A  

By law, staff has 120 days in which to process land use approvals. In reality, permits for many applications that are heard before the Planning Commission normally take approximately 30 days, while some applications that require a longer public notice time such as shoreline substantial development permits, take approximately 45 to 60 days. It is rare that an application will take longer than 60 days, unless changes are made to the application by the applicant or the Planning Commission continues its action to consider complex issues. Some permits are processed administratively for expediency. Those permits include short plats, boundary line adjustments, and special use permits. An administrative permit is normally processed in 3 to 4 weeks.

Q  

What takes so long to review?

A  

It will take a few days to determine if an application is complete and, if more information is needed, a few more days after the information is received. For most projects there is a 2-3 week public notice period before a SEPA threshold determination can be made. If a public hearing is required for the project such as a subdivision, a conditional use, or a shoreline permit, then there is another 2+ week appeal period before the public hearing can take place with the decision on project approval following the public hearing and the publication of a notice of decision.

Q  

Why do I have to apply for a permit, and why are there so many regulations?

A  

The City has passed ordinances requiring development permits, and almost all of these City regulations are mandated by State laws such as the Subdivision Act, the State Environmental Policy Act, the Shoreline Management Act, and the Growth Management Act.

Q  

Will public improvements be necessary for permit approval?

A  

Public improvements are primarily required at the time of land subdivision and may be needed when annexation occurs or when significant or special developments take place.

Q  

Who pays for new public improvements serving a development?

A  

Most street and utility improvements must be paid for by the developer at the time of development or by all property owners in the service benefit area through local improvement districts.

Q  

Will there be a public hearing for a permit application?

A  

Land use reviews for subdivisions, rezones and other zoning code amendments, conditional use permits, and shoreline permits involve public hearings usually before the Planning Commission, and variance requests go to a public hearing before the Board of Adjustment. Both the Planning Commission and the Board of Adjustment hold a meeting on applications once a month.

Q  

Can a decision be appealed?

A  

An administrative appeal may be made to the City Council, and, if still dissatisfied, a judicial appeal can be made to Superior Court.

Q  

Can the Comprehensive Plan be amended?

A  

All zoning and other development regulations must be consistent with the Comprehensive Plan, which may be amended only once a year by applications submitted before March 31.

Q  

How are decisions made regarding environmental protection?

A  

Environmental protection is considered for development applications through administrative reviews under the State Environmental Policy Act (SEPA) and the City's Environmentally Sensitive Area and Wetlands Ordinances.

Q  

How are permit applications made?

A  

All applications for land use and environmental reviews are made through the Port Angeles Department of Community Development which is located at the front counter in City Hall. For more information, please contact us by e-mail at planning@ci.port-angeles.wa.us or by phone at (360) 417-4750.

Q  

How do development regulations affect property rights?

A  

The intent of development regulations is to balance the rights of one property owner in relationship to other property owners, particularly neighboring property owners. Property owners give up some rights to use their property to protect the highest and best uses of their land from lesser uses of their neighbors' land. The essential question is whether or not a regulation reasonably and fairly balances everyone's property rights. All regulations must protect the public health, safety, and general welfare to be constitutional.

Q  

How long have these development regulations been in effect?

A  

Building codes have been in effect since ancient times and part of development regulations in Port Angeles since the start of the City. The idea of zoning land use regulations that protect the highest and best uses of land from lesser uses of a neighbor's land has been accepted in Port Angeles since 1930. While over the last 25 years, the same idea has been extended to protecting the physical qualities of property, not just the use, from significant adverse impacts.