HomeMy WebLinkAboutPC Agenda Packet 2023-11-29
SPECIAL MEETING AGENDA
PLANNING COMMISSION
November 29, 2023
6:00 - 8:00 PM
Notice is hereby given that the Port Angeles Planning Commission will meet on Wednesday,. November
29, 2023, 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: 2552 758 7809
Webinar password: Nov292023 (66829202 from phones and video systems)
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 November 29, 2023
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=m779dd4dd7cb3179084dca763e3c5ca86
The meeting is open to the public.
I. CALL TO ORDER
II. ROLL CALL
III. PUBLIC COMMENT
IV. APPROVAL OF MINUTES
Minutes of the September 27, 2023 Regular Meeting
V. DISCUSSION ITEMS
1. Innovative Housing Solutions
Open discussion led by the Chair concerning submitted information from Planning
Commissioners related to innovative housing construction and financing techniques.
VI. STAFF UPDATES
November 29, 2023 Planning Commission Agenda Packet Page 1 of 21
VII. REPORTS OF COMMISSION MEMBERS
VIII. ADJOURNMENT
November 29, 2023 Planning Commission Agenda Packet Page 2 of 21
Minutes of the September 27, 2023
Regular Meeting
November 29, 2023 Planning Commission Agenda Packet Page 3 of 21
MINUTES
PLANNING COMMISSION
Hybrid Meeting – In Person and Virtual
City Council Chambers: 321 E 5th Street, Port Angeles, Washington 98362
September 27, 2023, at 6:00 P.M.
REGULAR MEETING
CALL TO ORDER
Acting Chair Schwab opened the regular meeting at 6:04 P.M.
ROLL CALL
Commissioners Present: Andrew Schwab (Acting Chair)
Richie Ahuja
Tammy Dziadek
Marolee Smith
James Taylor
Colin Young
Commissioners Absent: Benjamin Stanley (Chair) – excused
City Staff Present: Ben Braudrick (Planning Supervisor)
Shannen Cartmel (Deputy Director of Community Services)
Zach Trevino (Associate Planner)
Ethan Walker (Housing Administrator)
Public Present: Laurel Cripe, Skip Hutchinson, Kate Jacobs, Jake Purvis, Steve
Workman, additional unidentified members of the public
PUBLIC COMMENT
Acting Chair Schwab opened the meeting to general public comment.
The following individuals provided comment:
• Kate Jacobs explained that she and her family are residents of Port Angeles and have
experienced short-term rentals (STRs) in their neighborhood. She noted that STRs are
prohibited in her zone but that there are more than one dozen operating in her
neighborhood. She has reported these to the Code Enforcement Division, but no action
has been taken. She is concerned that the vetting process for occupants of STRs is not
thorough enough to ensure safety. She knows the zones in which STRs are prohibited
but does not know of any enforcement actions that have been taken in response to STRs
operating in those zones. She advocated for a requirement that STRs be commercially
zoned. She distributed written comments to staff following her verbal comments.
• Laurel Cripe distributed written comments to staff and the Planning Commission. She
asked to table the discussion of STRs so staff can focus on enforcing existing
regulations. She explained that in 2017 she was told that Code Enforcement capacity
November 29, 2023 Planning Commission Agenda Packet Page 4 of 21
Planning Commission Minutes
September 27, 2023
Page 2
did not exist. She explained that data must be gathered before new regulations are
formulated. She asked why the Planning Commission is talking about regulations
without data from GovOS. She noted that the City does not ban STRs altogether, but
that current regulations must be enforced. Requiring platform compliance should be
added to the code as a process modification. She noted that the City needs to address
this before conducting an outreach process.
• Steve Workman expressed a desire to reiterate what Laurel Cripe stated. He claimed
that lack of enforcement is the reason for the proliferation of STRs. He encouraged the
Commission to talk with City Council to make an effort at enforcing existing City
policy.
• Jake Purvis operates an STR in the City. He volunteered for participating in the
subcommittee that is scheduled to be created. He explained that limiting STRs to high
density neighborhoods is counterproductive because it incentivizes the creation of
single-household dwelling units in high density neighborhoods.
• Stephen Pelayo wants to educate the community about STRs. He noted that there has
been a net decrease in overall hotel capacity and that STRs are integral to the tourism
industry. The City lacks sufficient capacity for lodging. He claimed that the largest
share of lodging tax revenues comes from STRs. An STR is a product that is in demand.
• Steve Workman spoke again with permission of Acting Chair Schwab. He explained
in response to Stephen Pelayo’s comments that metrics do not exist regarding STRs.
Acting Chair Schwab closed the meeting to general public comment.
APPROVAL OF MINUTES
MOTION: Commissioner Smith moved to approve the minutes from the August 9, 2023
regular meeting of the Planning Commission. The motion was seconded by Commissioner
Taylor and passed unanimously (6-0) through a consent vote.
DISCUSSION ITEMS
1. Short-Term Rentals – Public Engagement Plan
Planner Braudrick introduced the item by noting that the City Council directed staff to move
forward with STR data collection and review, reviewing potential regulation updates, and
identifying a way to permit/license STRs. One purpose of the work being conducted by GovOS
is to help with creating a regulatory framework. The proposed Public Outreach Plan is a part
of the larger public engagement plan. Staff is working to develop a standardized engagement
plan that can be used for this and other City initiatives. Staff wants to solicit constructive
feedback on the draft vision, goals, and objectives provided to the Planning Commission.
Planner Braudrick read the vision statement and noted that the goal is to create a conversation.
He proceeded to read the draft goals and objectives, obtaining feedback from the Planning
Commission one goal at a time.
Commissioner Ahuja noted that zoning for STRs already exists, but the existing policy is just
not enforced correctly. He asked why the City should pursue engagement when the existing
regulations are not enforced. Code Enforcement in the City is based on voluntary compliance.
November 29, 2023 Planning Commission Agenda Packet Page 5 of 21
Planning Commission Minutes
September 27, 2023
Page 3
He explained that the most important thing that GovOS is doing is a comprehensive inventory
and analysis process, stating that the public process should occur after the analysis.
Commissioner Ahuja noted that compliance through the STR platform is more efficient than
pursuing compliance by household.
Deputy Director Cartmel responded by noting that here was not a robust public engagement
process when the original STR regulations were adopted.
Commissioner Smith noted that the Pursuing Housing for All process did incorporate
engagement related to STRs. An enforcement officer now exists. She noted that the existing
regulations need to be enforced before additional steps are taken. She explained that companies
like Airbnb and VRBO will take down STRs immediately if the City requests that they do so.
Business licenses do not presently provide an opportunity to monitor STRs. The City needs
data from GovOS before a public engagement conversation occurs. The existing law on the
books is a “dead-letter law” and is more important than new regulations at this point.
Planner Braudrick noted that data is being collected now. Staff is going through a process to
build a plan for public engagement in anticipation of receiving this data. The City is
concurrently conducting an inventory and analysis in preparation for a public process that can
be implemented at any point.
Commissioner Dziadek noted that the City needs to work on enforcement of the current code
before moving forward with engagement.
Commissioner Taylor explained that the issue is the lack of housing. The City needs to start
building housing and it is preferable for the City to form a committee that focuses on getting
units built. A lack of hotel space is one problem. The housing shortage will get fixed by
squabbling over STRs.
Commissioner Young explained that objectives need to be included in the purview addressing
the lack of hotel space in the community. STRs are often owned by local residents, employing
local housecleaners and other labor. STRs affect the entire community and the business side of
things is an important aspect of this matter. Increasing hotel space should be another objective
in the process to regulate STRs.
Vice Chair Schwab noted that staff has merely devised an introduction to the issue of outreach
and the Commission must focus on feedback. The public engagement plan must be data driven.
He noted that the initial goals and objectives are aimed at figuring out how we should proceed,
which addresses the concerns of other Commissioners. Budgeting and restrictions on Code
Enforcement capacity has led to a lack of enforcement historically. Working with the public to
develop a self-sustaining approach does not prescribe answers. He supports the idea of
enforcing current codes while also asking th e public how the City should proceed. The point
of this effort is to reach people who have yet to voice their opinion. He concluded by noting
that all of the Commissioner comments made at the meeting so far fit within the process
outlined in the draft goals and objectives.
After initial remarks by each Planning Commissioner, further discussion of the draft vision,
goals, and objectives ensued.
MOTION: Commissioner Ahuja moved to recommend that the City Council table the
STR public engagement plan development process to give the City time to further analyze
the matter until it is clear whether the current zoning-based STR policies need to be
changed and to ask staff to prioritize platform based enforcement of the existing code
November 29, 2023 Planning Commission Agenda Packet Page 6 of 21
Planning Commission Minutes
September 27, 2023
Page 4
requirements.
The Planning Commission discussed this motion, and it was noted that data collection must be
accounted for before further steps are taken to conduct public engagement. This discussion
resulted in an amended motion.
AMENDED MOTION: Commissioner Ahuja moved to recommend that the City
Council:
1. Table the short-term rental public engagement plan development process to
give the City time to collect more data and further analyze the matter until it
is clear whether the current zoning-based short-term rental policies need to
be changed; and
2. Ask staff to prioritize platform-based enforcement of the existing Port Angeles
Municipal Code requirements.
The motion was seconded by Commissioner Smith and passed (4 -2) through a roll call
vote. Acting Chair Schwab and Commissioner Young voted no.
2. 2025 Periodic Update of the Comprehensive Plan
Planner Braudrick introduced the item, explaining that staff is interested in soliciting input
from the Planning Commission in anticipation of the public outreach effort associated with the
periodic update of the Comprehensive Plan.
The Planning Commission asked questions of staff and provided the following comments in
response to the proposed engagement strategies:
• Surveys in multiple formats need to be incorporated as part of the interactive website
content because surveys can be difficult to receive by paper.
• The difference between a storefront studio and a public workshop was clarified.
• The subcommittee should be more explicitly mentioned in the engagement process.
The subcommittee will be the ambassador during the process for the outreach, so the
outreach plan should specify how specifically the subcommittee will be involved.
The Planning Commission did not make a motion following its review of the anticipated
engagement strategies.
ACTION ITEM
1. Short-Term Rentals – Subcommittee Creation
Vice Chair Schwab noted that this item should be tabled in light of the motion made earlier
in the meeting.
MOTION: Commissioner Taylor moved not to form a short-term rental subcommittee
at this time and to table the item of forming a short-term rental subcommittee until the
Planning Commission feels a subcommittee is necessary, at which time the item will be
revisited.
The motion was seconded by Commissioner Smith and passed unanimously (6-0) through
a roll call vote.
November 29, 2023 Planning Commission Agenda Packet Page 7 of 21
Planning Commission Minutes
September 27, 2023
Page 5
STAFF UPDATES
City staff provided the following updates to the Commission:
• Planner Braudrick announced that Callam County is developing a Strategic Marketing
Plan for the entire North Olympic Peninsula. The planning process has included over 1,300
people providing feedback. The team has conducted outreach at various places. A high
volume of feedback is being received about how the plan is being developed. The
engagement process went well, and plan development continues.
REPORTS FROM COMMISSION MEMBERS
• Commissioner Taylor would like to see an interactive joint meeting between the Planning
Commission and the Utility Advisory Committee.
• Commissioner Taylor stated that there is a contradiction regarding who can serve on
Planning Commission subcommittees, noting that Chair Stanley serves on the Climate
Resiliency Subcommittee.
ADJOURNMENT
Vice Chair Schwab adjourned the meeting at 7:58 P.M.
Zach Trevino, Secretary Andrew Schwab, Acting Chair
MINUTES PREPARED BY: Zach Trevino, Secretary
November 29, 2023 Planning Commission Agenda Packet Page 8 of 21
Discussion Item
Innovative Housing Solutions
November 29, 2023 Planning Commission Agenda Packet Page 9 of 21
Housing Innovation Ideas
by Tammy Dziadek, 11/14/2023
- Pre-approved building plans for various housing types, aligned with the vision for the City of Port
Angeles, including city-sponsored development workshops, with high-quality architectural plans
consistent with corresponding neighborhoods. Please refer to Edward Erfurt’s 10/27/23 Strong Towns
article titled Say Yes to New Housing—Before Anyone Even Asks To Build It at the following link:
https://www.strongtowns.org/journal/2023/10/27/pre-approved-building-plans
-Key insights on affordable housing, from Strong Towns, including the recognition that tax policy and
land use policy at the federal and local levels keep housing prices high; renters and poor people,
unfortunately, lack political power. In light of widespread housing unaffordability, allow incremental
development everywhere and buffer neighborhoods against displacement from cataclysmic money
influxes. For more information, please see the following link:
https://actionlab.strongtowns.org/hc/en-us/articles/5408172901140-Affordable-Housing-Core-Insights
- Alternative housing ideas through an internet search include the following:
https://www.homedit.com/unique-alternative-housing/
Creative ideas in this post include cob houses, earth berms, straw bale homes, hobbit homes, pallet
homes, tree houses, floating homes, yurts, geodesic domes, hemp concrete homes, and discarded glass
bottle homes.
----------
- ProPublica article (idea?), 11/4/2023: Los Angeles Mayor orders residential hotels to be used for
temporary homeless housing. A 2008 city law intended hotels used as primary residencies to be
preserved as safety-net housing, but with little enforcement, some landlords had turned their buildings
into tourist hotels. For more information, please go to the following link:
https://www.propublica.org/article/los-angeles-mayor-orders-residential-hotels-to-be-temporary-
homeless-housing
- Another ProPublica article (food for thought), 11/14/2023, with follow up regarding temporary
housing in Los Angeles hotels, landlord violations, and contracts awarded despite violations. The
article is titled “Residential Hotels Got Contracts Under the Los Angeles Mayor’s Homelessness
Program Despite Violations: A city law sought to prevent low-cost housing from turning into hotels, but
some landlords rented to tourists anyway. That didn’t stop them from receiving city funds for a new
temporary shelter program.” For more information, please visit the following link:
https://www.propublica.org/article/los-angeles-residential-hotels-got-inside-safe-contracts-despite-
violations
----------------------------
- Seth Zeren of Strong Towns, a recovering city planner turned neighborhood developer, advocate, and
educator paraphrases Aldo Leopold, the grandfather of land ecology, regarding land ethics as follows:
“When we narrowly focus on economic self interest, we neglect, and thus eventually eliminate, many
elements from the community that lack commercial value. We assume, falsely, that the economic parts
will function without the uneconomic parts. We then try to pawn all the responsibilities for community
life onto government. But collectively all those non-economic things are too large, too complex, or too
dispersed to be run from a downtown office building.”
See the following link for more detail:
November 29, 2023 Planning Commission Agenda Packet Page 10 of 21
Commissioner Tammy Dziadek
https://www.strongtowns.org/journal/2023/10/30/landlords-are-the-localest-branch-of-local-
government?apcid=00633bcd758ddefdb3931800&utm_source=incrementalhousing
- More thoughts from Seth Zeren, a Strong Towns founder, and Aldo Leopold, the grandfather of land
ecology:
“If land is mere property, our relationship to it “strictly economic, entailing privileges, but not
obligations,” then if it is profitable for a human to clear-cut a plot or farm it into dust, what can we say
against it? But if we have ethical obligations to be members and citizens of the land-community, we
can forge what we would now call a “sustainable” relationship, maintaining the fertility of the land, the
health of the ecosystem, and the prosperity of the humans living within the land community.”
See the following link for more detail:
https://buildthenextrightthing.substack.com/p/a-sand-county-almanac
Also from above article, again paraphrasing Leopold, “decent land use is not solely an economic
problem… A thing is right when it tends to preserve and enhance the prosperity, resilience, and beauty
of the urban community. By maximizing delight per square foot, I also maximize investor and
community returns over the long term.”
-------------------
Compact development, with everything needed for life accessible on foot within a reasonable amount
of time, typically delights the senses. For more information, please see the Strong Towns article at the
following link:
https://www.strongtowns.org/journal/2021/7/20/delight-per-acre
The article has some terrific ideas for compact development, which have, prior to the automobile, been
done out of necessity. Here’s a quote from the article, “A universal feature of the traditional
development pattern across cultures is the often-brilliant use of very small spaces.”
------------------------
- According to Daniel Herriges, Editor-in-Chief for Strong Towns, “the only ultimate long-term source
of housing affordability is to have housing be in abundant supply. This can be achieved through the
private or public sector or both. Subsidy can be involved.” Furthermore, Mr. Herriges states, “as far as
rent control is concerned, it’s best viewed as a short-term protection against being priced out of one’s
own home, not a scalable affordability policy or any kind of substitute for housing abundance.” For
details and explanation, please refer directly to the article at the following link:
https://www.strongtowns.org/journal/2023/11/1/rent-control-is-an-anti-displacement-policy-not-an-
affordability-policy?apcid=00633bcd758ddefdb3931800&utm_campaign=231107-
digest&utm_content=231107-digest&utm_medium=email&utm_source=ortto
- Strong Towns Editor-in-Chief Daniel Herriges recommends “unleashing the swarm” of semi-amateur
developers 10-100 times larger than its current state, allowing the “potential for 10 to 100 times more
small projects that are neighborhood-enriching and fill gaps: the vacant lot infill project, the historic
building renovation, the duplex or fourplex conversion, the corner store or ACU, and so on.” For more
details, please review the following article:
https://www.strongtowns.org/journal/2021/2/3/unleash-the-swarm
*** As an aside, I have a copy of the 53-page, 3,643 kilobyte 2021 electronic book about this topic by
Herriges titled Unleash the Swarm, which I can share with you as an attachment, at your request. ***
- Research from the Seattle University School of Law advocates permanent supportive housing (PSH)
offering, but not mandating, supportive services. According the the research, “Once housed, people
November 29, 2023 Planning Commission Agenda Packet Page 11 of 21
Commissioner Tammy Dziadek
formerly experiencing chronic homelessness can then improve their physical and mental health,
address substance use, and seek education or employment. Research shows that PSH results in better
housing stability than housing interventions that require sobriety or treatment compliance. Further, PSH
is associated with better outcomes related to quality of life, emergency services, physical and
psychiatric hospitalizations, and substance use.” For details and more information, please read the full
report at the following link:
https://papers.ssrn.com/sol3/papers.cfm?abstract_id=3419187
November 29, 2023 Planning Commission Agenda Packet Page 12 of 21
Commissioner Tammy Dziadek
11/17/23, 11:40 AM Innovative housing - Zach Trevino - Outlook
about:blank 1/6
Innovative housing
Marolee Smith <MDsmith@cityofpa.us>
Tue 11/14/2023 1:55 PM
To: Ben Braudrick <Bbraudri@cityofpa.us>
Cc: Zach Trevino <Ztrevino@cityofpa.us>; Shannen Cartmel <Scartmel@cityofpa.us>; Ethan Walker <Ewalker@cityofpa.us>
Innova ve Housing... some comments:
Clearly, Innova ve Housing needs to begin with zoning – to allow development of housing projects. I think we’ve
really addressed many of the obvious things, so far.
Goals:
Increase housing supply – a variety, not just low-income.
Promote affordability – smaller and more diverse home sizes, and mixes of incomes.
Promote high-quality design.
Flexible site and design standards compa ble with exis ng housing
Support of innova ve housing in all zoning areas.
Streamline permi ng processes.
Reduce, or eliminate permi ng fees.
Create an ombudsman to help builders navigate funding, zoning, permi ng, etc.
Reduce impact fees
Storm water/u lity fees should be based on the actual an cipated usage, or on a per unit
basis, whichever is less.
Allow a limited number of innova ve housing projects – un l zoning changes are made
Evaluate how well projects achieve the goals set out.
Codify this into the Comprehensive Plan.
Lack of Choices
I am amazed by the op ons other countries have with advanced modular homes – pre-fab, etc. Sweden and
Germany have. There are large, offsite manufacturing close to resources (such as mber) that (for Sweden)
supplies over 80% of the country’s overall housing market. These are not “modular ” designs” like we think of
(double wide, single wide) but actual detached homes, with prefabricated elements, and large apartment projects
customizable and designed for maximum efficiency. The largest modular home manufacturer, Lindbäcks Bygg, has
revolu onized the slow moving construc on industry , with poten al to have success abroad. They can produce
more than 25,000 square feet of turnkey housing PER WEEK. That is 28 average-sized New York City apartments
every week., 1,500 apartments a year – from a single plant.
(h ps://archi zer.com/blog/inspira on/industry/swedish-modular-housing /)
We have the mber; we have the labor force. This would be phenomenal for Clallam County, if we could only
think bigger.
Germany has several building factories and the house are excep onal. They don’t like prefab. They are
customizable.
h ps://www.hanse-haus.de/en/
h ps://www.huf-haus.com/en-uk/
h ps://villeninhaus.de/en/
h ps://www.karmod.eu/blog /german-prefabricated-houses/
h ps://housepeak.de/
November 29, 2023 Planning Commission Agenda Packet Page 13 of 21
Commissioner Marolee Smith
11/17/23, 11:40 AM Innovative housing - Zach Trevino - Outlook
about:blank 2/6
Container Homes
Winthrop WA has Joel Egan and Cargotecture (h ps://cargotecture.com/) Which is something that we could
embrace. He uses steel intermodal shipping containers. Very Trendy. Very cool. Quick.
We need to change zoning to allow an ISC building as an ADU or as a building/apartment/retail
establishment.
The waterfront property that is currently vacant (Adian Shores?) would be an excep onal loca on
to create a Cargo Container showplace.
Cargo containers are lying around harbors all over the world, rus ng away. A good ar cle on the structural
aspects: h ps://www.structuremag.org/?p=22699
And, another: h ps://theconstructor.org/construc on/project/ibc-2021-for-shipping-container-building-
construc on/562129/
They make a rac ve buildings.
h ps://www.housebeau ful.com/lifestyle/g30272790/shipping-containers/
h ps://www.dezeen.com/2021/12/03/shipping-container-architecture-buildings/
h ps://blog.boxxport.com/shipping-container-home/
h ps://discoverdesign.org/challenges/design-container-house-0
h ps://www.structuremag.org /?p=16263
Port Angeles could be a leader on the West Coast of intermodal building components.
What do we need to do as a city to encourage this?
Funding
No discussion of INNOVATIVE housing would be complete without a discussion of financing op ons.
Port Angeles has an opportunity to create housing bonds.
Municipal bonds are bonds issued by ci es, coun es, states and other government en es, usually to finance
specific projects — such as building a bridge, refurbishing a school, upgrading a sewer system, etc. Municipal
bonds are considered less risky than corporate bonds, but carry a li le more risk than bonds issued by the federal
government.
Basic defini on: h ps://www.investopedia.com/terms/h/housing-authority-bonds.asp
Municipal bonds also typically receive favorable tax treatment, which can be a key reason to use them. Interest
earned on municipal bonds is o en (though not always) free of federal income tax and may also be free from state
or city income taxes for residents of those municipali es.
If offered to the people of Port Angeles, then Clallam County, (and THEN opened to the general market for bonds -
- usually the ultra-wealthy and/or large corporate investors) we would allow local people to invest in our
community, in a tax-exempt investment (something rarely available to the common man). It would encourage
construc on of housing for lower-income, first- me home buyers, or finance apartment buildings with affordable
rents. Historically bonds have been used to fund government projects by individuals. (The Civil War was financed
by bonds.)
There is some government oversight, of course, as always.
“Each state’s annual issuance of Housing Bonds is capped based on popula on, with a minimum authority
amount for small states. MRB mortgages are restricted to first- me homebuyers who earn no more than
the area median income (AMI). Larger families can earn up to 115 percent of AMI. In 2022, state HFAsNovember 29, 2023 Planning Commission Agenda Packet Page 14 of 21
Commissioner Marolee Smith
11/17/23, 11:40 AM Innovative housing - Zach Trevino - Outlook
about:blank 3/6
provided MRB mortgages to families with an average income of $59,465, just 80 percent of the na onal
median income. The price of a home purchased with an MRB mortgage is limited to 90 percent of the
average area purchase price. MRB loans can also be used to help working families finance cri cal home
repairs or energy efficiency upgrades.
HFAs also use their MRB authority to issue Mortgage Credit Cer ficates (MCCs), which provide a
nonrefundable federal income tax credit for part of the mortgage interest qualified homebuyers pay each
year. State HFAs have used MCCs to provide cri cal tax relief to 398,000 families.
Mul family housing bond developments must set aside at least 40 percent of their apartments for families
with incomes of 60 percent of AMI or less, or 20 percent for families with incomes of 50 percent of AMI or
less. In 2022 alone, HFAs financed the development of more than 59,000 affordable apartments through
bonds.” (source: h ps://www.ncsha.org /advocacy-issues/housing-bonds/)
Washington State’s Department of Commerce Bond Cap Alloca on Program The program authorizes the issuance
of bonds under the federal bond volume cap but does not directly fund or finance projects. Funds used for
projects receiving permission to issue tax-exempt private ac vity bonds come from private investors who
purchase the bonds, not from governmental en es. A private or government en ty submits a request for bond
financing to a bond issuing authority. The issuing authority
assesses the financing op ons. If the project qualifies for tax-exempt private ac vity bonds, the issuing authority
submits an applica on to the Bond Cap Program. Generally, the issuer will only submit the request a er all other
financing is in place, the project is at an advanced stage of readiness, and they are confident the bonds will be
sold. The Bond Cap Program reviews the applica on and, if it approves the project, awards a Cer ficate of
Alloca on to the issuing authority. The cer ficate allows the issuing authority to issue the tax-exempt bonds. The
bonds must be issued by the deadline stated in the cer ficate, generally no later than December 15 of the same
year. (source: h ps://www.commerce.wa.gov/about-us/research-services/bond-cap-alloca on-program/)
Mortgage Revenue Bonds. Proceeds from MRBs finance below-market rate mortgages to
support the purchase of single-family homes. By lowering mortgage interest rates, MRBs make
homeownership affordable for families who would not be able to qualify for market rate loans. HFAs o en
combine MRBs with down payment assistance that allows home purchases by families and individuals
who would not otherwise be able to buy homes. Congress limits MRB mortgages to first me
homebuyers who earn no more than the greater of area or statewide median income in most areas, and
up to 140% of the applicable median income in targeted areas. Families of three or more in non- targeted
areas can earn up to 115% of the greater of area or statewide median income. (source:
h ps://nlihc.org/sites/default/files/AG-2018/Ch05-S06_Housing-Bonds_2018.pdf)
The Na onal Council of State Housing Agencies offer guidance and a toolkit. (h ps://www.ncsha.org/about-
us/about-hfas/hfa1-affordable-homeownership-lender-toolkit/)
Washington Department of Commerce has a HOME Rental Development Program – which is a HUD
housing block grant. (I do not think we ARE a HOME par cipa ng jurisdic on, are we? We should be.)
(source: h ps://www.commerce.wa.gov/building-infrastructure/housing/housing-trust-fund/home-
program/ )
THE PROBLEM with all the restric ons is that we need to BUILD some “non-profit organiza ons/housing
authori es/local government” en es which can access these funds. The current housing assistance groups in
Clallam County are not focused on building housing for first me home buyers. (With the excep on of Habitat). It
would be nice if we could get a coali on of local builders to create a non-profit organiza on/housing authority.
This is an educa onal need: how to manage to maneuver through all the requirements, and paperwork is the
frustra ng part.
These things will not create themselves – unless there is a financial incen ve (building homes?) which there is,
and educa on/knowledge. The trial-and-error of crea ng an en ty that would keyhole into the crazy needs of
November 29, 2023 Planning Commission Agenda Packet Page 15 of 21
Commissioner Marolee Smith
11/17/23, 11:40 AM Innovative housing - Zach Trevino - Outlook
about:blank 4/6
government agencies is really the daun ng issue here. While there MAY BE a coali on of builders who would like
to join forces and create a non-profit/housing authority, and to have help to apply to these vary funds.
Local governments cannot rely on interested groups to figure out the ridiculous rules and “gotchas” involved in
applying for funds, and/or how to par cipate. Local government needs to give more direc on to the exis ng
housing authority.
We need to HELP the local builders and people who want to purchase homes.
There has been a split between what the government knows and requires, and what any business owner knows.
It ’s nearly impossible to figure out what to do. If Port Angeles could translate, and simplify the processes – every
aspect, and put instruc ons into plain language (not the stuff that I keep reading – such as the very difficult to
understand email in October from Ethan Walker -- which I read several mes, and s ll couldn’t explain it to
anyone). It’s a perfect case of “government lingo” that y ’all understand, but it is spy code for anyone else. We
need more plain language EVERYTHING at the city level. It ’s difficult to ascertain what is meant, and what steps
come first… or even intent.
We need an ombudsman for housing. (It would be very nice to have all this stuff translated into plain English.)
For a wanna-be homeowner…. there are en rely too many different agencies that have “the answer ” while none
are the full answer. Some, like the Washington State Housing Finance Commission, have two first- me
homebuyer mortgage programs (Home Advantage and House Key Opportunity) but, there is a required 5-hour
home buyer educa on course, and other requirements. There is supposedly downpayment assistance – but few
qualify, and the amount averages $10k, which is not going to go far enough towards any home purchase at today ’s
prices. There are various veteran’s programs, which are all confusing as hell. There are ZERO home building loans
to individuals.
I wouldn’t want to try and buy a house, much less build one.
h ps://www.commerce.wa.gov/building-infrastructure/housing/housing-trust-fund/applying-to-the-
housing-trust-fund/
h ps://www.hudexchange.info/resource/2333/24-cfr-part-92-home-investment-partnerships-program-
final-rule/
h ps://www.wshfc.org /buyers/index.htm
h ps://www.habitatclallam.org /programs/new-construc on/
h ps://www. a.com/ a-grants?state=WA
h ps://www.hud.gov/states/washington/homeownership/buyingprgms
Summary
Right now – housing costs are one huge $$ item, but funding is the real issue, especially so with interest rates at
8+% . Unless we can find novel approaches to funding (not just government money, not just grants) we’re not
going to be building what needs to be built, even with reduced fee waivers, etc. WE have the Peninsula Housing
Authority – which has the last PRESS RELEASE on Mutual Self-Help Home Building nearly 3 years ago (November
22, 2020). It appears they mostly deal with Sec on 8 housing, waitlists, and have apartment buildings. They are
described as a “special purpose government agency providing long-term RENTAL housing ”. I read lots of pre y
ar cles, but I don’t see that what is promised is what is delivered. Seems that most of these programs ran out of
steam a decade ago. November 29, 2023 Planning Commission Agenda Packet Page 16 of 21
Commissioner Marolee Smith
11/17/23, 11:40 AM Innovative housing - Zach Trevino - Outlook
about:blank 5/6
(example: h ps://www.huduser.gov/portal/pdredge/pdr_edge_inprac ce_102113.html)
To INNOVATE we must come up with some new, novel solu ons.
Find ways to connect home builders with bonds, grants, loans
Streamline the processes – in plain English, with a flowchart?
Help builders to create non-profits, housing authori es, etc.
Get our local housing authority mo vated, or create new ones
Builders want to build – make this all easier on them.
Streamline permi ng
Waive fees (but make it in plain English, and limit the rules
Incen vize building on empty lots/encourage partnerships
Help builders to find financing.
Help buyers to find financing.
Support S.1805 Affordable Housing Bond Enhancement Act
(h ps://www.taxnotes.com/research/federal/legisla ve-documents/proposed-legisla on/s.-1805-
--affordable-housing-bond-enhancement-act/7gvbm)
Help H.R. 8184 pass (h ps://www.govtrack.us/congress/bills/117/hr8184)
Create avenues to apply for the Washington Bond Alloca on program
(h ps://www.commerce.wa.gov/about-us/research-services/bond-cap-alloca on-program/)
From: Ben Braudrick <Bbraudri@cityofpa.us>
Sent: Friday, November 3, 2023 8:55 AM
Cc: Zach Trevino <Ztrevino@cityofpa.us>; Shannen Cartmel <Scartmel@cityofpa.us>; Ethan Walker
<Ewalker@cityofpa.us>
Subject: Planning Commission Mee ng Cancela ons and Special Mee ng
Commissioners:
Next week’s regular mee ng is cancelled due to a mee ng venue conflict. The first City Council mee ng in
November falls on an elec on night. Per the Port Angeles Municipal Code, the regular City Council mee ng will be
held on the Wednesday following elec on night, Wednesday, November 8, 2023 star ng at 6:00 p.m. This
situa on can only happen when the first day of the month is a Wednesday and the first and second Tuesday and
Wednesday occur on the same week. It ’s a perfect storm. The following weeks we have employees out of office,
and our regular mee ng the week a er is the day before Thanksgiving. November can be a hard month due to a
number of factors.
We are planning to hold a special November mee ng on the 29th. This mee ng will be a discussion on innova ve
housing construc on. The Chair and staff have been discussing some different op ons and we’d like to invite the
Port Angeles Associa on of Realtors and the North Peninsula Builders Associa on to a end and listen to the
discussion. Your homework assignment –if you choose to accept it –is to provide staff with any informa on you
may have on housing innova on by November 15th to be placed in the packet prior to the discussion.
This informa on can be a website link, brochure, periodical, or peer reviewed literature. Staff will be including
some of their own findings as well. There’s a lot out there to explore!
Lastly, the Chair has asked me to provide a detailed explana on as to why staff has canceled mee ngs this fall. I
will prepare to answer that ques on in great detail during my staff report on the November 29th agenda.
November 29, 2023 Planning Commission Agenda Packet Page 17 of 21
Commissioner Marolee Smith
Successful infill is not a spectator sport and infill by osmosis accomplishes
nothing. This is a discussion of vision, communication and infill. This vision
is one of property, capital, developers, labor and government, all pulling
together their efforts to build needed housing. The vision of how this can be
accomplished has been lacking conversation. Our city governance needs to
work on communication, both speaking and listening.
Clallam county is in the middle of a housing crisis. In a county where only
260 building permits were issued in 2022, (BIAW) states a current need of
2935 housing units. Washington State Department of Commerce identifies a
need of 5847 units by 2044. City governance’s response to this challenge
has been to assault the tourist industry (STRs), raise fees on building
permits and to keep land within the urban growth boundary undevelopable.
Meanwhile, as per a recent city council meeting, 6 new infill building permits
are viewed as a success.
Digging through Section 17 of our municipal code, infill is only designated in
R7 zoning. The code does mention an infill map, yet I have not been able to
find said map. Contributing to the city’s vision of what infill in our community
looks like as not being readily available.
I can cite several instances where our infill objectives have missed
opportunities. The first one that comes to mind is the old Serenity House on
1st Street, caddy corner from Swans. Remodeling of this building sat in
permitting for 2 years. The developer had intended on providing 12
Apartments. Yet after 2 years of haggling the developer gave up and fell
back to the original eight apartment configuration. One of the big holdups
was the configuration of parking, where the city wanted the developer to
install a tree in the parking lot. Yes that is correct, this project was impeded
by the demand from the city to install a shrubbery. This project could already
November 29, 2023 Planning Commission Agenda Packet Page 18 of 21
Commissioner James Taylor
have been completed if a true infill model had been acceptable. The one
positive I did receive from the developer was, “Port Angeles isn’t the worst
jurisdiction to deal with.”
A second missed opportunity Is across 101 from Harbor Freight where a
developer removed low-cost housing and built a Starbucks drive-thru, the
exact opposite of our Infill goals. Now I don't blame the city for this loss of
housing but perhaps our building codes should be modified to include no
loss of housing language.
Future lost opportunities are just around the corner. The Red Lion property
on North Lincoln Street represents the best location in our downtown for five
story development, as it is off the highway with restaurants, the pier and the
wharf at the ready. Has anyone approached Red Lion, or are we content
with repaving a parking lot?
Peninsula Behavioral Health intends to tear down their building at second
and Oak Street and build a three-story facility. yet they own the same size
parcel behind their 8th Street Property. Building their new facility at their 8th
St property would save our community a large waterview building with its
immediate access to the ramp. It could be remodeled for apartments or
condos or even beleaguered STRs.
The new Marine Center planned for Front Street is an absolutely beautiful
building, but could it not also include housing that takes advantage of its
spectacular Waterfront location?
On the communication front, has the city been in conversation with LISA
DELGUZZI LV TRUST about possible development of their first street
November 29, 2023 Planning Commission Agenda Packet Page 19 of 21
Commissioner James Taylor
property? This 31,000 FT Property Is in walking distance to the hospital and
would be suitable for a 5-story condo/apartment building.
After several city council meetings, Mike Doherty has brought up the topic of
Lincoln School as being a perfect infill development location, In fact it could
be the centerpiece of C St commercial district. I have since driven past this
location on several occasions and feel this is the perfect location where the
old Lincoln School could be developed into a commercial property with infill
housing on the south side and possibly west side. The north side could be
developed into a public park.
On the zoning front, we have too many zones, some are almost identical,
except for a few feet of setback or a few square feet of open space. R9 is of
particular grievance as it is nothing more than R7 but requires larger lot
sizes. On the commercial side there are 5 different zoning types.
People want to live in houses. Individual houses allow for home ownership.
All of these infill ideas place people into rentals or condos with high HOAs.
Individual houses allow for people to express themselves with their yards
and gardens. Yet our city has raised sub plat costs by a factor of 10. West
PA is closer to the industrial jobs and thus less driving to and from work
rather than more. Making small lots available, even with requiring ADUs
would make home building available for people who want to own their own
homes. As it stands, people are building out in the county contributing to
sprawl and groundwater pollution.
There is continued talk of pre approved housing plans, but I have yet to see
them.
November 29, 2023 Planning Commission Agenda Packet Page 20 of 21
Commissioner James Taylor
1
Zach Trevino
From:Colin Young
Sent:Tuesday, November 14, 2023 2:30 PM
To:Ben Braudrick
Cc:Zach Trevino; Shannen Cartmel; Ethan Walker
Subject:Re: Planning Commission Meeting Cancelations and Special Meeting
Hi,
Incremental construction looks interesting. Especially in lower income communities.
https://www.holcimfoundation.org/projects/incremental-construction
https://web.mit.edu/incrementalhousing/articlesPhotographs/pdfs/PagesMondayMag.pdf
From: Ben Braudrick <Bbraudri@cityofpa.us>
Sent: Friday, November 3, 2023 8:55 AM
Cc: Zach Trevino <Ztrevino@cityofpa.us>; Shannen Cartmel <Scartmel@cityofpa.us>; Ethan Walker
<Ewalker@cityofpa.us>
Subject: Planning Commission Meeting Cancelations and Special Meeting
Commissioners:
Next week’s regular meeting is cancelled due to a meeting venue conflict. The first City Council meeting in November
falls on an election night. Per the Port Angeles Municipal Code, the regular City Council meeting will be held on the
Wednesday following election night, Wednesday, November 8, 2023 starting at 6:00 p.m. This situation can only happen
when the first day of the month is a Wednesday and the first and second Tuesday and Wednesday occur on the same
week. It’s a perfect storm. The following weeks we have employees out of office, and our regular meeting the week after
is the day before Thanksgiving. November can be a hard month due to a number of factors.
We are planning to hold a special November meeting on the 29th. This meeting will be a discussion on innovative housing
construction. The Chair and staff have been discussing some different options and we’d like to invite the Port Angeles
Association of Realtors and the North Peninsula Builders Association to attend and listen to the discussion. Your
homework assignment–if you choose to accept it–is to provide staff with any information you may have on housing
innovation by November 15th to be placed in the packet prior to the discussion.
This information can be a website link, brochure, periodical, or peer reviewed literature. Staff will be including some of
their own findings as well. There’s a lot out there to explore!
Lastly, the Chair has asked me to provide a detailed explanation as to why staff has canceled meetings this fall. I will
prepare to answer that question in great detail during my staff report on the November 29th agenda.
Please provide your contributions to housing innovation by November 15th, and if I don’t see you before, have a great
Thanksgiving!
Ben Braudrick, AICP
Pronouns: he/him
Planning Supervisor | City of Port Angeles
Community & Economic Development
November 29, 2023 Planning Commission Agenda Packet Page 21 of 21
Commissioner Colin Young