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Clallam County staff give timeline and key issues for comprehensive‑plan periodic update, including housing allocations and new climate element
Summary
County planning staff told commissioners the periodic comprehensive‑plan update will rely on a pending land‑capacity analysis, new housing allocations broken into income bands, and a statutorily required climate and resiliency element; staff said the county expects to finish drafts for public review by late summer.
Tim Hamel, Clallam County chief deputy director, told the commission the county is completing a land‑capacity analysis that will underpin a periodic update to the county comprehensive plan required under the Growth Management Act.
The update will cover mandatory elements including land use, housing, capital facilities, utilities, transportation and economic development, Hamel said, and must also add a new climate element and a resiliency sub‑element mandated by recent state law. “This is required under the growth management act,” Hamel said.
Why it matters: the periodic review sets how and where the county plans for 20 years of population and housing growth. Staff said the new housing allocation from the state arrives broken into income bands, which requires the county to show it has zoning and capacity for units at lower income levels as well as market‑rate housing.
Staff described three items they said will shape the update: the land capacity analysis (LCA), the housing allocation tool output (the county used a Commerce Department HAPT tool to break projected growth into income bands), and a climate vulnerability assessment that feeds the new climate/resiliency element.
Timothy Dalton, identified in the meeting as the county’s housing solutions coordinator, summarized how HUD area‑median‑income figures are being used: “HUD determines area median income for Clavo County is $64,000 for an individual, figures out to about $30.75 an hour ... A family of 4 is $93.09,” Dalton said. Staff said the AMI figures change annually and that the new planning cycle requires the county to plan housing capacity by income band (0–30%, 30–50%, 50–80%, 80–120% AMI and so on).
On the climate element, Hamel and staff said the requirement is to apply the best available science and to create a resiliency subcomponent. “What we understand is going to be the goalpost today might change a little bit in the future,” Hamel said, noting state rule‑making is ongoing and guidance will evolve. Staff said some hazard and vulnerability work overlaps with the county’s hazard mitigation planning but that the comprehensive plan’s climate element is a policy document focused on where to allow development and where to limit it because of risks such as sea‑level rise, increased storms, riverine flooding, drought and wildfire.
Staff outlined next steps and public outreach: publish draft LCA and supporting analyses, extend the community survey (staff said about 200 responses had been received and the survey was scheduled to close March 25 with likely extension), hold open houses and public hearings, submit draft documents to the state Commerce Department for review, then return to planning commission workshops and BOCC hearings. Hamel said staff’s goal was to have a “real product up and running” by the end of summer so that required follow‑up development‑regulation changes (including a revised Critical Areas Ordinance) can be drafted within statutory timelines.
Staff warned that the new critical areas work will be detailed and technically complex: the county must apply best available science for aquifer recharge areas, fish and wildlife habitat conservation areas, frequently flooded areas, geologically hazardous areas (landslides) and other categories; state guidance is changing and mapping or buffers may require substantial revision. Staff also noted the county needs to align its shoreline master program and critical areas regulations, an area staff said will take focused work.
Hamel asked commissioners and the public to participate in outreach, and to expect follow‑up zoning and developer‑regulation work after the comprehensive plan policies are adopted.
For the record: staff said the state set an original deadline of June 30 but had granted jurisdictions a six‑month extension; staff said they expect to coordinate with Commerce and the affected cities in Clallam County during the drafting and review process.
