinding signage effort and the city is working on getting to the construction phase of the project. The MAKERS zoning code audit portion (HB 1923 Commerce Grant) project has been delayed due to working on other efforts e.g.: emergency funding and downtown planning efforts. Manager Bolin discussed working with commissioners Stanley and Ahuja and Cascadia Consulting to further the Climate Resilience Plan. A Meet and Greet is being set up between Cascadia Consulting and the three climate volunteer groups. The meeting with the greenhouse gas and public engagement plan volunteers, will go over work completed in the past year and formalize roles for each volunteer group. March 24, 2021 PC Agenda Packet Pg. 4 Planning Commission Minutes March 10, 2021 Page 3 REPORTS OF COMMISSION MEMBERS Vice Chair Stanley gave an update on the climate planning meeting with Cascadia Consulting on March 18th at 6pm. Anyone from the community can come and present ideas on the plan. There was also a response to staff and community concerns. Commissioner Young will attend the climate planning meeting on March 18th. Commissioner Ahuja will withdraw from attendance of the climate planning meeting. Discussion followed ADJOURNMENT Commissioner young moved to adjourn; Commissioner Ahuja seconded. No dissenting votes. The meeting adjourned at 6:57 p.m. Kevin Bagwell, Secretary Andrew Schwab, Chair PREPARED BY: Kevin Bagwell, Secretary March 24, 2021 PC Agenda Packet Pg. 5 BYLAWS of THE CITY OF PORT ANGELES, WASHINGTON PLANNING COMMISSION (Amended January 25, 2017) ARTICLE I - NAME Section 1. Name The official name of the organization shall be “The City of Port Angeles, Washington, Planning Commission.” ARTICLE II - OFFICIAL SEAT Section 1. Official Seat The official seat of the Planning Commission shall be in the City Hall of Port Angeles, Washington, 321 East Fifth Street, and meetings shall be held there except on such occasions and at such times as the Commission may, by a majority vote of those present at any regular, recessed, or special meeting, otherwise direct. ARTICLE III - OFFICERS Section 1. Officers The elective officers of the Planning Commission shall consist of a Chair and Vice-Chair. Section 2. Nomination and Election of Officers Nomination of elective officers shall be made from the floor at the annual election meeting which shall be held at the last regular meeting of March of each year. The election shall follow immediately thereafter. A nominee receiving a majority vote of those present at the election meeting shall be declared elected. If meetings cannot occur because of an unforeseen circumstance, nominations and elections shall take place at the next available meeting. Section 3. Terms of Officers The term of office for elective officers shall begin in April and shall continue for a term of one year, or until nominations or elections have taken place at the next available meeting date. Elective officers shall serve no more than two consecutive terms in the same office. Section 4. Vacancies in Offices Vacancies in elective offices shall be filled immediately by regular election procedure for the unexpired portion of the term. Section 5. Duties of Officers (a) Chair The Chair shall preside at all meetings and public hearings of the Planning Commission and shall call special meetings when he/she deems it necessary or is required to do so. March 24, 2021 PC Agenda Packet Pg. 6 2 They shall appoint all committees, shall be an ex-officio member of each, without the power to vote. They shall sign the minutes of Planning Commission meetings and all official papers and plans involving the authority of the Planning Commission which are then transmitted to the City Council. The Chair shall have the privilege of discussing all matters before the Planning Commission and voting thereon. They shall have all the duties normally conferred by parliamentary usage on such officers and shall perform such other duties as may be ordered by the Planning Commission except as otherwise provided in these Bylaws, in other Planning Commission regulations, or in City Ordinances. (b) Vice-Chair The Vice-Chair shall assume the duties and powers of the Chair in his or her absence. If the Chair and Vice-Chair are both absent, the Planning Commission members may elect a temporary chair by a majority vote of those present at a regular, recessed, or special meeting, who shall assume the duties and powers of the Chair or Vice-Chair during their absence. (c) Executive Secretary The Executive Secretary is a staff appointed position. The Executive Secretary shall keep the minutes of all regular, recessed, and special meetings of the Planning Commission; such minutes shall be approved by the Planning Commission. They shall also keep the minutes of Planning Commission committee meetings when requested to do so. They shall give notice of all regular and special meetings to Planning Commission members, shall prepare with the Chair the agenda of regular and special meetings, shall serve proper and legal notice of all public hearings, and shall draft and sign the routine correspondence of the Planning Commission. The Executive Secretary shall maintain a file of all studies, plans, reports, recommendations, and official records of the Planning Commission and perform such other duties as are normally carried out by a secretary and as the Planning Commission may determine. ARTICLE IV - MEETINGS Section 1. Regular Meetings: Time and Place Regular monthly meetings shall be held on the second and/or fourth Wednesdays of each month beginning at 6:00 P.M. in City Hall except as otherwise designated by the Planning Commission unless a meeting has been noticed as taking place virtually. Per Section 2.36.040 of the Port Angeles Municipal Code, the Planning Commission shall hold at least one regular meeting in each month for nine (9) months of the year. If a stay at home order or other disruptive event has occurred that affects Port Angeles and precludes the Planning Commission from meeting in City Hall, meetings shall be noticed and the alternative physical or virtual location shall be specified in the notice. Any change in the hour, date, and place of regular meetings shall be given wide publicity for the convenience of persons having business before the Commission. When the regular meeting day falls on a legal holiday, the replacement date will be designated by the Planning Commission with notice posted to the public per the Open Public Meetings Act. March 24, 2021 PC Agenda Packet Pg. 7 3 Section 2. Recessed Meetings Any regular meeting may be recessed to a definite time, place, and date by a majority vote of the Planning Commission members present at the meeting. Section 3. Special Meetings Special meetings may be called by the Chair or Planning staff with approval of the Chair. Section 4. Cancellation of Regular Meetings In the event it is necessary to cancel a meeting due to lack of agenda issues, Planning staff will contact the Chair and each Commission member prior to the meeting and will provide notice to the public per the Open Public Meetings Act. Section 5. Notice of Meetings Notice of all regular and special meetings shall be given by the Executive Secretary to the members of the Planning Commission in accordance with current RCWs. Notice to members of the Planning Commission and to members of the public of all special meetings shall be provided at least 2 days (48 hours) prior to the special meeting. In addition to the provision of the notice of all special meetings to the members of the Planning Commission, notice shall be provided to each local newspaper of general circulation in the City of Port Angeles and on the Newsflash located on the official City of Port Angeles Webpage. Said notice shall be transmitted electronically or mailed at least 24 hours before the time of the meeting specified in the notice. The notice shall state the time and place of the meeting and the business to be transacted by the Commission. The meeting agenda for the next regular meetings shall be closed on Friday at the close of business five (5) days prior to the next regular meeting of the Planning Commission except that urgent matters may be inserted on the agenda later at the discretion of the Chair. Petitions and communications from the audience and matters brought to the meeting by the Planning Staff and Commission members, which are not on the agenda for the meeting, may be received and discussed at the meeting. However, no official action may be taken on any matter at a Planning Commission meeting which is not included on the agenda for that meeting or which has been added to the agenda after it has been received by the Planning Commission members except that this requirement may be suspended at any meeting by the unanimous vote of the members present at the meeting. Section 6. Order of Business - Regular Meeting for Administrative, Routine, and Hearing-Type Matters (a) Call to order by Chair (b) Roll call (c) Approval of minutes of preceding meeting (d) Public hearings/Other business (e) Communications from the Public (f) Staff Updates (g) Reports of Commission Members March 24, 2021 PC Agenda Packet Pg. 8 4 (h) Adjournment Section 7. Order of Business - Regular Meeting for Discussion of Matters Related to Comprehensive Planning (a) Call to order by Chair (b) Roll call (c) Approval of minutes of preceding meeting (d) Staff Updates for current business (e) Reports from Planning Commission members and committees (f) Communications from audience (related to comprehensive planning only) (g) Communications from Planning Commission members (h) Adjourn Section 8. Operational Guidelines (a) All requests and applications on zoning, annexations, and vacations will be tabled if the applicant or an authorized representative is not present at the hearing on the request or application. (b) All requests and applications will be tabled if all essential information is not provided to the Planning Department staff by Friday, five days prior to the regular Wednesday meetings of the Planning Commission for timely analysis and inclusion into the Commissioners information packets. (c) All requests and applications requiring legal opinion or interpretation will be tabled until the Planning Commission has received an opinion or interpretation from the City Attorney. (d) The Commission shall act as a body in making its decisions and in announcing them. (e) Willful misrepresentation of information pertaining to a request or application will void that request or application upon discovery of the misrepresentation. (f) The Planning Commission will not commence a new hearing after 10 P.M. unless agreed upon by the Planning Commission. Section 9. Public Hearing Procedure (a) Chair introduces the discussion item orally and outlines the public hearing procedures to be followed during the public hearing process. The Chair then reads qualifying questions to the Commissioners regarding the Appearance of Fairness and Conflict of Interest Doctrines and opens the public hearing. (b) Planning Staff presents a staff report and provides a recommendation. Commissioners are permitted to ask the Chair or staff any relevant questions about the application. The public hearing will be opened with a brief explanation of the procedures to be followed (c) The spokesperson for proponents in the audience shall be given an opportunity to speak in favor of the application. Information submitted should be factual, relevant, and not merely duplication of previous presentation(s). A reasonable time (10 minutes) shall be March 24, 2021 PC Agenda Packet Pg. 9 5 allowed the spokesman; others shall be limited to short supporting remarks (5 minutes). Each person speaking shall give their name, location of residence, and nature of the interest in the matter. The Chair may allow additional public testimony if the issue warrants it. Any data presented shall be retained by staff and marked as an exhibit. (d) The spokesperson for opponents in the audience shall be given an opportunity to speak against the application. Information submitted should be factual, relevant, and not merely a duplication of a previous presentation. A reasonable time (10 minutes) shall be allowed the spokesman; others shall be limited to short supporting remarks (5 minutes). Each person speaking shall give his or her name, location of residence, and nature of the interest in the matter. The Chair may allow additional public testimony if the issue warrants it. Any data presented shall be retained by staff and marked as an exhibit. (e) Other interested parties shall be allowed to comment briefly (5 minutes) or make inquiries. (f) There can be a brief rebuttal (5 minutes) for proponents and opponents each heard separately and consecutively, with presentation limited to their spokesperson. The rebuttal shall be limited to factual statements pertaining to previous testimony. The Chair may allow additional public testimony if the issue warrants it. (g) The public hearing is closed. Commissioners voice their considerations and pose any relevant questions through the Chair. Specific questions may be posed through the Chair to a particular speaker to clarify testimony previously presented. (h) Motion for disposition is presented and an action taken. Section 10. Quorum Four members of the Planning Commission shall constitute a quorum for the transaction of business and the taking of official action. If there are vacancies on the Commission, quorum shall constitute a majority of the existing membership. Section 11. Motions Motions shall be restated by the Chair before a vote is taken. The names of the members making and seconding a motion shall be recorded in the minutes of the meeting. Section 12. Voting Any action taken by a majority of those present, when those present constitute a quorum, at any regular, recessed, or special meeting of the Planning Commission shall be deemed and taken as the action of the Commission except that any proposed change of the Zoning Map must be approved by a majority of the total membership of the Planning Commission. Voting on amendments to the Zoning Ordinance and Map, all matters requiring a public hearing before the Planning Commission, and all matters referred to the Planning Commission by the City Council shall be by the vote of each member and shall be recorded in the minutes of the meeting. March 24, 2021 PC Agenda Packet Pg. 10 6 Section 13. Staff Reports On all matters considered by the Planning Commission, the report and recommendations, if any, of the Planning staff shall be presented to the Commission and shall become part of the formal record of the action and recorded in the minutes of the meeting. Section 14. Conflict of Interest and Appearance of Fairness Any member of the Planning Commission who has an interest in any matter before the Commission that would or could tend to prejudice his or her actions thereon, shall so publicly indicate this fact and shall abstain from voting or participating in any way in the Commission's action on that matter. Section 15. Attendance Attendance at regular meetings and executive sessions is expected of all Commission members. Any members anticipating absence from an official meeting or executive session shall notify the Chair or Executive Secretary in advance. Any absence may be excused by the Commission, even for an extended period, provided the absence is approved in advance. Section 16. Parliamentary Procedure Parliamentary procedure in Planning Commission meetings shall be governed by Robert’s Rules of Order Newly Revised unless it is specifically provided otherwise in these Bylaws, in other Planning Commission resolutions, in City Ordinances, or in the State of Washington Planning Enabling Act (Chapter 35.63 RCW). Section 17. Public Nature of Meetings and Records All regular, recessed, and special meetings, hearings, records, and accounts shall be open to the public provided, however, executive sessions may be held by the Commission as provided in RCW 42.30.110. ARTICLE V - COMMITTEES Section 1. Establishment of Committees The Planning Commission may establish such standing or special committees as it deems advisable and assign each committee specific duties or functions. Each standing committee shall consist of 3 members. No standing or special committee shall have the power to commit the Planning Commission to the endorsement of any plan or program without the plan or program submitted and approved by a quorum of the Commission. Section 2. Appointment and Terms of Committee Members The Chair of the Planning Commission shall appoint the members of each standing or special committee and shall name the chair of each committee. The members of each standing committee shall be appointed at the first regular meeting in July for a term of one year. Special committees may be appointed at such times and for such purposes and terms as the Planning Commission approves. March 24, 2021 PC Agenda Packet Pg. 11 7 Section 3. Committee Vacancies Vacancies on committees shall be filled immediately by the Chair of the Planning Commission for the unexpired portion of the term. Section 4. Meetings of Committees The committees shall meet at the call of the committee chairman; in addition the Chair of the Planning Commission shall also have the authority to call a special meeting of any committee at any time and upon such notice as They may specify. The Planning Staff shall issue notice of committee meetings at the request of a committee chair or the Planning Commission Chair. Section 5. Quorum and Voting The majority of the members appointed shall constitute a quorum of all committees. The affirmative vote of a majority of the committee membership shall be required for the adoption of a matter before the committee. ARTICLE VI - AMENDMENTS Section 1. Amendments These Bylaws may be amended at any regular meeting by the affirmative vote of five (5) members of the Planning Commission provided that the proposed amendments have been submitted in writing at a previous meeting. Amended January 25, 2017 As amended: 2/23/76; 8/23/78; 5/23/79; 1/19/88; 3/16/90; 4/25/90; 4/29/90; 6/23/93; 1/12/94; 3/24/2004; 5/08/13; 01/25/2017 March 24, 2021 PC Agenda Packet Pg. 12 I would like to suggest that we make the following change to our by-laws for the Planning Commission: Instead of: Section 4. Vacancies in Offices Vacancies in elective offices shall be filled immediately by regular election procedure for the unexpired portion of the term. it be replaced by: Section 4. Vacancies in Office Vacancies in elective office shall be filled by regular election procedure for the unexpired portion of the term. A commissioner whose term has expired may continue to hold office until a successor has been confirmed. There is a need to eliminate "immediately" as there has been nothing (that I have observed) that is actually immediate (occurring at once, instant) so it seems silly to have it in the bylaws, when not followed. (Government should either follow their own rules, or elect to re-frame them to actual action.) Perhaps there should be a time frame... (within 30 days? 60 days? ) that the City Council could be more responsive to? We also need more flexibility on the expired terms (such as what I recently experienced) I copied the by- laws of Seattle's Planning Commission, which has also had issues with the counsel "getting to appointments" ..so they added an allowance for an expired term member to continue, until an appointment could be made. This makes total sense. Otherwise, the Planning Commission runs the risk of having multiple members in limbo, as I was, and the potential for lack of quorum for things such as changing by-laws (which require 5 people). Since the Planning Commission does not elect any members directly (unlike many other municipalities, which has one or two which are not appointed by the City Counsel, but through review and selection by the Planning Commission itself) the inaction/oversight of the Council could result in real issues with the Planning Commission. (And, as a personal note, it was really annoying to me.) I would also like to have Commisison consider a change, so that our Planning Commission, like the City of Sequim, allow the Chair to be elected for up to three (3) consecutive terms. Sequim's by-law: The Chair and Vice-Chair will not serve more than three (3) consecutive terms and a member not present may not be nominated and elected as either the Chair or Vice-Chair of the Planning Commission. March 24, 2021 PC Agenda Packet Pg. 13 For continuity, it would be better to allow for three (3) consecutive terms, instead of two (2) as we have now (and voted in last year). (If it weren't for the MSRC and state law appearing to dictate yearly elections for Chair or Vice-Chair, I'd opt for extending the elections to coincide with what the City Counsel does. Our Mayor and Vice Mayor are elected on 2 year cycles. I would like to ask if the Planning Commission could elect Chair and Vice- Chair for two-year terms (and then leave it as no more than two consecutive elections). It would seem that this would be a more efficient use of the Planning Commission's time because I see no good reason for the yearly election cycle now that the Hearing Examiner handles variances, etc. Although I realize I did not bring this up with enough time for this to be on the agenda, I would ask that these issues and proposals be considered an urgent matter, which might be inserted on the agenda at the discretion of the Chair. Otherwise, for these to be added to the calendar for the next. Marolee Smith March 24, 2021 PC Agenda Packet Pg. 14 Housing Strengths City has a housing fund that could be used for grants to pay for developer fees for desirable projects. The comprehensive plan should address the city’s dedicated “affordable housing finances” even though there is money set aside for these purposes. Tree canopy cover tied to individual city lots – could promote tree and landscape requirements, to encourage (and/or reward) more trees in our community. Trees are necessary because of their ecological benefits, and the quality of life and desirability of a community. Housing Weaknesses P-6A.01 Weakness in Definition: what is a “housing opportunity”. Tents and RVs are opportunities if one is underhoused or unhoused and there are no other choices. So, does housing opportunity include: temporary, makeshift, low-barrier entry. P-6A.03 Encourage retention and development of safe and attractive mobile home parks. Weakness: the size requirements (several acres) of the existing mobil home requirements leaves very little space in city where a new park can occur. P-6A.05 “promote acceptance” is vague, and nonsense. Housing Opportunities P-6A.03 The city could make a distinction between mobile homes and “tiny homes” (stick built, not on trailers) to allow for regular city lots to accommodate such a development (with adequate parking, and not overload sewer/water/power). A city lot could have several tiny homes. P-6A.03 The city could allow for several attractive tiny homes on trailers to create a mini-mobile home park with hookups, and landscape requirements. “target household limits” could address definitions for: low, medium, or high income and tie to AMI area median income. City could address Elder housing, as that will be the largest growing segment of our city population – to make better decisions regarding housing stock and needs. Housing Threats Language is not clear. P-6A.02 Residential in all non-industrial zones “in situations where a limited work/live environment is found to be compatible” does not address the Port’s use of a warehouse for high-density homeless Covid housing. In that instance, was not subordinate to the industrial use element, and intent of industrial was not maintained. This needs clarification. P-6A.07 “consider the effect of impact fees” Fees are the greatest impact on development. City must find ways to partner with developers, not gouge them for fees. P-6A.12 ‘green building’ while desirable, also raises costs to build. Just as the G-5D Goal says “utility services in an efficient and cost effective manner” is vague and prohibitive. Who’s viewpoint is considered? March 24, 2021 PC Agenda Packet Pg. 15