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Commission identifies Neighborhoods 16 and 5 to close 147-unit shortfall in comprehensive plan update
Summary
In the public hearing on the comprehensive plan update, staff and commissioners agreed that rezoning parts of Neighborhood 16 and Neighborhood 5 (and selected Clallam Bay areas) to higher-density designations would generate sufficient theoretical capacity to meet or exceed a 147-unit shortfall identified in the county's 20-year land-capacity analysis; water and sewer availability and market realities were central to the debate.
At a continuation of the comprehensive plan public hearing, planning staff outlined a countywide need to plan for 147 additional high-density housing units over the 20-year planning horizon to meet Growth Management Act targets and the county's land-capacity analysis.
A staff member explained the methodology: the county used Office of Financial Management population projections and a land-capacity analysis (LCA) to allocate growth by income categories; planners recommended selective rezoning (converting SR-2/RS-2 parcels to RS-3/higher-density designations) in Urban Growth Areas to create capacity rather than doubling density across the entire UGA.
Commissioners examined candidate neighborhoods and converged on Neighborhood 16 (near the Highway 101 frontage) and Neighborhood 5 (a parcel near Route/priors including an adjacency to a commercial node with available acres) as reasonable choices. Staff said Neighborhood 16 could yield about 153 net units if rezoned and that combining Neighborhoods 5 and 16 could create roughly 209'''219 potential units according to the land-capacity table, providing a defensible buffer above the 147-unit target.
The commission discussed infrastructure constraints. Staff noted Neighborhood 16 currently lies outside the water service district but has sewer access and that Sequim has previously extended water to nearby parcels; commissioners judged a water extension to be feasible though it would require later regulatory steps.
Members emphasized market uncertainty: several commissioners said rezoning creates theoretical capacity but does not guarantee developers will build high-density affordable units; they noted that public or nonprofit developers and grant funding are typically needed to achieve affordable multi-family projects. Commissioners suggested pairing rezoning with targeted outreach to housing authorities and NGOs that can pursue shovel-ready, grant-funded projects.
No rezoning ordinance was adopted at the meeting. The commission recorded a recommendation to include Neighborhood 16 and Neighborhood 5 as priority areas to bring forward with the zoning code and map amendments and to continue the public hearing to obtain consultant materials and additional mapping.
The hearing was continued to Feb. 4, 2026 for further review and to allow staff and consultants to provide additional analyses.
