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