[{"_1":2,"_99":-5,"_100":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",5975347,"mediaKeyId","5843093-c911b1a9974a5f7c9e29ac327a95a92d","parentId",5843093,"title","Council questions form-based code progress, UGA swap, waterfront zoning and program priorities","audioSeconds",1258,"startMs",3880000,"endMs",5138000,"viewUrl","/Search/View?dp=1&key=5843093-c911b1a9974a5f7c9e29ac327a95a92d&start=3880&end=5138","thumbnailUrl","https://assets.pipeline.soar.com/5843093-c911b1a9974a5f7c9e29ac327a95a92d/thumbnail_3880000.jpg","articleUrl","/articles/5975347/Port-Angeles/Clallam-County/Washington/Council-questions-form-based-code-progress-UGA-swap-waterfront-zoning-and-program-priorities","mediaUrl","https://secure.pipeline.soar.com/5975347-4a43118a7ec4641389c58113d05d75a5/orig.mp4?Expires=1775797235&Signature=CQOP8XGQTCXEIKD28yB5QL1a7WC5sf00DP3vMthEX9bycURPJrWuYm9hBldU8PWoma9kwGv4pSRmCWZ8bEvMjJKTlKhuML~PulLiTJlhJMIb1mXvfHIxSiVASDgBApKbbbY5EurhZRaKKgTBvWGwxhaSoMYFZAgle4lUGNZWAL86e3fEjAGLC0WmR33~SeH8UXUx5VOeOB5wEkfkoBzEudwZ6UfU0lO~ojav3J4uRf14gBupHG9vB3hAh8BC9F0jHc21wcP6gCAyta3j3deXaTdMOHRGYZll2pAfsjUeWGIiz6pdXvsavcj-1kDzYP8-UjCEVOHWn0DAAetnjlWmeg__&Key-Pair-Id=KUT5TJCACFTXG","author","Port Angeles City, WA","date","2025-09-24T02:10:06Z","article","Port Angeles councilmembers used a Sept. 23 work session to press staff on major implementation priorities and underlying policy choices in the comprehensive plan update, with recurring themes: the pace and form of a transition to form-based code, justification for a proposed UGA swap and expanded Western UGA, waterfront and Rainier Mill site zoning, and near-term housing program priorities such as blighted-property remediation, weatherization outreach and permit-ready plans.

Several councilmembers said they expect a clearer timeline toward form-based code. \"When did we say move to form-based code? 2018, 2019?\" Councilmember Lindsay said, noting a prior council motion and asking what additional direction the council could give. Planning Supervisor Broderick and staff replied that the draft plan is intended to enable a transition to form-based standards but that a full form-based code transition by district would be a multi-year, resource-intensive undertaking; staff characterized the current draft as moving toward fewer, broader zones to facilitate an eventual shift. \"A form-based code by individual district is a major, major investment that goes down to design detail,\" a staff member said.

Councilmembers also questioned the proposed Western UGA swap and expansion. Councilmember Dexter and others asked why the city is considering a swap that would reallocate acreage into the Western UGA where councilmembers said infrastructure and utility capacity are uncertain and some parcels may not be served by city utilities. Staff said a swap can reallocate underused UGA land to areas with better development potential and that the swap approach preserves overall UGA acreage as required by statute.

Waterfront and Rainier Mill site zoning drew concern. Multiple councilmembers asked whether industrial designations along the shoreline are appropriate for long-term waterfront planning and whether labeling Rainier Mill as mixed use could affect cleanup obligations and public access. \"I'm concerned that if we have it as mixed use, then there's pushback from [Department of Ecology],\" a councilmember said, urging clarity on cleanup and redevelopment responsibilities.

On near-term implementation priorities, councilmembers repeatedly identified blighted property reduction, expansion and better promotion of the fee-waiver program, homelessness navigation and permit-ready plans. Councilmember Drew flagged permit-ready plans as promising but said builders report the plans currently are not cost-competitive; other councilmembers advocated for prioritizing manufactured and modular construction to reduce costs. Several councilmembers pressed for more proactive weatherization outreach to reach households with the largest winter bill increases rather than rely on voluntary signups.

Ending: Council members asked staff for follow-up details on infrastructure capacity in the Western UGA, more outreach and clearer KPIs (performance indicators) on plan outcomes, and for a schedule to move toward form-based code if council wants a faster timeline. Staff said they will take questions and follow-ups through department leads and invited councilmembers to submit items to the planning staff contact identified during the presentation.","mediaType","Video","parentTitle","City of Port Angeles - City Council Work Session @ 5 PM PST 09/23/2025","oneSentenceSummary","Port Angeles councilmembers pressed staff on whether the plan advances a form-based code, questioned the proposed Western UGA swap and waterfront industrial designations, and highlighted priorities including blight reduction, weatherization outreach and permit-ready plan affordability.","taxTitle","Port Angeles, Clallam County, Washington","taxId",54310,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},5975352,"Port Angeles details housing action plan: pipeline pilot, co-living, expanded fee waivers and MFTE changes",275,3178000,3453000,"/Search/View?dp=1&key=5843093-c911b1a9974a5f7c9e29ac327a95a92d&start=3178&end=3453","https://assets.pipeline.soar.com/5843093-c911b1a9974a5f7c9e29ac327a95a92d/thumbnail_3178000.jpg","/articles/5975352/Port-Angeles/Clallam-County/Washington/Port-Angeles-details-housing-action-plan-pipeline-pilot-co-living-expanded-fee-waivers-and-MFTE-changes","https://secure.pipeline.soar.com/5975352-d874bc79e4cb9e2524cffb6602addfc7/orig.mp4?Expires=1775797235&Signature=od6m-~DoyCWFcFuv750GyCvHFFhCKG6veEUI0aXSWmGzYHqcmpQyEXVq2dn58Hv~NlisiNaeqUsOmR0A90ROs9Glwat05kU8Kmc9x6153~JPOKj8yOP3qMW9gxLW8AWMBq51mT18mnRhAZ~U4zUxHrYlgkXHs3DZU9usc~dF-aam6l6jPNwN8ZiSBYqw0TpdZzZvkezTCzOfw4japp2auebBsreTY6LANo~8uKw8lSm5JkawFif2Dd4~ieyQZb~MOi74M04giHl8fIV3fBbyBacyGz3oFFyOYrr8aOAfbAXUWNCNVZglzJ5rsK7qyAOSZnjRWX-qqb2TxBoubn4HEA__&Key-Pair-Id=KUT5TJCACFTXG","City staff outlined a multi-pronged housing action plan update on Sept. 23 that pairs policy changes with demonstration projects and program expansions aimed at increasing attainable housing in Port Angeles.

Jalen Bawato, the city's housing administrator, described the centerpiece as a housing pipeline pilot at 935 West Tenth Street. The city purchased the site earlier in 2024; staff said the city will do pre-development and design work for a mixed-use, multifamily building with ground-floor retail and a portion of affordable units, and will prepare a request for qualifications for design professionals and a contract with the Washington State Department of Commerce to secure housing trust funds. \"The housing pipeline project is a demonstration project designed to encourage density and create a commercially oriented corridor along C Street,\" the housing administrator said.

The presentation listed 10 proposed tasks for the next decade. Key items include:
- Co-living: staff said the Legislature mandated co-living definitions in RCW 36.70A.535 and the city intends to adopt municipal code revisions by year-end; a council hearing was scheduled for a Title 17 public hearing tomorrow and council action planned for Oct. 21.
- Fee-waiver program: staff said the program has waived about $480,000 in review and permitting fees since 2024 and credited the waivers with facilitating: two single-family homes, 17 duplexes, 16 ADUs, 12 tiny homes for transitional housing, one townhouse development and a 36-unit apartment building. City staff said they plan to better promote the program and integrate the application into the new permitting system.
- Multifamily Property Tax Exemption (MFTE): staff noted House Bill 1494 expands guidance and a new 20-year MFTE option that could reduce administrative burdens; the city currently offers 8- and 12-year exemptions.
- Permit-ready plan library and contractor training: staff proposed a library of prefabricated or modular plan sets and workshops with the North Peninsula Builders Association and Peninsula College to train multifamily builders and vendors.
- Homelessness navigator and blight reduction: staff proposed hiring a homelessness navigator to coordinate services and a staff-driven blighted property list and redevelopment incentives.

Staff also summarized housing conditions from the housing needs assessment: about half of households in the city were classified as low income (68% of renters), about 38% of households are cost-burdened (spending more than 30% of income on housing/utilities), the city had just under 10,000 housing units in 2022 with roughly 75% single-unit buildings, 9.4% middle housing and 15% multifamily, average rent of about $1,118 per month and an average home price near $452,000. Staff said the city must zone to accommodate roughly 1,970 homes by 2045 and close low-income capacity gaps consistent with state income band targets.

Ending: Staff asked council to prioritize tasks; councilmembers later identified top priorities including blighted property reduction, fee waivers, homelessness navigation and permit-ready plans. The council discussion also centered on whether permit-ready plans are cost-effective for builders and the need to better market and possibly lower construction costs for plan use.","City staff presented a 2025 Housing Action Plan update with a housing pipeline pilot at 935 W. 10th St., expanded fee-waiver results, proposed co-living code updates and potential changes to the multifamily property tax exemption policy and other implementation tasks.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},5975358,"Port Angeles releases second-draft comprehensive plan, opens public comment on EIS and citywide rezone",1616,2110000,3726000,"/Search/View?dp=1&key=5843093-c911b1a9974a5f7c9e29ac327a95a92d&start=2110&end=3726","https://assets.pipeline.soar.com/5843093-c911b1a9974a5f7c9e29ac327a95a92d/thumbnail_2110000.jpg","/articles/5975358/Port-Angeles/Clallam-County/Washington/Port-Angeles-releases-second-draft-comprehensive-plan-opens-public-comment-on-EIS-and-citywide-rezone","https://secure.pipeline.soar.com/5975358-e1fd4c01f7f7819e21e7cee5769df4be/orig.mp4?Expires=1775797235&Signature=KSoLsfAY3Pv5m2Ctxp3Nw4RrDRQ5PM--q~mq27H9xrzSgm~B3D7EpE7XtKCm85eeZZTRD20II5GSiriZXjPPgnJMKsu7vY4bCOU3J-EtLwruIVp5D1y8AGkJcQu~0oZKyrUhTKtM-ghVN70cu22mbu-FInGE1XY3Z6ImZXxGg-dhhlYZ7iFXumAXiv63ee1jOcCiRYd-6-X~qqsGRBw-9beZh78VemKD4y4ia0ak0~1wMn2uGE8DU8LxsYJFYtyIMSaPttLWk4BQ9BQ8zkoshZDkDCzoZf5vkEtJ-OhfOczF7CE7Uaunb9fVyEEzAd6c~rO4n70D7iSUpWHZQQ8BaQ__&Key-Pair-Id=KUT5TJCACFTXG","Port Angeles staff on Sept. 23 presented a second draft of the city’s periodic comprehensive plan update and launched public notice for related actions, including a draft environmental impact statement and a proposed citywide rezone. The public comment period for the draft EIS began Sept. 18 and runs through Oct. 18, with a planning commission hearing on EIS alternatives set for Oct. 1 and additional public hearings for the other planning actions scheduled for Oct. 22. City staff said the Department of Commerce requires adoption of updated documents by Dec. 31, 2025; staff are targeting a city council first reading in mid-November and possible adoption by Dec. 16.

The plan update addresses a 20-year horizon and several linked actions: updating the future land use map, completing a citywide rezone to demonstrate capacity to the Washington State Department of Commerce, preparing an updated EIS for the periodic update, and pursuing a potential urban growth area (UGA) swap with Clallam County. \"We are currently in a public comment period for an update to the environmental impact statement associated with the periodic update,\" said a staff presenter. The draft EIS includes three alternatives: no-action, dispersed growth and centralized (focused) growth; staff will select a preferred alternative after the comment period and issue a final EIS within 60 days of the close of comments.

Staff described the needed growth target that underpins the update: using the 2020 Census, state population projections and Clallam County land-capacity work, Port Angeles must accommodate roughly 3,150 new residents by 2045 — a baseline that staff equated to about 1,970–2,000 new housing units and about 1,000 new jobs. To show capacity, staff completed a land-capacity analysis and presented a revised future land use map that retains six broad designations but redefines many areas (for example, replacing \"commercial\" with \"mixed use\" and consolidating residential categories into low–medium and medium–high bands). The analysis identified approximately 526.9 acres of unconstrained vacant land, 4,934.5 acres of partially used land, and 161.1 acres of redevelopable land.

To align zoning with the revised map and to demonstrate inventory to Commerce, staff proposed a citywide rezone affecting nearly 1,000 properties, mostly to increase residential density or add commercial/mixed-use designations in select corridors (examples named in the presentation included parts of Ray Street, Rainier Mill, and areas north of the high school). Staff said notification to all individual owners is not required for this legislative action but can be done at council request. \"If city council would like to see individuals noticed, please let staff know tonight,\" a staff member said.

Staff emphasized schedule and next steps: updated drafts of the comprehensive plan volumes, appendices and the housing action plan will be posted on the city website and a news release published; planning commission hearings are scheduled for early October and Oct. 22; and council first readings are planned for November with Commerce-required adoption by Dec. 31, 2025. The presentation materials also note the plan now includes a new hazard mitigation and climate resiliency element and reorganized goals and policies to align across elements.

Ending: Staff encouraged continued engagement and noted the plan is intended to be a living document. The public comment window for the draft EIS remains open through Oct. 18 and the draft comprehensive plan and rezone materials will be posted online on Sept. 24 for community review.","City staff unveiled a second draft of Port Angeles' periodic comprehensive plan update, published the draft EIS for a 30-day comment period and proposed a citywide rezone to match a revised future land use map; planning commission public hearings are scheduled through October and council first readings are planned for November.","actionData","errors"]

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Council questions form-based code progress, UGA swap, waterfront zoning and program priorities

Port Angeles details housing action plan: pipeline pilot, co-living, expanded fee waivers and MFTE changes

Port Angeles releases second-draft comprehensive plan, opens public comment on EIS and citywide rezone