Chapter 13.06 Zoning [1]

[1]

Code Reviser’s note: by Ord. 28613 Ex. G, 2019-09-24, various sections were reorganized, relocated, or renumbered, and previously repealed sections were removed from the body of Chapter 13.06.

§ 13.06.010 General provisions.

Applicability.

The regulations of this Chapter are applicable in all zoning districts, with exceptions only as noted. Regulations may refer to districts by class of districts, for example Districts or Industrial Districts, this means that all districts carrying the designated prefix or suffix are required to meet the given regulation. Overlay districts are combined with an underlying zoning district and supplement the regulations of that district. Overlay districts only apply to land carrying the overlay district designation.

For a Public Facility Site, as defined in Chapter 13.01, that is at least five acres in size, the regulations set forth in Chapter 13.06 shall not apply if a Development Regulation Agreement, pursuant to the provisions of Section 13.05.050, has been approved for the site and is complied with.

Puyallup Tribal Trust Lands are under the jurisdiction of the Puyallup Tribe of Indians and not subject to the use and development standards of this Title. If a property held in Tribal Trust status is removed from Trust and becomes subject to City of Tacoma zoning, the least intensive zoning classification associated with the applied Land Use Designation in the Comprehensive Plan Future Land Use Map will be applied to the property until such time as the City conducts a zoning review and amendment process.

Zoning code administration – General purposes.

The broad purposes of the zoning provisions of the Tacoma Municipal Code are to protect and promote the public health, safety, and general welfare, and to implement the policies of the Comprehensive Plan of the City of Tacoma. More specifically, the zoning code is intended to:

Provide a guide for the physical development of the City in order to:

(1)

Support the City’s housing growth strategy;

(2)

Foster convenient, harmonious, and workable relationships among land uses; and

(3)

Achieve the arrangement of land uses described in the Comprehensive Plan.

Promote the economic stability of existing land uses that are consistent with the Comprehensive Plan and protect them from intrusions by inharmonious or harmful land uses.

Promote intensification of land use at appropriate locations, consistent with the Comprehensive Plan, and ensure the provision of adequate open space for light, air, and fire safety.

Foster development patterns that offer alternatives to automobile use by establishing densities and intensities that help make frequent transit service feasible, and encourage walking and bicycling. This emphasis on alternative transportation will also have air quality benefits and will conserve energy.

Establish review procedures to ensure that new development is consistent with the provisions of this chapter and all other requirements of this code.

Official zoning map. The following map is a general representation of the zoning classifications and their boundaries, as established in this Chapter.

Figure: Zoning Districts Map

Pedestrian streets designated.

Pedestrian streets designated. Street segments that are considered key areas for integrating land use and transportation and achieving the goals of the Comprehensive Plan are herein referred to as “Pedestrian Streets.” The designation entails modified design requirements to improve building orientation, definition of the public realm, and pedestrian connectivity.

Pedestrian Streets
Street	From	To
6^th Avenue	North Jackson	South L Street
South 12^th Street	South Jackson Avenue	South Cushman Ave
19^th Street	91^st Avenue West	Downtown Regional Growth Center
North 21^st Street	North Proctor Street	North Steele Street
North 26^th Street	North Highland Street	North Madison Street
East 26^th Street	East “L” Street	Bay Street
East 29^th	Crossroads Mixed Use Center	East T Street
East 32^nd	East N Street	East Grandview Avenue
South 38^th Street	South Tacoma Way	East Portland Avenue
South 47^th/48^th Street	South Tacoma Way	Interstate 5
South 56^th Street	South Orchard Street	East Portland Avenue
East 72^nd Avenue	South Tacoma Way	City Limits
South G Street/Delin Street	Downtown Regional Growth Center	South 38^th Street
North I Street	North Steele Street	North 3^rd Street
McKinley Avenue	Wiley Avenue	East 72^nd Street
North Mildred Street	North 9^th Street	South 19^th Street
Pacific Avenue	South 27^th Street	99^th Street South
North Pearl Street	North Terminus of Pearl Street	South 19^th Street
North Proctor Street	North 24^th Street	North 21^st Street
East Portland Avenue	Puyallup Avenue	East 72^nd Street
Puyallup Avenue	East L Street	East Portland Avenue
South Tacoma Way	Thompson Avenue	City Limits
South Thompson / Yakima Avenue Corridor (South Thompson Avenue from South 39th Street to South 46th Street, Thompson-Yakima transition from South 46th Street to South 48th Street, South Yakima Avenue from South 48^th Street to city limits)	South 39th Street	City Limits
North Union Avenue	North 21^st Street	South 38^th Street

Figure: Pedestrian Streets Map

Downtown primary streets designated. Within the Downtown, the “primary pedestrian streets” are considered key streets in the intended development and utilization of the area due to pedestrian use, traffic volumes, transit connections, and/or visibility. The streetscape and adjacent development on these streets should be designed to support pedestrian activity throughout the day. They are designated for use with certain provisions in the Downtown zoning regulations, including setbacks and design requirements. Within the Downtown, the primary pedestrian streets are:

Pacific Avenue between S. 7th and S. 27th Streets.

Broadway between S. 7th and S. 15th Streets.

Commerce Street between S. 7th and S. 15th Streets.

“A” Street between S. 7th and S. 12th Streets.

Tacoma Avenue between S. 7th and S. 15th Streets.

South Jefferson between South 21st Street and South 25th Street.

South 25th Street between I-705 and South Fawcett Avenue.

South ‘C’ Street.

Puyallup Avenue.

East 25th Street.

East 26th Street.

East ‘D’ Street.

Tacoma Mall Regional Growth Center. The following pedestrian streets are considered key streets in the development and utilization of Tacoma’s mixed-use centers, due to pedestrian use, traffic volumes, transit connections, and/or visibility. They are designated for use with certain provisions in the mixed-use zoning regulations, including use restrictions and design requirements, such as increased transparency, weather protection and street furniture standards. In some centers, these “pedestrian streets” and/or portions thereof are further designated as “core pedestrian streets” for use with certain additional provisions. The “core pedestrian streets” are a subset of the “pedestrian streets,” and thus, those provisions that apply to designated “pedestrian streets” also apply to designated “core pedestrian streets.”

In centers where multiple streets are designated, one street is designated the Primary Pedestrian Street. This is used when applying certain provisions, such as the maximum setback requirements for projects that abut more than one pedestrian street. Primary Pedestrian Streets are denoted with an asterisk*.

Mixed-Use Center	Designated Pedestrian Streets (All portions of the streets within Mixed-Use Centers, unless otherwise noted.)	Designated Core Pedestrian Streets (All portions of the streets within Mixed-Use Centers, unless otherwise noted)
Tacoma Mall Neighborhood Regional Growth Center	South 35th Street between Pine Street and Sprague Avenue; South 36th/South California Streets between Lawrence and Steele Streets; South 38^th Street between South Tacoma Way and South Lawrence Street; South 45th Street/future Loop Road between South Lawrence and South Steele Streets; South 47th/48th Street; South Lawrence Street between South 36th and South 45th Streets; South Pine Street between South Tacoma Way and South 47th/48th Streets	South 38th Street between South Lawrence and South Steele Streets; South Steele Street

Mixed-use centers. The following pedestrian streets are considered key streets in the development and utilization of Tacoma’s mixed-use centers, due to pedestrian use, traffic volumes, transit connections, and/or visibility. They are designated for use with certain provisions in the mixed-use zoning regulations, including use restrictions and design requirements, such as increased transparency, weather protection and street furniture standards. In some centers, these “pedestrian streets” and/or portions thereof are further designated as “core pedestrian streets” for use with certain additional provisions. The “core pedestrian streets” are a subset of the “pedestrian streets,” and thus, those provisions that apply to designated “pedestrian streets” also apply to designated “core pedestrian streets.”

Mixed-Use Center	Designated Pedestrian Streets (All portions of the streets within Mixed-Use Centers, unless otherwise noted.)	Designated Core Pedestrian Streets (All portions of the streets within Mixed-Use Centers, unless otherwise noted)
6^th Avenue Neighborhood Center	6^th Avenue	6^th Avenue
Narrows Neighborhood Center	6^th Avenue	6^th Avenue
McKinley Neighborhood Center	McKinley Avenue from Wright Avenue to East 39^th Street*	McKinley Avenue from Wright Avenue to East 36^th Street
Lower Portland Crossroads Center	Portland Avenue*, East 32^nd Street, East 29^th Street	Portland Avenue
Proctor Neighborhood Center	North 26^th Street; North Proctor Street*	North 26^th Street; North Proctor Street
Stadium District – Downtown Regional Growth Center (DRGC)	Division Avenue from North 2^nd Street to Tacoma Avenue; Tacoma Avenue*; North 1^st Street; North I Street	Division Avenue from North 2^nd Street to Tacoma Avenue; Tacoma Avenue; North 1^st Street
Hilltop Neighborhood – Downtown Regional Growth Center (DRGC)	Martin Luther King Jr. Way*; South 11^th Street; Earnest S. Brazill Street; 6^th Avenue, South 19^th Street	Martin Luther King Jr. Way from South 9^th to South 15^th, South 11^th Street; Earnest S. Brazill Street
Lincoln Neighborhood Center	South 38^th Street*; South Thompson Avenue from South 37^th Street to South 39^th Street; and South G Street south of 36^th Street	South 38^th Street
Lower Pacific Crossroads Center	Pacific Avenue	Pacific Avenue
South Tacoma Way	South Tacoma Way*; South 56^th Street	South Tacoma Way
Upper Portland Crossroads Center	East 72^nd Street*; Portland Avenue	East 72^nd Street, Portland Avenue
Upper Pacific Crossroads Center	South 72^nd Street; Pacific Avenue*	Pacific Avenue
Tacoma Central Crossroads Center	Union Avenue*; South 19^th Street between South Lawrence Street and South Union Avenue	Union Avenue south of South 18^th Street; South 19^th Street between South Lawrence Street and South Union Avenue
James Center Crossroads Center	Mildred Street*; South 19^th Street	Mildred Street south of South 12^th Street; South 19^th Street
Westgate Crossroads Center	Pearl Street*; North 21^st Street; North 26^th Street	Pearl Street

General administrative provisions.

Interpretation and application. In interpreting and applying the provisions of this chapter, they shall be held to be the minimum requirements for the promotion of the public safety, health, morals, or general welfare. It is not intended by this chapter to interfere with or abrogate or annul any easements, covenants, or agreements between parties. Where this chapter imposes a greater restriction upon the use and/or development of any buildings, land, or premises than are required in other ordinances, codes, regulations, easements, covenants, or agreements, the provisions of this chapter shall govern.

Severability. Should any section, clause, or provision of this chapter be declared by the court to be invalid, the same shall not affect the validity of the chapter as a whole or any part thereof, other than the part so declared to be invalid.

General code compliance. No new subdivision, parcel or lot shall be created that prevents compliance with the standards of this or any other applicable Code, Title or standard of the City of Tacoma.

No resulting nonconforming plats. No permit for the construction, alteration, enlarging, or moving of any building or structure shall be granted where it shall appear from the records of the Building Official that the plat, as required by Chapter 13.04, contains any lot or tract of land, or a part of any lot or tract of land previously designated as the plat, or part of the plat, for any building or structure, for the construction, alteration, enlarging, or moving of which a permit has been granted, if the original plat will thereby be reduced to an area which will not comply with the lot area, setback and yard requirements of this chapter.

Use. Any building, structure, premises, or part thereof, shall be erected, raised, moved, reconstructed, extended, enlarged, or altered; or any land shall be used or occupied; only for the uses or purpose of accommodating the uses permitted in the district in which such building, structure, premises, or land is located, and then only after applying for and securing all permits and licenses required by law and city ordinances. While listed uses may not be varied, dimensional and/or design requirements contained in the additional regulations listed in the use tables may be varied; however, this does not allow uses to be varied.

Height restrictions.

Applicability. The following provisions apply to all zoning districts, except as hereinafter provided, and except where modified by the provisions of Section 13.06.050 relating to Downtown Districts, Title 19 relating to Shoreline Management, and other sections of the TMC.

Purpose. (Reserved)

Height limits established. Any building, structure, or portion thereof, hereafter erected, shall not exceed the height limits established for the district wherein such building or structure is located.

Height exceptions.

As provided in Section 13.05.010A relating to conditional uses.

As provided in Section 13.05.010B relating to height variances for residential structures located in the View-Sensitive Districts.

Schools, libraries, structures for religious assembly, colleges. In districts with a height limit of 35 feet, these facilities, when permitted as a use, are allowed at a maximum 45 feet in height.

Structures, above height limits. Chimneys, tanks, towers, cupolas, steeples, flagpoles, smokestacks, silos, elevators, fire or parapet walls, open railings, and/or similar necessary building appurtenances may exceed the district height limit provided all structural or other requirements of the City of Tacoma are met and no usable floor space above the district height limit is added.

Shipping cranes or other freight moving equipment are exempt from height limits.

Solar panels/collectors are allowed to exceed the maximum height limit provided they do not extend more than 12 inches above the surface of the roof, as measured to the upper side of the solar panel, and on pitched roofs do not extend above the ridgeline (see examples below).

For the purpose of adding insulation to the exterior of the existing building structural frame, the maximum allowable roof height may be increased by 8 inches, only. Existing buildings not conforming to development standards shall not exceed the maximum allowable height limit by more than 8 inches. This exception is not applicable within view-sensitive districts.

Lot area restrictions.

Purpose. (Reserved)

Lot area established.

Any building or structure hereafter built, enlarged, or moved on a lot shall conform to the area regulations of the district in which such building or structure is located.

No lot area, now existing or hereafter established, shall be so reduced or diminished such that the yards, setbacks, open spaces, or total lot area be made smaller than required by the chapter, except in conformity with the regulations of this chapter.

Lot area exceptions.

Except as provided for in Unit Lot Subdivisions per TMC § 13.04.093, primary access easements and lot extensions on pipestem lots shall not be included in the calculation of lot area. As used herein, a primary access easement is the easement that provides the primary vehicular and pedestrian access to a property that does not have frontage on a public right-of-way or to a property that does have frontage on a public right-of-way when such right-of-way is not practicable for use as vehicular or pedestrian access to the property, for reasons such as significant topography.

Lot area modifications for mobile home parks, multi-unit dwellings, retirement homes, apartment hotels, and residential hotels.

(1)

In the case of a lot which abuts more than one street, computation of lot area may include one-half the area of the second and additional streets so abutting for the purpose of determining the number of mobile home lots or dwelling units, guest rooms, and guest suites that may be permitted on such lot; provided, said streets exceed 50 feet in width; and provided, said total street area so computed shall not exceed 33-1/3 percent of the actual net area of the lot contained within its lot lines.

(2)

Lot coverage modifications for mobile home parks and multi-unit dwellings, retirement homes, apartment hotels, and residential hotels. In the case of a lot which abuts more than one street, computation of lot area may include one-half the area of the second and additional streets so abutting for the purpose of determining lot coverage for main buildings; provided, such streets exceed 50 feet in width; and provided, such total street area so computed shall not exceed 25 percent of the actual net area of the lot contained within its lot lines.

Setbacks and yard areas.

Purpose. (Reserved)

Setbacks and yard areas established.

Any building or structure hereafter built, enlarged, or moved on a lot shall conform to the setback and yard area regulations of the district in which such building or structure is located.

No required setback, yard or other open space shall include any land dedicated, reserved, or set aside for street purposes, or land contained in any primary access easement, except as provided in this chapter.

No required setback, yard or other open space shall include any land condemned for or upon which notice of condemnation has been given for public purposes.

No required yard, setback or other open space, now provided for any building or structure or hereafter provided in compliance with the regulations of this chapter, shall be considered as any part of a yard, setback or open space for any other building or structure, nor shall any yard, setback or open space of abutting property be considered as providing a yard, setback or open space for a building or structure on a lot it abuts, except as specifically allowed, such as for shared yards or common open space.

Setback and yard area exceptions.

Setbacks for group buildings.

(1)

In the case of group buildings on one site, including institutions and dwellings, the setbacks on the perimeter of the site or lot shall not be less than required for one building on one lot in the district in which the property is located.

(2)

The distance separating buildings, exclusive of accessory buildings, shall not be less than six feet, or ten feet in the case of buildings above 25 feet in height.

(3)

For a building exceeding six stories in height, separation from other buildings on the site shall be increased by one foot in width for each additional story or part thereof that such building exceeds six stories. Where two adjacent buildings on one site both exceed six stories in height, the building separations between them shall be increased by two feet in width for each additional story or part thereof that such buildings exceed six stories.

Side yard setbacks for schools, religious assemblies, and institutions. Public schools, public libraries, religious assemblies, colleges, universities, fraternities, sororities, private clubs, lodges, hospitals, sanitariums, educational institutions, philanthropic institutions, and other institutions, hereafter built in a Residential (R) or Urban Residential (UR) District, shall provide side yard setbacks of not less than 20 feet (see Section 13.06.080L, for parks, recreation, and open space setbacks).

Through lots. Through lots having a frontage on two streets shall provide the required front yard setback on each street.

Projections into required setbacks and yards. Every part of a required setback or yard shall be open, from the ground to the sky, and unobstructed, except for the following:

(1)

Accessory building in the required rear yard setback.

(2)

Ordinary building projections such as cornices, eaves, belt courses, sills, or similar architectural features, may project into any required yard or setback not more than 24 inches.

(3)

Chimneys may project into any required setback not more than 24 inches.

(4)

Uncovered balconies, decks, or fire escapes whose surface is greater than 8 feet above the surrounding grade may project over a required front or rear yard setback four feet or over a required yard two feet.

(5)

Uncovered terraces, platforms, and decks whose surface is greater than 30-inches but not more than 8 feet above the surrounding grade may project or extend into a required front or rear yard setback not more than eight feet or into a court not more than six feet.

(6)

Uncovered, ground level decks (deck surface no more than 30-inches in height from surrounding grade) may occupy up to 50 percent of a required setback area and may also extend into required side yard setbacks to within 3-feet of the property line.

(7)

An uncovered landing which does not extend above the level of the first floor of the building may project or extend into a required side yard setback not more than three feet.

(8)

Mechanical equipment may encroach into a required side or rear setback, provided all building code and noise regulations are met. Mechanical equipment may not encroach on a required walkway and may not be included in required amenity space, nor shall it be used in the calculation of average setbacks.

(9)

Covered porches which are open on three sides and do not extend above the level of the first floor may project up to 8-feet into the required front yard setback, but must be at least 2 feet away from the property line.

(10)

Bay windows, garden windows and fireboxes may extend up to 24-inches into required side yard setbacks, as long as the total of such features does not exceed 25% of the side wall area, and as long as it does not encroach into a required walkway.

(11)

For the purpose of adding insulation to the exterior of an existing building structural frame required, the setback distance from adjacent property lines may be decreased by a maximum of 4 inches, where allowed by building code and where a minimum 3’ clearance from the lot line is maintained for fire and emergency access. Existing buildings not conforming to development standards shall not extend into a required setback more than 4 inches.

(12)

Rainfall catchment systems, which may include rain barrels, tanks or cisterns as well as associated piping, may extend into a required yard setback according to the following:

•	Rainfall catchment tanks no greater than 600 gallons shall be allowed to encroach into a required setback if each tank is less than 4' wide (as measured perpendicular from the side of the house or principal structure), a minimum 3’ clearance from the lot line is maintained, and provided that the cumulative coverage of the tanks does not exceed 10% of each yard area.
•	Rainfall catchment tanks larger than 600 gallons may be permitted in a required setback provided that they do not exceed 10% coverage of any required yard, and they are not located closer than 3’ from a side or rear lot line, or 15' from the front lot line. If located in the front, the rainfall catchment tank must be screened.
•	Rainfall catchment tanks may not impede requirements for lighting, open space, minimum amenity space, required walkways, and fire protection or egress.
•	The rainfall catchment system shall not obstruct any escape window and shall not create a surcharge on an existing retaining wall.

Annexed land. All territory, which may hereafter be annexed to the City of Tacoma and for which no zoning classification has been previously established, shall automatically become an Urban Residential 1 (UR-1) District until the Planning Commission shall make a thorough study of the new City area and report its recommendation to the City Council regarding the appropriate changes to the Comprehensive Plan and zoning regulations of the City, to incorporate the newly annexed area into said program and establish the final zoning classification(s) for the annexed area.

Split zoning.

Whenever a zone boundary line passes through a single unified parcel of land as indicated by record of the Pierce County Auditor as of May 18, 1953, and such parcel is of an area equal to the minimum requirements of either zone, the entire parcel may be used in accordance with the provisions of the least restrictive of the two zones; provided, more than 50 percent of the parcel is located within the least restrictive of the two zones.

Whenever a zone boundary line passes through a development site, irrespective of the number of parcels, and such site is of an area equal to the minimum requirements of either zone, the entire site may be used in accordance with the provisions of the least restrictive of the two zones; provided following conditions are met:

•	more than 60 percent of the site is located within the least restrictive of the two zones,
•	the least restrictive zone is not an Industrial district (see TMC § 13.06.060), and
•	all parcels are contiguous and not separated by a public street or alley.

Shoreline zoning.

Applicability. The following is applicable only to those portions of Shoreline Districts S-1a, S-6, S-8 and S-15 that are located outside of shoreline jurisdiction, as described in Chapter 9 of the Shoreline Master Program:

Permit processing, including discretionary land use permits such as conditional use permits and variances, shall be in accordance with this chapter and the applicable sections of Chapter 13.05.

In cases where a proposal is located entirely outside the jurisdiction of the Shoreline Management Act but wholly within the shoreline zoning district, any land use permits required for the use and development shall be processed in accordance with this chapter, however the applicable use and development standards of the Shoreline Master Program shall apply.

Policies and development regulations that directly pertain to the goals and objectives of the Shoreline Management Act, including water-orientation, no net loss standards, and public access requirements, shall not apply to uses and development occurring under this chapter and outside the jurisdiction of the Shoreline Management Act.

Nonconforming parcels/uses/structures.

Applicability. Within the zones established by this title there exist parcels, uses, and structures which were lawful when established, but whose establishment would be prohibited under the requirements of this title.

Purpose. The intent of this section is to allow the beneficial development of such nonconforming parcel, to allow the continuation of such nonconforming uses, to allow the continued use of such nonconforming structures, and to allow maintenance and repair of nonconforming structures. It is also the intent of this section, under certain circumstances and controls, to allow the enlargement, intensification, or other modification of nonconforming uses and structures, consistent with the objectives of maintaining the economic viability of such uses and structures, and protecting the rights of other property owners to use and enjoy their properties. However, relief for nonconforming uses shall be narrowly construed, recognizing that nonconforming uses are disfavored by state law.

Pre-existing parcels, uses, and/or structures.

Parcels, uses, and/or structures shall be considered legally nonconforming if such parcel, uses, and/or structure were legally created prior to May 18, 1953, or if such legally created parcel, use, and/or structure became nonconforming by reason of subsequent changes in this chapter.

Pre-existing uses or structures located within a wetland, stream or their associated buffers that were lawfully permitted prior to adoption of the Tacoma Municipal Code (TMC) Chapter 13.11, Critical Areas Preservation Ordinance (CAPO), but were not in compliance with the CAPO, shall be subject to the applicable provisions of this section and shall comply with the requirements of TMC Chapter 13.11.

Nonconforming parcels.

Except as otherwise required by law, a legal nonconforming parcel, which does not conform to the minimum lot area, minimum lot width, and/or minimum lot depth requirements of this title, nevertheless, may be developed subject to all other development standards, use restrictions, and other applicable requirements established by this title.

Parcel modifications, such as boundary line adjustments, property combinations, segregations, and short and long plats shall be allowed, without need for a variance, to modify existing parcels that are nonconforming to minimum lot size requirements, such as minimum area, width or frontage, and minimum dimensional requirements, such as setbacks, yard area, and lot coverage, as long as such actions would make the nonconforming parcel(s) more conforming to the existing requirements and would not create any new or make greater any existing nonconformities.

Nonconforming use.

Continuation of nonconforming use. Except as otherwise required by law, a legal nonconforming use, within a building or on unimproved land, may continue unchanged. In the event that a building, which contains a nonconforming use, is damaged by fire, earthquake, or other natural calamity, such use may be resumed at the time the building is restored; provided that the restoration is commenced in accordance with applicable codes and regulations and that any degree of nonconformity to the land use regulations is not increased. Further, such restoration shall be undertaken only under a valid building permit for which a complete application was submitted within 18 months following said damage, which permit must be actively pursued to completion.

The use of unimproved land which does not conform to the provisions of this chapter shall be discontinued one year from the adoption date of the change to this chapter that creates the nonconformity; provided, however, exception may be made for the nonconforming use of unimproved land abutting a lot occupied by a building containing a nonconforming use and which nonconforming use is continuous and entire in the building and over said abutting land, all being in one ownership, and such use shall have been legally established prior to the adoption date of the change to the chapter that creates the nonconformity.

Allowed changes to and expansions of nonconforming use. Changes to a nonconforming use shall be allowed only under the following circumstances:

(1)

A nonconforming use, or a portion of a nonconforming use, may be changed to a use that is allowed in the zoning district in which it is located.

(2)

A nonconforming use, or a portion of a nonconforming use, may be expanded or changed to another nonconforming use when nonconforming rights for the subject use have been verified by the City of Tacoma. The applicant must provide evidence to show that the subject use was lawfully permitted prior to May 18, 1953, or if such legal use became nonconforming by reason of subsequent changes in this Chapter, prior to the date of the code change that made the use nonconforming. An application for a review of nonconforming rights shall include the following:

(a)

The name, address and phone number of the applicant(s) or applicant’s representative.

(b)

The name address and phone number of the property owner, if other than the applicant.

(c)

Location of the property. This shall, at a minimum, include the property address and/or parcel number(s).

(d)

A general description of any proposed change of use and/or proposed expansion.

(e)

A general description of the property as it now exists including its physical characteristics and improvements and structures.

(f)

A site development plan consisting of maps and elevation drawings, drawn to an appropriate scale to clearly depict all required information.

(g)

Documenting evidence to prove that the nonconforming use was allowed when established and maintained over time, which may include: photographs, permit documentation, zoning codes or maps, tax/license/utility records, insurance maps, directories, inventories or data prepared by a government agency.

(3)

If a determination of nonconforming rights concludes that a use is lawfully in existence, then it may be expanded or changed to another nonconforming use, subject to the limitations and standards provided herein.

(a)

Changes in use shall be limited to those uses allowed in the lowest intensity zoning district where the existing nonconforming use is currently permitted outright.

(b)

Change in use from one nonconforming use to another is allowed for non-industrial uses only. Nonconforming industrial uses may be expanded per the provisions of this section.

(c)

The proposed change or expansion will not increase the cumulative generation of vehicle trips by more than 10 percent, as estimated by the City Traffic Engineer; nor will the change or expansion result in an increase in the number of parking spaces that would be required by this chapter by more than 10 percent. In no event shall multiple changes or expansions be approved that would, in the aggregate, exceed the 10 percent requirement as calculated for the initial request for a change or expansion in use;

(d)

The proposed change or expansion will not result in an increase in noise such that it exceeds maximum noise levels identified in TMC Chapter 8.122;

(e)

The proposed change or expansion will not result in substantial additional light or glare perceptible at the boundary lines of the subject property;

(f)

The proposed change or expansion will not result in an increase in the outdoor storage of goods or materials; and

(g)

The proposed change or expansion will not result in an increase in the hours of operation.

(h)

Within the designated Core Area of the Tideflats Manufacturing and Industrial Center, including the Seaport Core Primary, Seaport Core Secondary, and Seaport Core Manufacturing Districts, expansion of any nonconforming residential use or bed capacity and living space associated with a nonconforming community/civic facility or medical/health facility, as defined in the district use table (TMC § 13.06.060), shall be strictly prohibited.

(4)

Any change from one nonconforming use to another nonconforming use, as allowed herein, shall not be considered converting such nonconforming use to a permitted use.

(5)

Changes in use that would exceed the standards herein may be approved through the issuance of a conditional use permit subject to the criteria in Section 13.05.010A, or, in specified circumstances, through a conditional use permit as set forth in TMC § 13.05.010A. This allowance does not apply to residential, community/civic facilities, or medical/health within the Seaport Core Primary, Seaport Core Secondary, and Seaport Core Manufacturing Districts.

Abandonment or vacation of nonconforming use. When a nonconforming use is vacated or abandoned for 12 consecutive months or for 18 months during any three-year period, the nonconforming use rights shall be deemed extinguished and the use shall, thereafter, be required to be in accordance with the regulations of the zoning district in which it is located. Nonconforming rights for the use of an existing structure may be re-established through a Conditional Use Permit per the requirements in TMC § 13.05.010A, provided (a) the use has not been abandoned for a period of more than five years and (b) the proposed re-use of the structure is no more intensive than the last permitted use at the site as described in subsection (c.) above.

Continued occupancy of nonconforming structure. Except as otherwise required by law and consistent with all other requirements of this chapter, a legal nonconforming structure may continue unchanged.

Nonconforming structure and nonconforming commercial, industrial, and institutional uses. A legal nonconforming structure, that is also nonconforming as to use, may only be expanded and/or modified in the following cases:

Ordinary repairs and maintenance, including painting, repair, or replacement of wall surfacing materials and the repair or 1. Ordinary repairs and maintenance, including painting, repair, or replacement of wall surfacing materials and the repair or replacement of fixtures, wiring, and plumbing are permitted; provided, such repair or maintenance will not result in noise exceeding levels identified in TMC Chapter 8.122, light, or glare at the boundary lines of the subject property.

The enlargement or modification is required for safety upon order of the City, or otherwise required by law to make the structure conform to any applicable provisions of law.

Such enlargement and/or modification does not result in an intensification of the use as addressed by Section 13.06.010L.5.

Such enlargement and/or modification complies with the requirements of TMC Chapter 13.11.

Changes in use or expansion that would exceed the limitations of § 13.06.010L.5 may be approved through the issuance of a conditional use permit subject to the criteria in § 13.05.010A.

Nonconforming structure and conforming commercial, industrial, and institutional uses.

A legal conforming use located in a structure that is nonconforming as to setback, location, maximum height, lot coverage, or other development regulations may be replaced, enlarged, moved, or modified in volume, area, or space; provided, such replacement, enlargement, movement, or modification does not increase the degree of nonconformity. Any structure’s replacement, enlargement, movement, or modification of volume, area, or space must comply with all other current applicable regulations as provided by this chapter, and with the requirements of TMC Chapter 13.11.

10.

Nonconforming structure and nonconforming residential use. Nothing in this chapter shall prohibit the enlargement of a residential structure, which is nonconforming as to use and development regulations, if such expansion does not increase the number of dwelling units or reduce existing lot area or off-street parking. Such expansion, including the construction of accessory buildings, shall be limited to compliance with the setback, height, and location requirements of the zoning district in which the subject site is located, with any approval through the Planned Residential District or Unit Lot Subdivision process, and with the requirements of TMC Chapter 13.11.

11.

Nonconforming residential structures and conforming residential uses.

A legal nonconforming structure which is nonconforming as to setback, location, maximum height, lot area, lot coverage, or other development regulation may be replaced, enlarged, moved, or modified in volume, area, or space; provided, such replacement, enlargement, movement, or modification complies with the setback, height, and location requirements of the zoning district in which the subject site is located, and with the requirements of TMC Chapter 13.11.

Certain additions to existing, nonconforming dwellings may extend into a required front, side, or rear yard setback when the existing dwelling is already legally nonconforming with respect to that setback. The nonconforming portion shall be at least 60 percent of the total width of the respective wall of the structure prior to the addition and any other additions added since May 18, 1953. Additions may extend up to the height limit of the zoning district and extend into the required front, side and/or rear yard setback as follows:

(1)

Front and rear yard setbacks: The addition may extend five feet into the required front or rear yard setback or to the extent of the setback line formed by the nonconforming portion, whichever is less.

(2)

Side yard setbacks: The addition may extend into the required side yard setback up to the setback line formed by the nonconforming wall, except in no case shall the addition be closer than 3 feet from the side property line. Furthermore, the size of the addition shall be limited to an additional wall surface area within the required side setback area of no more than 200 square feet. (See example on following page.) For purposes of this provision, “wall surface area” is defined as the length (measured parallel to the side property line) multiplied by the height of the vertical wall surface of any building addition within the required side yard setback area. Any windows, doors or architectural features present are counted toward the total permissible wall surface area. Additions below the current ground level finished floor will not be counted toward the maximum permissible wall surface area.

12.

Unpermitted middle housing in Urban Residential (UR) and Residential (R) Districts.

Existing, un-permitted, nonconforming middle housing in a UR or an R District which conforms with density and use requirements, but is nonconforming as to setback, location, maximum height, or other development regulation may be legalized; provided the building is brought into conformance with current Building Code and Energy Code requirements, and that no increase in nonconformity is made.

This amnesty period shall expire on December 31, 2029.

13.

Restoration of damaged or destroyed nonconforming commercial, industrial, institutional, and residential structures. Restoration of a legal nonconforming building or structure which has been damaged by fire, earthquake, or other natural calamity is permitted; provided that the restoration is commenced in accordance with applicable codes and regulations and that any degree of nonconformity to the land use regulations is not increased. Such restoration shall be undertaken only under a valid building permit for which a complete application is submitted within 18 months following said damage, which permit must be actively pursued to completion.

14.

Nonconforming signs.

Purpose. To allow the continued existence of legal nonconforming signs, subject, however, to the following restrictions.

No sign that had previously been erected in violation of any City Code shall, by virtue of the adoption of this section, become a legal nonconforming sign.

No nonconforming sign shall be changed, expanded, or altered in any manner which would increase the degree of its nonconformity, or be structurally altered to prolong its useful life, or be moved, in whole or in part, to any other location where it would increase its nonconformity. However, a legal nonconforming on-premises sign may be altered if the degree of nonconformity for height and sign area is decreased by 25 percent or greater. Further, a legal nonconforming on-premises sign may be relocated to a different portion of the site so long as it doesn’t become further non-conforming to any separation, setback, or location standard. For purposes of this subsection, normal maintenance and repair, including painting, cleaning, or replacing damaged parts of a sign, shall not be considered a structural alteration.

Any sign which is discontinued for a period of 90 consecutive days, regardless of any intent to resume or not to abandon such use, shall be presumed to be abandoned and shall not, thereafter, be reestablished, except in full compliance with this chapter. Any period of such discontinuance caused by government actions, strikes, material shortages, acts of God, and without any contributing fault by the sign user, shall not be considered in calculating the length of discontinuance for purposes of this section.

Any nonconforming sign damaged or destroyed, by whatever means, to the extent of one-half of its replacement cost shall be terminated and shall not be restored.

Nonconforming billboards shall be made to conform with the requirements of this section under the following circumstances:

(1)

When any substantial alteration is proposed on premises where a nonconforming billboard is located, the billboard shall be removed or brought into conformance with this section. For purposes of this provision, “substantial alteration” means all alterations within a two-year period whose cumulative value exceeds 200% of the value of the existing development or structure, as determined by the applicable Building Code, excluding purchase costs of the property and/or structure.

(2)

Whenever a building, or portion thereof, to which a nonconforming billboard is attached (such as upon the roof or attached to a wall), is proposed to be expanded and/or remodeled, all nonconforming billboards shall be removed or brought into compliance with this section if the value of the alterations within any two-year period is greater than or equal to 50 percent of the value of the existing building, as determined by the Building Code, excluding purchase costs of the property and/or structure.

Signs for nonconforming commercial and/or industrial uses in a residential district shall be limited to the signage which existed at the time it became nonconforming or, in the event the sign is destroyed or removed, it may be replaced by a sign not to exceed 32 square feet.

15.

Downtown districts.

It is intended that nonconforming development or elements of nonconforming development that affect appearance, function, and design quality be brought into conformance with the development and basic design standards of this chapter. It is not intended to bring nonconforming development into compliance immediately, but to have future development comply with the purpose and intent of this code and eventually be brought into conformance with its standards. It is not intended to require extensive changes that are impractical, such as moving or lowering buildings.

For purposes of the Downtown zoning districts, nonconforming development shall mean development or an element of development which does not conform to the current development standards and basic design standards that existed prior to January 10, 2000, within the blue-shaded area of Figure 1 (below) or existed prior to August 1, 2014, within the red-shaded area of Figure 1.

Figure 1: Legal Non-Conforming Status Locations

Nonconforming development may continue as set forth, unless specifically limited by other regulations of this chapter.

Additions to buildings nonconforming to the development standards or basic design standards must comply with these standards, unless otherwise exempted. No addition can increase the nonconformity to the development or basic design standards or create new nonconformity with these standards.

16.

Adult uses.

Any adult entertainment, activity, use, or retail use in existence within the City limits as of November 19, 2000, shall be considered a nonconforming use.

17.

Special needs housing.

Registration of existing special needs housing. Facilities existing as of November 13, 2006, shall be required to register with Planning and Development Services by May 13, 2007. Such registration shall be in a form provided by Planning and Development Services and shall include the following information:

(1)

The type of facility;

(2)

The location of the facility;

(3)

The size of the facility, including the number of clients served and number of staff; and

(4)

Contact information for the facility and its operator.

Abandonment. Any existing special needs housing facility that is abandoned for a continuous period of one year or more shall not be permitted to be re-established, except as allowed in accordance with the standards and requirements for establishment of a new facility.

(Previously codified as 13.06.500, 13.06.600, 13.06.601, 13.06.602, 13.06.605, 13.06.620, 13.06.630, 13.06A.052, and 13.06A.055, relocated to § 13.06.010 by Ord. 28613 Ex. G, 2019-09-24; Ord. 28613 Ex. E, 2019-09-24; Ord. 28725 Exs. A and F, 2020-12-08; Ord. 28793 Ex. B, 2021-12-07; Ord. 28986 Ex. D, 2024-11-19; Ord. 29042 Ex. A, 2025-06-24; Ord. 29076 Ex. A, 2025-12-02)

§ 13.06.020 Residential Districts.

Applicability. The following tables compose the land use regulations for all districts of Section 13.06.020. All portions of Section 13.06.020 apply to all new development of any land use variety, including additions, and remodels, in all districts in Section 13.06.020, unless explicit exceptions or modifications are noted. The requirements of Section 13.06.020A through Section 13.06.020C are not eligible for variances. When portions of this section are in conflict with other portions of Chapter 13.06, the more restrictive shall apply. For individually designated properties listed on the Tacoma Register of Historic Places, and for contributing buildings within Historic Special Review Districts, where there is a conflict between the regulations of this chapter and historic guidelines and standards, the historic guidelines and standards shall prevail pursuant to TMC § 13.05.040.

Purpose. The specific purposes of the Residential Districts are to:

Implement the goals and policies of the City’s Comprehensive Plan.

Implement the Growth Management Act’s goals and county-wide and multi-county planning policies.

Provide a fair and equitable distribution of a variety of housing types and living areas throughout the City’s neighborhoods.

Protect and enhance established neighborhoods, and ensure that new development is in harmony with neighborhood scale and character.

Provide for predictability in expectations for development projects.

Allow for creative designs while ensuring desired community design objectives are met.

Strengthen the viability of residential areas by eliminating incompatible land uses, protecting natural physical features, promoting quality design, and encouraging repair and rehabilitation of existing residential structures.

Allow for the enhancement of residential neighborhoods with parks, open space, schools, religious institutions and other uses as deemed compatible with the overall residential character.

Throughout the Zoning Code, references are made to “R-Districts”, “UR-Districts”, and “Residentially Zoned” properties. All of these references mean any district within the Urban Residential (UR) series as well as the Residential R-series (R-4 and R-5) Districts listed within this 13.06.020 section.

Districts established.

The following districts are intended primarily for residential land uses, as well as other uses such as daycares, parks, schools, churches, neighborhood-serving non-residential uses, and other uses which serve the neighborhood and have been deemed compatible with residential character.

UR-1 Urban Residential District. This district is intended primarily for residential development including a range of dwellings and housing types reasonably compatible with the scale (size, width and height) of detached houses and reflecting residential patterns such as pedestrian orientation, yards, and space between buildings. Other compatible uses include residential businesses and community facilities including parks, schools and religious facilities. The district is characterized by lower activity levels, limited vehicular traffic, trees and other green features, and complete streets supporting transportation choices. The UR-1 District is generally located 1/8-mile or more from Centers, Corridors, parks and schools.

UR-2 Urban Residential District. This district is intended primarily for residential development including a range of dwellings and housing types reasonably compatible with the scale (size, width and height) of detached houses and reflecting residential patterns such as pedestrian orientation, yards, and space between buildings. Buildings may occupy a little more of each residential lot than in the UR-1 District. Other compatible uses include residential businesses and community facilities including parks, schools and religious facilities. The district is characterized by low to moderate activity levels, limited vehicular traffic, trees and other green features, and complete streets supporting transportation choices. The UR-2 District is generally located within easy walking distance of Centers, Corridors, parks and/or schools.

UR-3 Urban Residential District. This district is intended primarily for residential development including a range of dwellings and housing types, including multiplexes, at a transitional scale between that of lower-scale residential neighborhoods and the scale of Centers and Corridors, reflecting residential patterns such as pedestrian orientation and space between buildings. Buildings may occupy a little more of each residential lot than in the UR-2 District. Other compatible uses include residential businesses, neighborhood-serving commercial uses, and community facilities including parks, schools and religious facilities. The district is characterized by moderate activity levels and vehicular traffic, trees and other green features, and complete streets supporting transportation choices. The UR-3 District is generally located adjacent to higher intensity zoning districts and/or major Corridors.

R-4 Multiple-Unit Dwelling District. This district is intended primarily for medium density multi-unit housing. In addition to uses permitted in less dense zones, other appropriate uses may include day care centers, and certain types of special needs housing. The district is characterized by a more active living environment and is located generally along major transportation corridors and between higher and lower intensity uses.

R-5 Multiple-Unit Dwelling District. This district is intended for high-density multi-unit housing, as well as residential hotels, retirement homes, and limited mixed-use buildings, in addition to uses permitted in less dense zones. The district is generally located in the center of the city in close proximity to employment centers, conveniences, services, major transportation corridors, and public transportation facilities.

Pedestrian streets designated. Street segments that are considered key areas for integrating land use and transportation and achieving the goals of the Comprehensive plan are herein referred to as “Pedestrian Streets” and are defined in Section 13.06.010D. The designation entails modified design requirements to improve building orientation, definition of the public realm, and pedestrian connectivity. Pedestrian Streets are defined in Section 13.06.010D.

District use restrictions.

The following use table designates all permitted, limited, and prohibited uses in the districts listed. Use classifications not listed in this section are prohibited, unless permitted via Section 13.05.080.

Within the JBLM Airport Compatibility Overlay District, the land use and development standards of this section are modified as specified in TMC § 13.06.070F, which shall prevail in the case of any conflict.

Use table abbreviations.

P = Permitted use in this district.

TU = Temporary Uses allowed in this district subject to specified provisions and consistent with the criteria and procedures of Section 13.06.080P.

CU = Conditional use in this district. Requires conditional use permit, consistent with the criteria and procedures of Section 13.05.010A.

N = Prohibited use in this district.

District use table – Residential Districts (§ 13.06.020).

Uses (See Footnote 3)	UR-1	UR-2	UR-3	R-4	R-5	Additional Regulations (See Footnotes 1, 2)
Agriculture and Natural Resources
Agricultural uses	CU	CU	CU	CU	CU	Such uses shall not be located on a parcel of land containing less than 20,000 square feet of area. Buildings shall not be permitted in connection with such use, except greenhouses having total floor area not in excess of 600 square feet. Livestock is not allowed.
Mining and quarrying	N	N	N	N	N	Existing surface mines considered permitted as conditional use, subject to requirements contained in § 13.06.080, Subsection O.
Urban horticulture	N	N	N	N	N
Residential Uses
Dwelling Types/Housing Types
Houseplex	P	P	P	*	*	In UR Districts, subject to the standards of § 13.06.020F, § 13.06.100F, and other applicable standards. * In R-4 and R-5 Districts, residential development is subject to the standards of § 13.06.020G, § 13.06.100G, and other applicable standards.
Backyard Building	P	P	P	*	*	In UR Districts, subject to the standards of § 13.06.020F, § 13.06.100F, and other applicable standards. * In R-4 and R-5 Districts, residential development is subject to the standards of § 13.06.020G, § 13.06.100G, and other applicable standards.
Rowhouse	P	P	P	*	*	Referred to as Dwelling, Townhouse in the R-4 and R-5 Districts. In UR Districts, subject to the standards of § 13.06.020F, § 13.06.100F, and other applicable standards. * In R-4 and R-5 Districts, residential development is subject to the standards of § 13.06.020G, § 13.06.100G, and other applicable standards.
Courtyard Housing	P	P	P	*	*	In UR-1 District, Detached Courtyard Housing only. In UR Districts, subject to the standards of § 13.06.020F, § 13.06.100F, and other applicable standards. * In R-4 and R-5 Districts, residential development is subject to the standards of § 13.06.020G, § 13.06.100G, and other applicable standards.
Multiplex	CU	CU	P	*	*	In UR Districts, subject to the standards of § 13.06.020F, § 13.06.100F, and other applicable standards. In UR-1 and UR-2, conditionally permitted subject to § 13.05.010A Adaptive Reuse of Heritage Buildings and Pre-existing non-residential uses. * In R-4 and R-5 Districts, residential development is subject to the standards of § 13.06.020G, § 13.06.100G, and other applicable standards.
Dwelling, accessory (ADU)	P	P	P	P	P	Subject to additional requirements contained in § 13.06.080A.
Dwelling, One-unit	*	*	*	P	P	* In UR Districts, see standards of the applicable housing type per § 13.06.020F, and § 13.06.100F. In R-4 and R-5 Districts, subject to the requirements of § 13.06.020G, § 13.06.100G, and other applicable standards.
Dwelling, Two-unit	*	*	*	P	P	* In UR Districts, see standards of the applicable housing type per § 13.06.020F, and § 13.06.100F. In R-4 and R-5 Districts, subject to the requirements of § 13.06.020G, § 13.06.100G, and other applicable standards.
Dwelling, Three-Unit	*	*	*	P	P	* In UR Districts, see standards of the applicable housing type per § 13.06.020F, and § 13.06.100F. In R-4 and R-5 Districts, subject to the requirements of § 13.06.020G, § 13.06.100G, and other applicable standards.
Dwelling, multi-unit	*	*	*	P	P	* In UR Districts, see standards of the applicable housing type per § 13.06.020F, and § 13.06.100F. In R-4 and R-5 Districts, subject to the requirements of § 13.06.020G, § 13.06.100G, and other applicable standards.
Dwelling, townhouse	*	*	*	P	P	* In UR Districts, see standards of the applicable housing type per § 13.06.020F, and § 13.06.100F. In R-4 and R-5 Districts, subject to the requirements of § 13.06.020G, § 13.06.100G, and other applicable standards.
Other Residential
Accessory uses and buildings	P	P	P	P	P	Subject to additional requirements contained in § 13.06.020F
Adult family home	P	P	P	P	P	Subject to additional requirements contained in § 13.06.080N
Day care, family	P	P	P	P	P	Must be licensed by the State of Washington.
Emergency Shelter	N	N	CU	CU	CU	Subject to additional requirements contained in § 13.06.080N.
Foster home	P	P	P	P	P
Group housing	P	P	P	P	P	Maximum occupancy is not regulated by the Zoning Code, but is subject to Building Code provisions.
Live/Work	P/CU	P/CU	P	P	P	In UR Districts, permitted or conditionally permitted subject to the Adaptive Reuse of Heritage Building provisions of § 13.06.050A, the Pre-existing non-residential uses provisions of § 13.05.010A, and/or § 13.06.080T. Subject to Live/Work – Work/Live provisions of § 13.06.080I
Mobile home/trailer court	N	N	CU	N	N	Subject to additional requirements contained in § 13.06.090B.
Residential Business	P/CU	P/CU	P/CU	P/CU	P/CU	Residential Business 1. Subject to additional requirements contained in § 13.06.080G. Residential Business 2. Conditionally permitted subject to requirements contained in § 13.05.010A.
Short-term rental (1-2 guest rooms)	P	P	P	P	P	Subject to additional requirements contained in §§ 13.06.080M and 13.06.080A.
Short-term rental (3-9 guest rooms)	N	N	CU	CU	CU	Subject to additional requirements contained in § 13.06.080M.
Short-term rental (entire dwelling)	P	P	P	P	P	Subject to additional requirements contained in § 13.06.080M.
Staffed residential home	P	P	P	P	P	Subject to additional requirements contained in § 13.06.080N.
Retirement home	CU	CU	P	P	P	In UR-1 and UR-2 Districts, conditionally permitted subject to Pre-existing non-residential uses provisions of § 13.05.010A. Subject to additional requirements contained in § 13.06.080N.
Medical and Health Services
Continuing care retirement community	CU	CU	P	P	P	Subject to additional requirements contained in § 13.06.080N.
Detoxification center	CU	CU	CU	CU	CU
Extended care facility	CU	CU	P	P	P	Subject to additional requirements contained in § 13.06.080N.
Hospital	N	N	CU	CU	CU
Intermediate care facility	CU	CU	N	P	P	Subject to additional requirements contained in § 13.06.080N.
Residential care facility for youth	CU	CU	P	P	P	Subject to additional requirements contained in § 13.06.080N.
Residential chemical dependency treatment facility	CU	CU	P	P	P	Subject to additional requirements contained in § 13.06.080N.
Community and Civic Facilities
Assembly facility	CU	CU	P/CU	P/CU	P/CU	Conditionally permitted subject to Pre-existing non-residential uses provisions of § 13.05.010A. Permitted or conditionally permitted subject to Adaptive Reuse of Heritage Building provisions of §§ 13.05.010A and/or § 13.06.080T. Permitted or conditionally permitted subject to Limited Mixed-Use Residential Development provisions. See §§ 13.05.010A and/or 13.06.080U.
Cemetery/Internment services	N/CU	N/CU	N/CU	N/CU	N/CU	New facilities are not permitted. Enlargement of facilities in existence prior to the effective date of this provision (May 27, 1975) may be approved in any zoning district subject to a conditional use permit. See § 13.05.010A.
Confidential shelter	P	P	P	P	P	Subject to additional requirements contained in § 13.06.080N.
Correctional facility	N	N	N	N	N
Cultural institution	CU	CU	P/CU	P/CU	P/CU	Conditionally permitted subject to Pre-existing non-residential uses provisions of § 13.05.010A. Permitted or conditionally permitted subject to Adaptive Reuse of Heritage Building provisions of §§ 13.05.010A and/or 13.06.080T. Permitted or conditionally permitted subject to Limited Mixed-Use Residential Development provisions. See §§ 13.05.010A and/or 13.06.080U.
Detention facility	N	N	N	N	N
Juvenile community facility	CU	CU	CU	CU	CU	Subject to additional requirements contained in § 13.06.080H.
Parks, recreation and open space	P/CU	P/CU	P/CU	P/CU	P/CU	Parks, recreation and open space uses are permitted outright. However, the following parks and recreation features and facilities require a Conditional Use Permit: Destination facilities High-intensity recreation facilities High-intensity lighting Development of more than 20 off-street parking spaces Parks, recreation and open space uses are subject to the requirements of § 13.06.080L, where the above features are defined.
Public service facilities	CU	CU	CU	CU	CU	Unless the specific use is otherwise allowed outright, public service facilities are permitted only upon issuance of a conditional use permit.
Religious assembly	CU	CU	CU	CU	CU
School, public or private	CU	CU	CU	CU	CU
Work release center	N	N	N	N	N	Subject to additional requirements contained in § 13.06.080R.
Commercial Uses
Craft Production	P/CU	P/CU	P/CU	P/CU	P/CU	Permitted or conditionally permitted subject to Live/Work – Work/Live provisions of § 13.06.080I. Conditionally permitted subject to Pre-existing non-residential uses provisions of § 13.05.010A. Conditionally permitted subject to Adaptive Reuse of Heritage Building provisions of §§ 13.05.010A and/or 13.06.080T. Conditionally permitted subject to Limited Mixed-Use Residential Development § 13.06.080U.
Hotel/Motel	N	N	N	N	N
Office	P/CU	P/CU	P/CU	P/CU	P/CU	Permitted or conditionally permitted subject to Live/Work – Work/Live provisions of § 13.06.080I. Conditionally permitted subject to Pre-existing non-residential uses provisions of § 13.05.010A. Conditionally permitted subject to Adaptive Reuse of Heritage Building provisions of §§ 13.05.010A and/or 13.06.080T. Conditionally permitted subject to Limited Mixed-Use Residential Development § 13.06.080U.
Work/Live	N	N	N	N	N
Eating and Drinking Establishments
Brewpub	N	N	N	N	N
Eating and drinking	N	N	CU	P/CU	P/CU	Permitted subject to Live/Work – Work/Live provisions. § 13.06.080I. Permitted or conditionally permitted subject to Adaptive Reuse of Heritage Building provisions. See §§ 13.05.010A and/or 13.06.080T. Conditionally permitted subject to Pre-existing non-residential uses provisions. See § 13.05.010A. UR3, R-4, and R-5: Permitted subject to Limited Mixed-Use Residential Development. See § 13.06.080U. R-5: Minor eating and drinking establishments designed primarily to serve on-site residents and consistent with a restaurant use per § 13.01.060 are permitted, provided they are within retirement homes, continuing care retirement communities, student housing, apartment complexes, or similar facilities.
Microbrewery/winery	N	N	N	N	N
Entertainment and Recreation
Adult retail and entertainment	N	N	N	N	N
Carnival	N	N	N	N	N	Subject to additional requirements contained in § 13.06.080P.
Commercial recreation and entertainment	N	N	N	N	N
Golf Courses	P	P	P	P	P
Theater	CU	CU	P/CU	P/CU	P/CU	Permitted or conditionally permitted subject to Adaptive Reuse of Heritage Building provisions. See §§ 13.05.010A and/or 13.06.080T.
Retail	P/CU	P/CU	P/CU	P/CU	P/CU	Permitted subject to Live/Work – Work/Live provisions of § 13.06.080I. Permitted or conditionally permitted subject to Adaptive Reuse of Heritage Building provisions of §§ 13.05.010A and/or 13.06.080T. Conditionally permitted subject to Pre-existing non-residential uses provisions of § 13.05.010A. Permitted subject to Limited Mixed-Use Residential Development of § 13.06.080U. R-5: Minor retail uses designed primarily to serve on-site residents are permitted, provided they are within retirement homes, continuing care retirement communities, student housing, apartment complexes, or similar facilities.
Marijuana retailer	N	N	N	N	N
Nursery	N	N	N	N	N
Services
Ambulance services	N	N	N	N	N
Animal sales and service	N	N	N	N	N
Building material and services	N	N	N	N	N
Business support services	N	N	N	N	N
Day care center	CU	CU	P/CU	P	P	Subject to additional requirements contained in § 13.06.080E. For UR-3, day care centers with an enrollment limited to 50 or fewer children or adults are permitted, while day care centers for more than 50 children or adults may be allowed subject to the approval of a conditional use permit.
Funeral home	N	N	N	N	N
Personal services	P/CU	P/CU	P/CU	P/CU	P	Permitted subject to Live/Work – Work/Live provisions of § 13.06.080I. Permitted or conditionally permitted subject to Adaptive Reuse of Heritage Building provisions of §§ 13.05.010A and/or 13.06.080T. Conditionally permitted subject to Pre-existing non-residential uses provisions of § 13.05.010A. Permitted subject to Limited Mixed-Use Residential Development of § 13.06.080U. R-5: Minor retail uses designed primarily to serve on-site residents are permitted, provided they are within retirement homes, continuing care retirement communities, student housing, apartment complexes, or similar facilities.
Repair services	N	N	N	N	N
Storage Uses
Warehouse/storage	N	N	N	N	N
Wholesale or distribution	N	N	N	N	N
Self-storage	N	N	N	N	N
Vehicle Related Uses
Commercial parking facility	N	N	N	N	N	Subject to additional requirements contained in § 13.06.090C
Drivethrough with any permitted use	N	N	N	N	N
Fueling station	N	N	N	N	N
Vehicle rental and sales	N	N	N	N	N
Vehicle service and repair	N	N	N	N	N
Vehicle storage	N	N	N	N	N
Industrial
Industry, heavy	N	N	N	N	N
Coal facility	N	N	N	N	N
Chemical manufacturing, processing and wholesale distribution	N	N	N	N	N
Cleaner Fuel Infrastructure	N	N	N	N	N
Petroleum Fuel Facility	N	N	N	N	N
Port, terminal, and industrial; water-dependent or water-related (as defined in Title 19)	N	N	N	N	N
Smelting	N	N	N	N	N
Industry, light	N	N	N	N	N
Vehicle service and repair, industrial	N	N	N	N	N
Research and development industry	N	N	N	N	N
Marijuana processor	N	N	N	N	N
Marijuana producer	N	N	N	N	N
Utilities, Transportation and Communication Facilities
Airport	CU	CU	CU	CU	CU
Communication facility	CU	CU	CU	CU	CU	Antennas for such facilities are subject to the additional requirements contained in § 13.06.080Q.
Heliport	CU	CU	CU	CU	CU
Passenger terminal	N	N	N	N	N
Transportation/freight terminal	N	N	N	N	N
Utilities	CU	CU	CU	CU	CU
Wireless communication facility	CU	CU	CU	CU	CU	Subject to additional requirements contained in § 13.06.080Q and the time limitations set forth in Chapter 13.05, Table H.
Accessory and Temporary Uses
Seasonal sales	TU	TU	TU	TU	TU	Subject to additional requirements contained in § 13.06.080P.
Temporary uses	TU	TU	TU	TU	TU	See § 13.06.080P.
Unlisted Uses
Uses not prohibited by City Charter and not prohibited herein	N	N	N	N	N

Footnotes:
1.	For heritage structures and sites, certain uses that are otherwise prohibited may be allowed, subject to the approval of a conditional use permit. See § 13.05.010A for additional details, limitations and requirements.
2.	Within the JBLM Airport Compatibility Overlay District, the land use and development standards of this section are modified as specified in TMC § 13.06.070F, which shall prevail in the case of any conflict.

Urban Residential Districts (UR-1, 2 and 3) Development Standards.

Housing types, densities, scale, and lot standards (see Footnote 1).

ZONE NAME	Urban Residential 1 (UR-1)	Urban Residential 2 (UR-2)	Urban Residential 3 (UR-3)
Housing Types permitted	Houseplexes Backyard Buildings Rowhouses Courtyard Housing (detached)	Houseplexes Backyard Buildings Rowhouses Courtyard Housing (all)	Houseplexes Backyard Buildings Rowhouses Courtyard Housing (all) Multiplexes
Additional Uses Permitted	See TMC § 13.06.020E.4		See TMC § 13.06.020E.4
Lot Size, minimum	2,500 square feet (except for Unit Lots per the provisions of TMC § 13.04.093)
Lot Size, minimum	Separate ownership of dwelling units will be permitted through Unit Lot Subdivisions. Alley lot area credit: Half of the width of abutting alleys which are utilized for vehicular access to the lot may be counted toward the required minimum lot area.
Lot Width, minimum	Minimum lot width is 25 feet (except for unit lots - see TMC § 13.04.093).
Lot Frontage, minimum	Minimum lot frontage is 25 feet (except for unit lots – see TMC § 13.04.093).
Lot Frontage, minimum	Pipestem lots are not required to meet the minimum lot frontage requirements, provided the access easement or lot extension to such pipestem lot has a minimum width of 10 feet.
Density, maximum units per site area	1/1500 SF	1/1000 SF	1/750 SF
Density with Bonus, maximum units per site area	Bonus 1: 1/1000 SF Bonus 2: 1/750 SF	Bonus 1: 1/750 SF Bonus 2: 1/500 SF	Bonus 1: 1/500 SF Bonus 2: 1/375 SF
Density Notes	All units on the lot count toward the maximum density or maximum bonus density, including those in separate buildings or in any combination of housing types. In no case shall the total number of units on a lot exceed the maximums in this table. Legal lots of record as of February 1, 2025 which do not meet the minimum area, setbacks and/or frontage requirements are allowed a minimum of 4 dwellings in the UR-1, 6 dwelling units in the UR-2, and 8 dwelling units in the UR-3, along with the ability to provide 2 additional dwellings through use of the Bonus 1 program.
Critical Areas Density Bonus	Critical Areas Protection Ordinance Residential Density Bonus: Per Section 13.11.260, in order to provide flexibility to avoid critical area impacts, minimum lot sizes and setbacks may be reduced in association with Critical Areas approvals.
Planned Residential Districts (PRDs)	Existing PRDs remain in effect, minor modifications allowed. No new PRDs may be created.
Floor Area Ratio (FAR), maximum	1 to 2 units: 0.6 3 or more units: 0.8	1 to 2 units: 0.8 3 or more units: 1.0	1 to 2 units: 1.0 3 or more units: 1.2
Floor Area Ratio (FAR), maximum with Bonus	Bonus 1: 1.0 Bonus 2: 1.2	Bonus 1: 1.2 Bonus 2: 1.6	Bonus 1: 1.6 Bonus 2: 2.0
Height, maximum	35 feet 25 feet high in rear 25 feet of lot		35 feet
	15 feet for accessory buildings.
	Buildings within a View Sensitive Overlay district are subject to additional restrictions per § 13.06.070A. Certain specified uses and structures are allowed to extend above height limits, per Section 13.06.602.
Height with Bonus, maximum	Bonus 1 and 2: 35 feet, including 35 feet in rear yard		45 feet
Number of Stories, maximum	3		3 Bonus 1: 4 Bonus 2: 5
Height flexibility with tree retention	See TMC § 13.06.020F.3
Front Setback, minimum	15 feet		10 feet
Front Setback, minimum	Exception: porches, entries, and residential transition areas may be located within the front setback per the provisions of TMC § 13.06.010H.
Front Setback, minimum with Bonus	Bonus 1: 10 feet Bonus 2: 5 feet		Bonus 1: 7.5 feet Bonus 2: 5 feet
Front Setback Averaging	Refer to Diagrams G.1 and G.2.
*Front Setback on Pedestrian Streets, maximum** * as designated in TMC § 13.06.010D	Between 5 feet and 15 feet from the front lot line abutting the pedestrian street right-of-way for a minimum of 50 percent of the pedestrian street frontage. Exception: porches, entries and residential transition areas may be located within 5 feet of the lot line abutting the pedestrian street right-of-way per the provisions of TMC § 13.06.010H. Exemptions: • Additions to legal, nonconforming buildings are exempt from maximum setbacks, as long as the addition does not contribute to the nonconformance. • When a public easement precludes compliance with this standard, the setback requirement shall be measured as close as possible to the easement, while also providing entry requirements. • Public facilities on sites greater than 5 acres shall be exempt from maximum setbacks. This exemption shall expire upon the establishment of a new Institutional Zoning designation, an Institutional Master Plan process, or similar zoning process for reviewing, evaluating and approving large, public, campus-like facilities. • Within parks, recreation and open space uses, accessory or ancillary structures, such as restroom buildings, playground equipment and picnic shelters, are exempt from the maximum setback standards.
Side Setback, minimum	5 feet or 8 feet on sides of buildings when there are units in that building whose primary entrance faces that same side yard
Side Setback, minimum	Except side yards accessing new Backyard Buildings behind existing structures that cannot comply due to existing conditions or due to retaining existing buildings may only setback 5 feet. Refer to housing types in § 13.06.100F for measurement of Rowhouse side yards.
Rear Setback, minimum	15 feet		10 feet
Rear Setback, minimum	Refer to housing types in 13.06.100F for exceptions to Backyard Buildings and Courtyard Housing. May be measured from centerline of alley where exists.
Rear Setback, minimum with Bonus	Bonus 1: 10 feet Bonus 2: 5 feet		Bonus 1: 7.5 feet Bonus 2: 5 feet
Setback flexibility with tree retention	See TMC § 13.06.020F.3
Pipestem Lot Setbacks	Pipestem lots shall provide a minimum of 5 feet on all sides; and shall provide a front and rear setback on two opposite sides.
Building Separation on Lot, minimum	Minimum 6-foot separation between buildings, 10 feet when buildings are taller than 25 feet and for spaces oriented to the right-of-way
Parking stalls per unit, minimum	Refer to Site Development Standards Section 13.06.090C, Table 1, Off Street Parking Areas
Bicycle Parking	Refer to Site Development Standards Section 13.06.090G, Short and Long Term Bicycle Parking
Amenity Space per lot area	10 percent	7.5 percent	5 percent
	See TMC § 13.06.100F.4
Tree Credits, minimum (Canopy coverage of lot equivalent)	30 percent	25 percent	20 percent
Calculating Tree Credits	Refer to Site Development Standards Section 13.06.090B.3.e
Tree Credits, minimum with Bonus	Bonus 1: 25 percent Bonus 2: 20 percent	Bonus 1: 20 percent Bonus 2: 15 percent	Bonus 1: 15 percent Bonus 2: 10 percent

Footnotes:
1.	Within the JBLM Airport Compatibility Overlay District (ACD), the land use and development standards of this section are modified as specified in TMC § 13.06.070F, which shall prevail in the case of any conflict. Bonuses are not available in the ACD.

Urban Residential (UR) District bonuses.

Applicability. Within UR Districts, development standards bonuses are available in exchange for the provision of public benefits with middle housing development. The bonus provisions allow for projects to be eligible to utilize more flexible and generous development standards, as specified in TMC § 13.06.020F.1, in exchange for specified public benefits – dedicated affordability or retention of existing buildings while adding additional dwellings to the lot. The bonuses are offered in two tiers, corresponding to the specific public benefits being provided. The bonus standards are not limited to the units subject to the achieving the bonus (i.e. affordable units, units located within a retained building) and they apply to the entire development.

Diagram F.1. Diagram showing bonuses.

Purpose. The Urban Residential (UR) Districts are intended to promote a range of housing types, including middle housing, with development standards formulated to ensure reasonable compatibility with residential scale and patterns. Middle housing promotes multiple benefits in and of itself, including housing supply, choice and affordability, sustainability and transportation choices. The bonus program is intended to promote public benefits above and beyond those associated with middle housing. The two public benefits being promoted—dedicated affordability and the retention of existing buildings while adding dwellings to the lot—were selected to promote Comprehensive Plan policies, to address community priorities, and to comply with state law. In exchange for the specified public benefits, the project can utilize any and all of the development standards bonuses described in TMC § 13.06.020F.1. The bonuses have been crafted to offer significant value to middle housing development, while achieving the intended public benefits and still maintaining a reasonable balance of compatibility with neighborhood scale and residential patterns.

Public benefits. The following table details the public benefits options available in exchange for each bonus level:

Bonus Tier 1 (meet one of the two options)	OPTION 1: Provision of affordability. Two units or 20 percent of total units at moderately affordable levels per the standards and requirements of TMC Chapter 1.39 Affordable Housing Bonuses Administrative Code—and specifically at the affordability levels specified in TMC § 1.39.040. Fee in lieu of provision of affordable units is acceptable.
	OPTION 2: Retention of an existing primary building along with the addition of at least one dwelling to the site. To count as building retention, the structure may be remodeled and modified, subject to limitations, or left unremodeled or unmodified. Exterior alterations are subject to requirements in TMC § 13.06.020F.2.e
Bonus Tier 2	Provision of all units (100%) at deeper affordability levels per the standards and requirements of TMC Chapter 1.39 Affordable Housing Bonuses Administrative Code – and specifically at the affordability levels specified in TMC § 1.39.040. Fee in lieu of provision of affordable units will not be accepted.

Additional Urban Residential (UR) Bonus Program requirements.

(1)

In no case, regardless of how many bonus features are incorporated, can the additional development flexibilities exceed the maximums authorized in TMC § 13.06.020F.1.

(2)

UR bonuses may be combined with other bonuses and incentives, including the Multifamily Tax Exemption Program per TMC Chapter 13.17.

(3)

Public benefits are not subject to variance.

UR Bonus Tier 1: Option 2 requirements for exterior alterations. To ensure retained existing structures continue to contribute to the area’s unique history and character, any alterations to the building’s exterior must be consistent with the following standards:

(1)

Exterior materials. Change of exterior materials, including cladding and roof surfaces, and colors are permitted.

(2)

Windows and doors. Existing window and doors located on the front building facade may be replaced but opening locations and sizes shall be maintained, except as described below. Replacement of windows with doors for new units and de-minimus variation in location and size is permitted when replacements are proposed. Addition of new window and doors where none previously existing is permitted. These limitations do not apply to the modification, including removal, of windows and doors on other facades.

(3)

Porches. Existing porches and other covered entrance features located on the front building façade must be preserved. Additionally, such features may be added or expanded consistent with applicable development standards.

(4)

Garages. Conversion of existing garages to enclosed or semi-enclosed non-vehicular space is permitted when there is access to a paved alley or a walking path to the street.

(5)

Additions.

•	The design of any new addition should be harmonious with the composition of the existing building.
•	Facade. Building additions shall either be distinguished from the existing building in at least one of the following ways: Setback) the addition is set at least 10 ft. behind the existing building’s exterior wall that is nearest the front lot line; Modulation) the addition’s front façade is separated from the existing building by a vertical modulation a minimum depth and width of at least 3 and 5 feet, respectively; or, shall be inline with the existing front façade and incorporate distinguishing architectural or building design features so as to be in character with or complementary with the existing structure.
•	Height. The building’s height may be increased provided that the vertical addition meets height limits and is generally consistent with or complementary with distinguishing building design features of the existing structure.

(6)

Building preservation. A minimum of the following portions of the building must be retained with any alterations. These limits only apply to the portions of the building that meet the age qualifications of a building.

•	At least 50% of building’s footprint
•	100% of the front, street-facing facade
•	50% of the building’s exterior walls shall be preserved and remain exterior wall.

Flexibility for tree retention. Flexibility for certain development standards are available when retaining an existing tree over 12 inches DBH, pursuant to the requirements of TMC § 13.06.090, including the following:

Height flexibility for retaining at least one tree:

(1)

UR-1 and UR-2 districts: 35 feet tall maximum in rear yard.

(2)

UR-3 district: 45 feet maximum.

Front and rear setback flexibility:

(1)

UR-1 and UR-2 districts: 10 feet minimum for retaining one tree at least 12” DBH. 5 feet minimum for retaining a tree grove.

(2)

UR-3 district: 7.5 feet minimum for retaining one tree at least 12” DBH. 5 feet minimum for retaining a tree grove.

Side setback flexibility in all UR districts:

(1)

For retaining at least one tree at least 12” DBH: side setback can be reduced to 5 feet when accessing units, provided that retaining walls, utility meters or other permanent obstructions do not reduce usable width below 4 feet.

Parking quantity flexibility in all UR districts – see Section 13.06.090B.3.g.(8).

Incentives for ownership opportunities. Flexibilities to certain development standards is provided in order to incentivize developments that create new homeownership opportunities to owner-occupant households earning no more than 150 percent of the Pierce County family median income for at least the first 5-years from certification of occupancy. To ensure compliance, a binding title restriction conforming to City requirements shall be recorded on the property.

Incentives. The following development standards are modified as provided herein for qualifying homeownership projects:

(1)

The rear yard height limit in the UR-1 and UR-2 districts is raised to 35-feet.

(2)

No alley access is required if the alley is not currently developed.

(3)

The on-site tree credit requirement is reduced to the minimum “floor” level without requiring Tree Credit Fees or Canopy Loss Fees.

Incentives for accessory dwelling units. Flexibilities to certain development standards is provided to current owner-occupant households earning no more than 150 percent of the Pierce County family median income. Incentives would be available when adding up to two Accessory Dwelling Units (ADUs) on their own property and adding a binding title restriction that one of the units will be owner occupied for at least the first 5-years from certification of occupancy.

Incentives. The following development standards are modified as provided herein for qualifying homeownership projects:

(1)

The rear yard height limit in the UR-1 and UR-2 districts is raised to 35-feet.

(2)

No alley access is required if the alley is not currently developed.

(3)

The on-site tree credit requirement is reduced to the minimum “floor” level without requiring Tree Credit Fees or Canopy Loss Fees.

Residential (R-4 and R-5) District development standards.

	R-4	R-5
1. Minimum Lot Area (in square feet, unless otherwise noted)
a. Purpose.
b. Single-unit detached dwellings	2,500	2,500
c. Two-unit dwellings	3,750	3,500
d. Three-unit dwellings	5,000	4,500
e. Multi-unit dwellings	6,000	6,000
f. Townhouse dwellings	1,000	1,000
g. Pre-existing lots	A lot which was a single unified parcel of land as indicated by the records of the Pierce County Auditor as of May 18, 1953 or a lot which was configured legally to conform to the applicable requirements but which became nonconforming as a result of subsequent changes to this chapter or other official action by the City, and which has been maintained in that configuration since, having an average width, frontage, or area that is smaller than the applicable minimum requirements may be occupied by a single-unit dwelling; provided all other applicable requirements are complied with, including required setbacks, yards and design standards.
h. Critical Areas Density Bonus	Critical Areas Protection Ordinance Residential Density Bonus: Per Section 13.11.260, in order to provide flexibility to avoid critical area impacts, minimum lot sizes and setbacks may be reduced in association with Critical Areas approvals.
i. Planned Residential Districts	In the past, exceptions to the standard provisions of this section were permitted through the provisions of Section 13.06.070. No new PRDs may be created. Existing PRDs remain in effect, and minor modifications are allowed.
2. Lot Measurements (in feet)
a. Purpose.
b. Minimum Average Lot Width – Standard Lots	25 16 for townhouse dwellings; 32 for two-unit dwellings	25
c. Minimum Lot Frontage	25	25
	The minimum lot frontage requirement does not apply to townhouse dwellings. Pipestem lots which only serve one single-unit dwelling are not required to meet the minimum lot frontage requirements, provided the access easement or lot extension to such pipestem lot has a minimum width of 10 feet.
3. Building Coverage (total building coverage / lot area x 100 = percentage)
a. Purpose.
b. Maximum building coverage, percent of lot	65	65
c. Bonus	Corner Lot: May add an additional 10% of the lot area to the total lot area for the purpose of calculating the maximum building coverage allowance. Alley: Lots with an alley may count 50% of the abutting alley as lot area for calculating the maximum allowable building coverage.
d. Exceptions	Usable Yard Space that is covered, but not enclosed, shall not count towards the maximum building coverage.
4. Minimum Density (units per net acre)
a. Purpose.	Accessory dwelling units, conversion of existing single-unit to more than one unit, and one infill single-unit house on sites currently developed with one, are exempt from minimum-density requirements.
b. Standard	18	22
5. Max. Height Limits (in feet)
a. Purpose.
b. Main Buildings	60	150
c. Accessory Buildings	15-feet
d. Exceptions	Buildings within a View Sensitive Overlay district are subject to the additional height restrictions contained in § 13.06.070A. Certain specified uses and structures are allowed to extend above height limits, per Section 13.06.010.
6. Setbacks (in feet)	These residential setback requirements are designed to provide yard areas that help to minimize impacts between neighboring uses, allow space for recreational activities, allow access to light and air, serve as filtration areas for storm water run-off, provide a level of privacy and comfort, provide emergency and utility access around and into buildings, provide public view corridors, create a pleasing, rhythmic streetscape, promote consistency with existing development patterns, and promote the desired character of residential neighborhoods. Certain conditional uses may require different minimum setbacks. See Section 13.05.010A.
a. Minimum Front Setback, except where Build-to Area is required	15	10
b. Build-to Area for lots located on a designated pedestrian street (see Section 13.06.010D).	Occupied structures must be located between 5 feet and 20 feet from the front lot line abutting the pedestrian street right-of-way for a minimum of 50% of the pedestrian street frontage. Exception: porches, entries, landscaping and residential transition areas may be located within 5 feet of the lot line abutting the pedestrian street right-of-way. Exemptions: • Additions to legal, nonconforming buildings are exempt from maximum setbacks, provided, the addition reduces the level of nonconformity as to maximum setback. • When a public easement precludes compliance with this standard, the setback requirement shall be measured from the back edge of the easement. • Public facilities on sites greater than 5 acres shall be exempt from Build-to Area requirements. This exemption shall expire upon the establishment of a new Institutional Zoning designation, an Institutional Master Plan process, or similar zoning process for reviewing, evaluating and approving large, public, campus-like facilities. • Within parks, recreation and open space uses, accessory or ancillary structures, such as restroom buildings, playground equipment and picnic shelters, are exempt from the maximum setback standards.
c. Townhouse Dwelling Minimum Front Setback	For townhouse dwellings, the minimum front yard setback shall apply only along the front property line of the development, and not to property lines internal to the development. For additional townhouse development requirements, see Section 13.06.020H.
d. Vehicular Doors Facing the Front Or Corner Street Property Line	Vehicular doors that face the front or corner street property line, where such property line abuts a public street or private road, shall be setback a minimum of 20 feet from the front or corner street property line or private road easement.
e. Pipestem Lot Setback	Pipestem lots shall provide the required front setback along one of the property lines that abut or are nearest to the accessway/lot extension. The accessway/lot extension shall not be included when measuring the setback. The front yard setback will determine the orientation of the other required setbacks.
f. Front Setback Averaging	For residential uses, the minimum front yard setback shall be either the minimum front setback required for the zoning district in which it is located (as noted above) or the average of the front yard setbacks provided by the structures on either side, whichever is less. Refer to Diagram G.1. (1) Where a side property line abuts the rear property line of an adjacent corner lot (see example below), the front yard setback for the main building shall be either the average of the adjacent side and front setbacks provided by the structures on either side, or the minimum front yard setback required for the zoning district in which it is located, whichever is less. Refer to Diagram G.2. (2) For properties where one side abuts an undeveloped lot, a street or an alley, the setback shall be equal to that provided by the one abutting house. (3) In no case shall averaging be construed to require a greater setback than the standard minimum setback required by the regulations of the district.
g. Minimum Side Setback (Interior Lots)	5	5 feet for buildings less than 6 stories Each side yard setback shall be increased 1-feet in width for each story, or part thereof, above 6 stories.
h. Townhouse Dwelling Minimum Side Setback	For townhouse dwellings, the minimum side yard setback shall apply only along the side property lines of the development, and not to property lines internal to the development. For additional townhouse development requirements, see Section 13.06.100.
i. Minimum Side Setback (Corner Lots)	On corner lots, the side yard setback regulations shall be the same as for interior lots, except where the rear lot line of a corner lot abuts the side lot line of a lot in the rear (see example below). In this case, there shall be a side yard setback on the street-side of such corner lot of not less than one-half of the front yard setback provided on the lot in the rear, but such side yard setback need not exceed half the standard front yard setback requirement for the district. In no case, however shall the side yard setback be less than five feet. Refer to Diagram G.3
j. Minimum Rear Setback	25 feet 20 feet for mobile home parks	20
k. Townhouse Dwelling Minimum Rear Setback	For townhouse dwellings, the minimum rear yard setback shall apply only along the rear property line of the development, and not to property lines internal to the development. For additional townhouse development requirements, see Section 13.06.020H.
7. Minimum Amenity Space
a. Purpose.
b. Single-Unit Dwelling	All single-unit dwellings shall provide a contiguous rear or side outdoor amenity space equivalent to at least 10% of the lot size. This amenity space shall be subject to the following limitations: • Have no dimension less than 15-feet, except for lots that are less than 3500 SF, where the minimum dimension shall be no less than 12 feet; • Not include structures, parking, alley or driveway spaces or required critical areas and buffers; • Not be located in the front yard, with the exception of front porches, which may be counted towards the overall outdoor amenity space requirement where meeting the design standards in f.1 below. For through lots, the required outdoor amenity space may be located within the “functional rear yard” (see Subsection G.6 for additional information about “functional rear yards”). Refer to Diagram G.4.
c. Duplex/Triplex	Duplex and triplex development shall provide at least 400 square feet of outdoor amenity space for each dwelling unit. Private and common amenity space must meet the design requirements specified in f. below.
d. Townhouse	At least 300 square feet of private outdoor amenity space and 100 square feet of common outdoor amenity space is required for each townhouse. Private and common amenity space must meet the design requirements specified in f. below.
e. Multi-unit dwellings	At least 20% of the lot area is required to be outdoor amenity space. A minimum of 35% of the amenity space shall be provided in common. The remainder can be provided as private or common amenity space. Private and common amenity space must meet the design requirements specified in f. below.
f. Amenity Space Design	(1) Private Amenity Space. To qualify, private amenity space must meet the following standards: • Have no dimension less than 15-feet, except where lots are less than 3500 total SF, in which case the minimum single dimension of outdoor usable yard space shall be no less than 12 feet. • Private amenity space shall be direct and immediately accessible from the dwelling unit or a bedroom. • Private amenity space may be provided as balconies, porches, decks, patios or yards. To qualify as amenity space, such spaces shall be at least 50 square feet, with no dimension less than five feet.
	(2) Common Amenity Space. This includes landscaped courtyards or decks, front porches, community gardens with pathways, children’s play areas, or other multi-purpose outdoor recreational and/or green spaces. Requirements for (and limitations on) common amenity spaces include the following: • No dimension shall be less than fifteen feet in width. • Spaces shall be visible from multiple dwelling units and positioned near pedestrian activity. • Spaces shall feature paths, landscaping, seating, lighting and other pedestrian amenities to make the area more functional and enjoyable. • Individual entries shall be provided onto common amenity space from adjacent ground floor residential units, where applicable. • Spaces should be oriented to receive direct sunlight for part of the day, facing east, west, or (preferably) south, when possible. • Common amenity space shall be open to the sky, except for clear atrium roofs and shared porches. A maximum of 25% of the common amenity space may be covered but not enclosed. • Shared porches qualify as common amenity space provided no dimension is less than eight feet.
	(3) Interior recreational space (for multi-unit development only). Interior recreational space includes swimming pools, fitness centers, and other recreation spaces that are located within the primary structure or as an accessory structure. Interior recreational spaces may be used to meet up to 35% of the overall amenity space requirement.
	(4) Rooftop decks may be used to meet the amenity space requirements. To qualify, rooftop decks must meet the following standards: • No more than 50% of the rooftop deck may be used to meet private amenity space requirements. • Must include amenities such as seating areas and landscaping. • Must feature appropriate hard surfacing to encourage active use. • Must include lighting for residents’ safety. • No dimension shall be less than 15 feet in width.
	(5) Landscaping. Up to 35% of the amenity space may be comprised of landscaping, including groundcover and shrubs.
	(6) Vehicular access areas shall not count as amenity space.
g. Amenity Space Exceptions	(1) Critical Area Exception: • When the lot contains identified critical areas and/or buffers, said critical areas and/or buffer area shall be excluded from the lot size calculation for determining the required usable yard space required on site. • For usable yard space required on a per unit basis, critical areas and/or buffer areas may be counted towards the landscaping allowance. (2) Proximity to Active Public Recreation: • When the site is located within a quarter mile accessible walking distance of a public park or school that has attractive, well-maintained outdoor recreation facilities regularly available to the public on a long-term basis, the common amenity space requirement may be waived, reducing the overall required amenity space to 13 percent of the lot area for multi-unit development and 300 total square feet for townhouses.
h. Acceptable Yard Space Examples	Balconies are a good source of private yard space.	Above: Examples of common open space.	Example of a shared rooftop deck.
8. Tree Credits
a. Purpose.
b. Tree Credits, minimum	20 percent	15 percent
c. Calculating Tree Credits	Refer to Site Development Standards Section 13.06.090B.2.d.(1)(a)
d. Other standards and flexibility	Trees planted to meet this requirement are subject to the standards in Section 13.06.090B landscaping requirements applicable to all required landscaping. Trees may be located within private or common Amenity space. Tree retention credits from Section 13.06.090B may be applied.
e. Enforcement	Violations of the provisions of this section are subject to Code Enforcement, per TMC § 13.05.150.

Diagram G.1 showing front setback averaging in UR and R districts.

Diagram G.2 showing front setback averaging at corner lots in Urban Residential (UR) and Residential (R) districts.

Diagram G.3 showing side setback averaging in Residential (R) districts.

Diagram G.4 showing amenity space in Residential (R) districts.

Accessory building standards. Accessory buildings permitted per Section 13.06.020, such as garages, sheds, common utility and laundry facilities, and business offices and recreational facilities for mobile home/trailer courts and multi-unit residential uses, are subject to the following location and development standards:

The total square footage of all accessory building footprints shall be no more than 85 percent of the square footage of the main building footprint and no more than 15 percent of the square footage of the lot, not to exceed 1,000 square feet. For lots greater than 10,000 square feet, the total square footage of all accessory building footprints shall be no more than 10 percent of the square footage of the lot (the other limitations applicable to smaller properties outlined above shall not apply).

Illustrative diagram of accessory building size limitations

A stable shall be located at least 25 feet from any street right-of-way line and at least seven and one-half feet from any side lot line. The capacity of a private stable shall not exceed one horse for each 20,000 square feet of lot area.

An accessory building shall contain no habitable space. Plumbing shall not be permitted in an accessory building without a finding by the Building Official that such plumbing is not to be utilized in conjunction with habitable space within the accessory building or will not permit the accessory building to be utilized as habitable space.

Detached accessory buildings shall be located on the same lot or parcel on which the main building is situated. A detached accessory building may remain on a lot or parcel where no main building exists: (1) in the event the main structure on a lot is damaged or for other reason, is required to be removed; or (2) if the property is subdivided in such a manner that the detached accessory building would be located on a separate building site. In either case, a building permit for construction of a main structure shall be required to be obtained within one year of removal or division of property and substantial construction completed in accordance with the plans for which the permit was authorized.

Detached accessory buildings shall be located behind the front wall line of the main building on a lot, and shall not be located in the required side yard setback area of the main building.

For through lots, if there is an established pattern of “functional front and rear yards,” detached accessory buildings shall be allowed in the “functional rear yard.” A “functional rear/front yard” shall be defined by the established pattern of the block, based on the orientation of existing dwellings and location of existing detached buildings. If there is no defined pattern, a locational variance shall be required to allow the accessory structure in the front yard. The required front setback for such an accessory building shall be the same as for a primary building as set forth in TMC § 13.06.020F.

For garages that include vehicular doors facing the front or corner street property line, the building or portion of the building with such doors shall be setback at least 20 feet from the front or corner street property line or private road easement.

Detached accessory buildings located on corner lots shall provide the main building side yard setback along the corner side property line. When the rear lot line of a corner lot abuts the side lot line of the lot in the rear, no accessory building shall be located less than the interior side yard setback for the site’s zoning district.

Except as noted below, commercial shipping and/or storage containers shall not be a permitted type of accessory building in any residential zoning district.

Shipping and/or storage containers may be allowed as a temporary use, subject to the limitations and standards in Section 13.06.080P.

Shipping and/or storage containers may be allowed on a site with a valid conditional use permit, subject to the following standards:

(1)

On sites less than 5 acres, shipping container shall not be located between the building and street right-of-way. On corner lots, this applies to front and side.

(2)

On sites less than 5 acres, on corner lots, shipping container shall be setback further than the side wall of the main building.

(3)

Shipping containers shall be screened from any Residential District when adjacent to or across street and/or alley from the Residential District. The shipping container must be screened by a minimum 6-foot tall solid wood fence and/or landscaping.

(4)

Shipping containers cannot be stacked.

(5)

Shipping containers must meet, at a minimum, the setbacks of the main building.

(6)

If any of these standards cannot be met, a shipping container may be located as a Temporary Use for a reduced time and subject to the standards for a Temporary Use. See TMC § 13.06.080P.

Parking quantity requirements and additional development standards are provided in Sections 13.06.602 and 13.06.090, including Section 13.06.090C.

Townhouse standards. Refer to Section 13.06.100 for design standards that apply to all townhouse developments in R-Districts.

References to common requirements.

§ 13.01	Definitions.
§ 13.05.010	For Land use permits, including conditional use and variance criteria.
§ 13.06.010	General provisions (contains certain common provisions applicable to all districts, such as general limitations and exceptions regarding height limits, yards, setbacks and lot area, as well as nonconforming uses/parcels/structures.)
§ 13.06.070	Overlay districts (these districts may modify allowed uses and/or the development regulations of the underlying zoning district.)
§ 13.06.080	For Residential Businesses and Short-term rentals.
§ 13.06.090B	Landscaping standards.
§ 13.06.090C	Off-street parking areas.
§ 13.06.090D	Loading spaces.
§ 13.06.090F	Pedestrian and bicycle support standards.
§ 13.06.090H	Transit support facilities.
§ 13.06.090I	Signs standards.
§ 13.06.100	Building design standards.

(Previously codified as 13.06.100, relocated to § 13.06.020 by Ord. 28613 Ex. G, 2019-09-24; Ord. 28725 Exs. A and F, 2020-12-08; Ord. 28786 Ex. A, 2021-11-16; Ord. 28793 Ex. B, 2021-12-07; Ord. 28821 Ex. H, 2022-06-28; Ord. 28903 Ex. A, 2023-08-15; Ord. 28906 Ex. C, 2023-08-15; Ord. 28986 Ex. D, 2024-11-19; Ord. 29042 Ex. A, 2025-06-24)

§ 13.06.030 Commercial Districts.

Applicability. The following tables compose the land use regulations for all districts of Section 13.06.030. All portions of Section 13.06.030 apply to all new development of any land use variety, including additions and remodels, in all districts in Section 13.06.030, unless explicit exceptions or modifications are noted. The requirements of Section 13.06.030A through Section 13.06.030C are not eligible for variance. When portions of this section are in conflict with other portions of Chapter 13.06, the more restrictive shall apply.

District purposes. The specific purposes of the Commercial Districts are to:

Implement goals and policies of the City’s Comprehensive Plan.

Implement Growth Management Act goals, county-wide, and multi-county planning policies.

Create a variety of commercial settings matching scale and intensity of use to location.

Attract private investment in commercial and residential development.

Provide for predictability in the expectations for development projects.

Allow for creative designs while ensuring desired community design objectives.

Districts established.

T Transitional District. This district is intended as a transition between commercial or institutional areas and residential areas. It may also provide a transition between residential districts and commercial districts on arterial street segments supported by the Comprehensive Plan. It primarily consists of office uses with negligible off-site impacts. It is characterized by lower traffic generation, fewer operating hours, smaller scale buildings, and less signage than general commercial areas. Residential uses are also appropriate. A T Transitional District may, in limited circumstances, also be applied to locations that meet the unique site criteria of the Comprehensive Plan. This classification is not appropriate inside a designated mixed-use center.

C-1 General Neighborhood Commercial District. This district is intended to contain low intensity land uses of smaller scale, including office, retail, and service uses. It is characterized by less activity than a community commercial district. Building sizes are limited for compatibility with surrounding residential scale. Residential uses are appropriate. Land uses involving vehicle service or alcohol carry greater restriction. This classification is not appropriate inside a plan designated mixed-use center or residential area.

C-2 General Community Commercial District. This district is intended to allow a broad range of medium-to high-intensity uses of larger scale. Office, retail, and service uses that serve a large market area are appropriate. Residential uses are also appropriate. This classification is not appropriate inside Comprehensive Plan designated mixed-use centers or low-intensity areas.

PDB Planned Development Business District. This district is intended to provide limited areas for a mix of land uses that includes warehousing, distribution, light assembly, media, education, research, and limited commercial. The developments in this district are intended to have fewer off-site impacts than would be associated with industrial or community commercial areas. Retail uses are size limited and signage is reduced. These areas should be designed for improved residential compatibility on boundaries by landscaping and other design elements. Sites should have reasonably direct access to a highway or major arterial. This district is not appropriate inside Comprehensive Plan designated mixed-use centers or low-intensity areas.

District use restrictions.

The following use table designates all permitted, limited, and prohibited uses in the districts listed. Use classifications not listed in this section or provided for in this section are prohibited, unless permitted via Section 13.05.080.

Use table abbreviations.

P = Permitted use in this district.

CU = Conditional use in this district. Requires conditional use permit, consistent with the criteria and procedures of Section 13.05.010A.

TU = Temporary Uses allowed in this district subject to specified provisions and consistent with the criteria and procedures of Section 13.06.080P.

N = Prohibited use in this district.

District use table – Commercial Districts (§ 13.06.030).[1]

Uses (Table Footnote 3)	T	C-1	C-2¹	PDB	Additional Regulations (See Footnotes 2 and 3 at bottom of table)
Agriculture and Natural Resources
Agricultural uses	CU	CU	CU	CU	Such uses shall not be located on a parcel of land containing less than 20,000 square feet of area. Livestock is not allowed.
Mining and quarrying	N	N	N	N	Existing surface mines are permitted as conditional uses, subject to specific requirements in § 13.06.080, Subsection O.
Urban horticulture	N	N	N	N
Residential Uses
Dwelling Types/Housing Types
Houseplex	n/a	n/a	n/a	n/a
Backyard Building	n/a	n/a	n/a	n/a
Rowhouse	n/a	n/a	n/a	n/a
Courtyard Housing	n/a	n/a	n/a	n/a
Multiplex	n/a	n/a	n/a	n/a
Dwelling, accessory (ADU)	P	P	P	P	Subject to additional requirements contained in § 13.06.080A.
Dwelling, one-unit	P	P	P	P	Subject to additional requirements pertaining to accessory building standards as contained in § 13.06.020H.
Dwelling, two-unit	P	P	P	P	Subject to additional requirements pertaining to accessory building standards as contained in § 13.06.020H.
Dwelling, three-unit	P	P	P	P	Subject to additional requirements pertaining to accessory building standards as contained in § 13.06.020H.
Dwelling, multi-unit	P	P	P	P
Dwelling, townhouse	P	P	P	P
Other Residential
Adult family home	P	P	P	P	See definition for bed limit.
Day care, family	P	P	P	P
Emergency shelter	CU	CU	P	CU	See § 13.06.080N
Foster home	P	P	P	P
Group housing	P	P	P	P
Live/Work	P	P	P	P	Projects incorporating live/work in new construction shall contain no more than 20 live/work units. Subject to additional requirements contained in § 13.06.080I.
Mobile home/trailer court	N	N	CU	N
Residential business	P	P	P	P	Subject to additional requirements contained in § 13.06.080G
Retirement home	P	P	P	P	See § 13.06.080N.
Short-term rental (1-2 guest rooms)	P	P	P	P	Subject to additional requirements contained in §§ 13.06.080M and 13.06.080A.
Short-term rental (3-9 guest rooms)	P	P	P	P	Subject to additional requirements contained in §§ 13.06.080M and 13.06.080A.
Short-term rental (entire dwelling)	P	P	P	P	Subject to additional requirements contained in §§ 13.06.080M and 13.06.080A.
Staffed residential home	P	P	P	P	See § 13.06.080N. See definition for bed limit.
Medical and Health Services
Continuing care retirement community	P	P	P	P	See § 13.06.080N.
Detoxification center	N	N	N	N
Extended care facility	P	P	P	P	See § 13.06.080N
Hospital	N	CU	CU	N
Intermediate care facility	P	P	P	P	See § 13.06.080N.
Residential care facility for youth	P	P	P	P	See § 13.06.080N. See definition for bed limit.
Residential chemical dependency treatment facility	P	P	P	P	See § 13.06.080N.
Community and Civic Facilities
Assembly facility	CU	P	P	P
Cemetery/Internment services	N	N	N	N	New facilities are not permitted. Enlargement of facilities in existence prior to the effective date of this provision (May 27, 1975) may be approved in any zoning district subject to a conditional use permit.
Confidential shelter	P	P	P	P	See § 13.06.080N. Limit: 15 residents in T District.
Correctional facility	N	N	N	N
Cultural institution	P	P	P	N
Detention facility	N	N	N	N
Juvenile community facility	N	N	N	N	Prohibited except as provided for in § 13.06.080H.
Parks, recreation and open space	P	P	P	P	Subject to the requirements of § 13.06.080L.
Public service facilities	P	P	P	P
Religious assembly	P	P	P	P
School, public or private	P	P	P	P
Work release center	N	N	N	N	Prohibited except as provided for in § 13.06.080R.
Commercial Uses
Craft Production	CU	P	P	P	Must include a retail/eating/drinking/tasting component that occupies a minimum of 10 percent of usable space, fronts the street at sidewalk level or has a well-marked and visible entrance at sidewalk level, and is open to the public. Outside storage is allowed provided screening and/or buffer planting areas are provided in accordance with § 13.06.090E. All production, processing and distribution activities are to be conducted within an enclosed building.
Hotel/Motel	N	N	P	P
Office	P	P	P	P	*Limited to 7,000 square feet of floor area, per business, in the JBLM Airport Compatibility Overlay District.
Work/Live	P	P	P	P	Projects incorporating work/live in new construction shall contain no more than 20 work/live units. Subject to additional requirements contained in § 13.06.080I.
Eating and Drinking Establishments
Brewpub	N	N	P	N	2,400 barrel annual brewpub production maximum, equivalent volume wine limit.
Eating and drinking	N	P/CU	P	P/CU	In the C-1 and PDB districts, restaurants are permitted outright while drinking establishments require a conditional use permit. See Chapter 13.01 for the definitions of restaurants and drinking establishments. In the C-2 district, live entertainment is limited to that consistent with either a Class “B” or Class ”C” Cabaret license as designated in Chapter 6B.70. In all other districts, live entertainment is limited to that consistent with a Class “C” cabaret license as designated in § 6B.70. *Limited to 7,000 square feet of floor area, per business, in the HM, JBLM Airport Compatibility Overlay District, and PDB Districts
Microbrewery/winery	N	N	N	N
Entertainment and Recreation
Adult retail and entertainment	N	N	N	N	Prohibited except as provided for in § 13.06.080B.
Carnival	TU	TU	TU	TU	Subject to § 13.06.080P.
Commercial recreation and entertainment	N	N	P	P
Golf Courses	P	P	P	P
Theater	N	P	P	N	Movie theaters are limited to 4 screens. This does not include adult entertainment.
Retail	N	P	P/CU~	P*	~A conditional use permit is required for retail uses exceeding 45,000 square feet within the C-2 District. *Limited to 7,000 square feet of floor area, per business, in the HM, JBLM Airport Compatibility Overlay District, and PDB Districts.
Marijuana retailer	N	P	P	P*	*Limited to 7,000 square feet of floor area, per business, in the HM and PDB Districts. See additional requirements contained in § 13.06.080J.
Nursery	N	N	P	N
Services
Ambulance services	N	P	P	P
Animal sales and service	N	P	P	N	Must be conducted entirely within an enclosed building.
Building material and services	N	N	P	N
Business support services	N	P	P	P
Day care center	P	P	P	P	Subject to development standards contained in § 13.06.080E.
Funeral home	P	P	P	N
Personal services	N	P	P	P*	*Limited to 7,000 square feet of floor area, per business, in the HM and PDB Districts.
Repair services	N	P	P	N	Must be contained within a building with no outdoor storage. Engine repair, see Vehicle Repair.
Storage Uses
Warehouse/storage	N	N	N	N
Self-storage	N	N	P	P	Any other use of the facility shall be consistent with this section. See specific requirements in § 13.06.090J.
Wholesale or distribution	N	N	N	P
Vehicle Related Uses
Commercial parking facility	P	P	P	P
Drivethrough with any permitted use	N	N	P	N	Prohibited in any commercial district combined with a VSD View-Sensitive Overlay District and adjacent to a Shoreline District (i.e., Old Town Area). Subject to the requirements of TMC § 13.06.090A.
Fueling station	N	P	P	N
Vehicle rental and sales	N	N	P	N	Prohibited in any commercial district combined with a VSD View-Sensitive Overlay District and adjacent to a Shoreline District (i.e., Old Town Area).
Vehicle service and repair	N	P*	P	P	*In the C-1 District, car washes are allowed with a limit of 2 washing bays. Washing bays shall be enclosed on at least 2 sides and covered with a roof. No water shall spray or drain off site. Subject to development standards contained in § 13.06.080S. Prohibited in any commercial district combined with a VSD View Sensitive Overlay District and adjacent to a Shoreline District (i.e., Old Town Area).
Vehicle storage	N	N	N	N
Industrial
Industry, heavy	N	N	N	N
Coal facility	N	N	N	N
Chemical manufacturing, processing and wholesale distribution	N	N	N	N
Cleaner Fuel Infrastructure	N	N	N	N
Petroleum Fuel Facility	N	N	N	N
Port, terminal, and industrial; water-dependent or water-related (as defined in Title 19)	N	N	N	N
Smelting	N	N	N	N
Industry, light	N	N	N	N
Marijuana processor, producer, and researcher	N	N	N	N
Research and development industry	N	N	N	P
Vehicle service and repair, industrial	N	N	N	N
Utilities, Transportation and Communication Facilities
Airport	CU	CU	CU	CU
Communication facility	N	N	P	P
Heliport	N	N	N	N
Passenger terminal	N	N	P	N
Transportation/freight terminal	N	N	P	P
Utilities	CU	CU	CU	CU
Wireless communication facility	P/CU	P/CU	P/CU	P/CU	Wireless communication facilities are also subject to § 13.06.080Q.
Accessory and Temporary Uses
Seasonal sales	TU	TU	TU	TU	Subject to § 13.06.080P.
Temporary uses	TU	TU	TU	TU	Subject to § 13.06.080P.
Unlisted Uses
Uses not prohibited by City Charter and not prohibited herein	N	N	N	N

Footnotes:
1.	Designated Pedestrian Streets - For segments here noted, additional use limitations apply to areas within C-2 Commercial District zoning to ensure continuation of development patterns in certain areas that enhance opportunities for pedestrian-based commerce. North 30th Street from 200 feet east of the Starr Street centerline to 190 feet west of the Steele Street centerline: street level uses are limited to retail, personal services, eating and drinking, and offices.
2.	For historic structures and sites, certain uses that are otherwise prohibited may be allowed, subject to the approval of a conditional use permit. See § 13.05.010A for additional details, limitations and requirements.
3.	Within the JBLM Airport Compatibility Overlay District, the land use and development standards of this section are modified as specified in TMC § 13.06.070F, which shall prevail in the case of any conflict.

[1]

Code Reviser’s note: Ord. 28906 Ex. C (2023-08-15) reorganized land use table order; due to scrivener's errors not all language from existing tables was carried over. Corrections were made during codification to re-insert language re: emergency and transitional; short-term rentals; extended care facility; commercial parking facility; and fueling station.

District development standards.

	T	C-1	C-2	PDB
1. Lot area and building envelope standards
a. Applicability.
b. Purpose.
c. Minimum Lot Area	0 non-residential; 1,500 square feet per residential unit	0	0	0
d. Minimum Lot Width	0	0	0	0
2. Building coverage.
a. Applicability.	Applies to single-use multi-unit residential development only.
b. Purpose.
c. Maximum Building Coverage	None non-residential; Residential maximum building coverage is 50% of the lot area, calculated in accordance with the provisions of TMC § 13.06.020G.3.	None non-residential; Residential maximum building coverage is 50% of the lot area, calculated in accordance with the provisions of TMC § 13.06G.3.	None non-residential; Residential maximum building coverage is 65% of the lot area, calculated in accordance with the provisions of TMC § 13.06G.3.	None non-residential; Residential maximum building coverage is 65% of the lot area, calculated in accordance with the provisions of TMC § 13.06G.3.
3. Setbacks
a. Applicability.	See TMC § 13.06.100A for setbacks applicable to shipping containers.
b. Purpose.
c. Minimum Front Setback	In all districts listed above, 0 feet, unless abutting a residential zoning, then equal to the residential zoning district for the first 100 feet from that side. Maximum setbacks (Section 13.06.030F.8) supersede this requirement where applicable. Animal sales and service: shall be setback from residential uses or residential zoning district boundaries at least 20 feet.
d. Minimum Side Setback	In all districts listed above, 0 feet, unless created by requirements in Section 13.06.090B. Animal sales and service: shall be setback from residential uses or residential zoning district boundaries at least 20 feet.
e. Minimum Rear Setback	In all districts listed above, 0 feet, unless created by requirements in Section 13.06.090B. Animal sales and service: shall be setback from residential uses or residential zoning district boundaries at least 20 feet.
4. Height
a. Applicability.
b. Purpose.
c. Maximum Height Limit	35 feet	35 feet	45 feet	45 feet
c. Maximum Height Limit	Height will be measured consistent with Building Code, Height of Building, unless a View Sensitive Overlay District applies. Height may be further restricted in View-Sensitive Overlay Districts, per Section 13.06.070A South Tacoma. Certain specified uses and structures are allowed to extend above height limits, per Section 13.06.010.
5. Maximum floor area.
a. Applicability.
b. Purpose.
c. District standard.	20,000 square feet per building	30,000 square feet per building	45,000 square feet per business for retail uses, unless approved with a conditional use permit.	7,000 square feet per business for eating and drinking, retail and personal services uses
6. Minimum usable yard space.
a. Applicability.	Applies to single use residential development and multi-unit residential development with a commercial component, only.
b. Purpose.
c. Minimum Usable Yard Space	Minimum usable yard space shall be provided in accordance with the residential building type requirements in § 13.06.020G.
7. Tree Canopy Coverage
a. Applicability.	Applies to single-use residential development and multi-unit residential development with a commercial component, only.
b. Purpose.
c. District standard (percent of lot).	30	30	20	20
c. District standard (percent of lot).	Tree canopy shall be provided in accordance with the standards in § 13.06.020F.8.
8. Maximum setback standards on designated streets.
a. Applicability.	Pedestrian streets as defined in TMC § 13.06.010D.1.
b. Purpose.	To achieve a pedestrian supportive environment, where buildings are located in close proximity to the street and designed with areas free of pedestrian and vehicle movement conflicts, maximum building setbacks are required as follows:
c. Maximum Setback Applied	(1) 10 feet maximum front and/or corner side setback from property lines at the public right-of-way shall be provided for at least 75 percent of building facing the designated street frontage. (2) When the site is adjacent to a designated pedestrian street, that street frontage shall be utilized to meet the maximum setback requirement with the front, side, and/or corner side of the façade as indicated above. (3) This requirement supersedes any stated minimum setback. (4) Maximum setback areas shall be designed to be sidewalk, pedestrian plaza, public open space, landscaping, and/or courtyard and to be free of motor vehicles at all times.
d. Exceptions	(1) Additions to legal, nonconforming buildings are exempt from maximum setbacks, provided the addition does not increase the level of nonconformity as to maximum setback. (2) Buildings that are 100 percent residential, or that have any portion of the ground floor as a residential use, do not have a maximum setback and instead shall meet the Build-to Area standard in § 13.06.020F.6. (3) The primary building of a gas station, where gas stations are allowed, is subject to the maximum setback on only one side of the building on corner parcels. Kiosks without retail and intended for fuel payment only are exempt. (4) Within parks, recreation and open space uses, accessory or ancillary structures, such as restroom buildings, playground equipment and picnic shelters, are exempt from the maximum setback standards. (5) When a public easement precludes compliance with this standard, the setback requirement shall be measured from the back edge of the easement.
Examples for Applcation of Maximum Setback

Figure: Examples for application of maximum setbacks.

JBLM Airport Compatibility Overlay District. Within the JBLM Airport Compatibility Overlay District, see the provisions of TMC § 13.06.070F, including specific square footage limitations for certain uses.

References to other common requirements.

§ 13.01	Definitions.
§ 13.05.010	For Land use permits, including conditional use and variance criteria.
§ 13.06.010	General provisions (contains certain common provisions applicable to all districts, such as general limitations and exceptions regarding height limits, yards, setbacks and lot area, as well as nonconforming uses/parcels/structures.)
§ 13.06.070	Overlay districts (these districts may modify allowed uses and/or the development regulations of the underlying zoning district.)
§ 13.06.080	For Home occupations and Short-term rentals.
§ 13.06.090B	Landscaping standards.
§ 13.06.090C	Off-street parking areas.
§ 13.06.090D	Loading spaces.
§ 13.06.090F	Pedestrian and bicycle support standards.
§ 13.06.090H	Transit support facilities.
§ 13.06.090I	Signs standards.
§ 13.06.100	Building design standards.

(Previously codified as 13.06.200, relocated to § 13.06.030 by Ord. 28613 Ex. G, 2019-09-24; Ord. 28725 Exs. A and F, 2020-12-08; Ord. 28786 Ex. A, 2021-11-16; Ord. 28793 Ex. B, 2021-12-07; Ord. 28821 Ex. H, 2022-06-28; Ord. 28903 Ex. A, 2023-08-15; Ord. 28905 Ex. A, 2023-08-15; Ord. 28906 Ex. C, 2023-08-15; Ord. 28986 Ex. D, 2024-11-19; Ord. 29042 Ex. A, 2025-06-24)

§ 13.06.040 Mixed-Use Center Districts.

Applicability. All portions of Section 13.06.040 apply to all new development of any land use variety, including additions and remodels, in all Mixed-Use Center Districts, unless explicit exceptions or modifications are noted. The requirements of Sections 13.06.040A through 13.06.040E are not eligible for variance. When portions of this section are in conflict with other portions of Chapter 13.06, the more restrictive shall apply.

Purpose. The specific purposes of the Mixed-Use Center Districts regulations are to:

Increase the variety of development opportunities in Tacoma by encouraging greater integration of land uses within specific districts in a manner consistent with the Growth Management Act, the Regional Plan: Vision 2040, the County-Wide Planning Policies for Pierce County, and the City’s Comprehensive Plan.

Strengthen the City’s economic base by encouraging more efficient use of existing infrastructure and limited land supply through mixed-use, density, and design, as well as transit and pedestrian orientation in specified centers.

Allow and encourage a variety of housing options within mixed-use centers, including residences over businesses that can promote live-work arrangements which reduce demands on the transportation system.

Help provide employment opportunities closer to home and reduce vehicular trips for residents of the City and surrounding communities by encouraging mixed-use development.

Create a variety of suitable environments for various types of commercial and industrial uses, and protect them from the adverse effects of inharmonious uses.

Allow commercial and industrial growth in specified centers and/or districts while minimizing its impact on adjacent residential districts through requirements of buffering, landscaping, compatible scale, and design.

Accommodate and support alternative modes of transportation, including transit, walking, and bicycling, to reduce reliance on the automobile by making specified centers more “pedestrian-oriented” and “transit-oriented” through the provision of street amenities, landscaping, windows, continuous building frontages, limited curb cuts, and direct pedestrian entrances adjacent to the right-of-way and/or public sidewalk.

Locate and design parking to be consistent with the overall intent of providing a pedestrian and transit-supportive environment that encourages human-oriented design instead of vehicle-oriented design and promotes alternatives to single-occupancy vehicles. Examples include building location at the street, parking location behind or within buildings, adequate screening, avoidance of pedestrian-vehicle conflicts, and conveniently located transit stops.

Within Centers, the core areas of the district are the central hub and focus for the greatest level of growth and activity. Within these core areas, enhanced standards and design flexibility is appropriate to ensure that they are developed consistent with the community vision and goals for these areas, as outlined in the Comprehensive Plan.

10.

To promote and attract dense infill development that may otherwise have resulted in the expansion of the region’s urban footprint into sensitive greenfield areas within the watershed, and to achieve a compact land use pattern that promotes air and water quality, healthy watersheds and the reduction of regional stormwater runoff.

11.

To implement the Tacoma Mall Neighborhood Regional Growth Center vision of a thriving center of regional significance and a distinctive, connected, livable and healthy place offering a wide range of opportunities for all people to live, work, invest, and fulfill their potential.

Districts established. The following specific districts are established to implement the purposes of this section and the goals and policies of Tacoma’s Comprehensive Plan:

NCX Neighborhood Commercial Mixed-Use District. To provide areas primarily for immediate day-to-day convenience shopping and services at a scale that is compatible and in scale with the surrounding neighborhood, including local retail businesses, professional and business offices, and service establishments. This district is intended to enhance, stabilize, and preserve the unique character and scale of neighborhood centers and require, where appropriate, continuous retail frontages largely uninterrupted by driveways and parking facilities with street amenities and direct pedestrian access to the sidewalk and street. Residential uses are encouraged as integrated components in all development.

CCX Community Commercial Mixed-Use District. To provide for commercial and retail businesses intended to serve many nearby neighborhoods and draw people from throughout the City. These areas are envisioned as evolving from traditional suburban development to higher density urban districts. Walking and transit use are facilitated through designs which decrease walking distances and increase pedestrian safety. Uses include shopping centers with a wide variety of commercial establishments; commercial recreation; gas stations; and business, personal, and financial services. Residential uses are encouraged in CCX Districts as integrated development components.

UCX Urban Center Mixed-Use District. To provide for dense concentration of residential, commercial, and institutional development, including regional shopping centers, supporting business and service uses, and other regional attractions. These centers are to hold the highest densities outside the Central Business District. An urban center is a focus for both regional and local transit systems. Walking and transit use is facilitated through designs which decrease walking distances and increase pedestrian safety. Residential uses are encouraged in UCX Districts as integrated development components.

RCX Residential Commercial Mixed-Use District. To provide sites for medium-and high-intensity residential development in centers, with opportunities for limited mixed use. This district is primarily residential in nature and provides housing density on the perimeter of more commercial mixed-use zones. Commercial uses in this district are small in scale and serve the immediate neighborhood. These uses provide opportunities for employment close to home. This district frequently provides a transition area to urban residential neighborhoods.

CIX Commercial Industrial Mixed-Use District. To provide sites for a mix of commercial establishments and limited industrial activities, including light manufacturing, assembly, distribution, and storage of goods, but no raw materials processing or bulk handling. Larger scale buildings are appropriate. Residential uses are permitted.

NRX Neighborhood Residential Mixed-Use District. To provide for a predominantly residential neighborhood, to discourage removal of existing single-unit residential structures; and to encourage in-fill residential development of appropriate size and design. This district is designed for areas characterized by an established mix of housing types and limited neighborhood commercial uses, in areas which were formerly zoned to permit residential development at densities greater than single-unit, where redevelopment removed many existing single-dwelling structures and where there is continued development pressure that threatens single-unit dwellings. Adaptive reuse of existing single-unit detached structures as duplexes or triplexes is permitted with special review. Multi-unit dwellings in existence at the time of reclassification to NRX are conforming uses.

URX Urban Residential Mixed-Use District. To provide sites for medium intensity residential development, such as townhouses, condos and apartments. This district is residential in nature and provides housing density in proximity to more commercial mixed use zones. This district serves as a transition between more intensive MUC uses and surrounding residential areas.

HMX Hospital Medical Mixed-Use District. This district is intended for limited areas that contain hospitals and/or similar large-scale medical facilities along with a dense mix of related and supportive uses, such as outpatient medical offices, care facilities, counseling and support services, medical equipment and support facilities, food and lodging. Residential uses are also appropriate. The district includes limitations on non-medical and non-related uses. It is not intended for introduction into areas not containing or non-contiguous to a hospital or similar facility. Walking and transit use is facilitated through designs which decrease walking distances and increase pedestrian safety. This classification is not appropriate inside Comprehensive Plan designated low-intensity areas.

Pedestrian streets designated. The pedestrian streets designated in § 13.06.010D are considered key streets in the development and utilization of Tacoma’s mixed-use centers, due to pedestrian use, traffic volumes, transit connections, and/or visibility. They are designated for use with certain provisions in the mixed-use zoning regulations, including use restrictions and design requirements, such as increased transparency, weather protection and street furniture standards. In some centers, these “pedestrian streets” and/or portions thereof are further designated as “core pedestrian streets” for use with certain additional provisions. The “core pedestrian streets” are a subset of the “pedestrian streets,” and thus, those provisions that apply to designated “pedestrian streets” also apply to designated “core pedestrian streets.”

District use restrictions.

Use requirements. The following use table designates all permitted, limited, and prohibited uses in the districts listed. Use classifications not listed in this section are prohibited, unless permitted via Section 13.05.080.

Use table abbreviations.

P = Permitted use in this district.

CU = Conditional use in this district. Requires conditional use permit, consistent with the criteria and procedures of Section 13.05.010A.

TU = Temporary use consistent with Section 13.06.080P.

N = Prohibited use in this district.

District use table – Mixed-Use Center Districts (§ 13.06.040).

Uses	NCX	CCX	UCX	RCX¹	CIX	HMX	URX	NRX	Additional Regulations (see footnotes 3, 4, 5 at bottom of table)
Agriculture and Natural Resources
Agricultural uses	N	N	N	N	N	N	N	N
Mining and quarrying	N	N	N	N	N	N	N	N
Urban horticulture	N	N	N	N	P	N	N	N
Residential Uses
Dwelling Types/Housing Types
Houseplex	n/a	n/a	n/a	n/a	n/a	n/a	n/a	n/a
Backyard Building	n/a	n/a	n/a	n/a	n/a	n/a	n/a	n/a
Rowhouse	n/a	n/a	n/a	n/a	n/a	n/a	n/a	n/a
Courtyard Housing	n/a	n/a	n/a	n/a	n/a	n/a	n/a	n/a
Multiplex	n/a	n/a	n/a	n/a	n/a	n/a	n/a	n/a
Dwelling, accessory (ADU)	P	P	P	P	P	P	P	P	Prohibited at street level along frontage of designated core pedestrian streets (see table footnote 2). See § 13.06.080A for specific Accessory Dwelling Unit (ADU) Standards. Prohibited within the area indicated in Figure 4 in § 13.06.040J.6.
Dwelling, single-unit	P	P	P	P	P	P	P	P	Prohibited at street level along frontage of designated core pedestrian streets (see table footnote 2). Prohibited within the area indicated in Figure 4 in § 13.06.040J.6. Subject to additional requirements pertaining to accessory building standards as contained in § 13.06.020H.
Dwelling, two-unit	P	P	P	P	P	P	P	CU	Prohibited at street level along frontage of designated core pedestrian streets (see table footnote 2). Prohibited within the area indicated in Figure 4 in § 13.06.040J.6. Subject to additional requirements pertaining to accessory building standards as contained in § 13.06.020H.
Dwelling, three-unit	P	P	P	P	P	P	P	CU	Prohibited at street level along frontage of designated core pedestrian streets (see table footnote 2). Prohibited within the area indicated in Figure 4 in § 13.06.040J.6. Subject to additional requirements pertaining to accessory building standards as contained in § 13.06.020H.
Dwelling, multi-unit	P	P	P	P	P	P	P	N	In NCX, CCX, UCX, CIX, and HMX Districts, prohibited at street level along frontage of designated core pedestrian streets (see table footnote 2). In the NRX District, multiple-unit dwellings lawfully in existence on August 31, 2009, the time of reclassification to this district, shall be considered permitted uses; said multiple-unit dwellings may continue and may be changed, repaired, replaced or otherwise modified, provided, however that the use may not be expanded beyond property boundaries owned, leased, or operated as a multiple-unit dwelling at the time of reclassification to this district. Prohibited within the area indicated in Figure 4 in § 13.06.040J.6.
Dwelling, townhouse	P	P	P	P	P	P	P	CU	In NCX, CCX, UCX, CIX, and HMX Districts, prohibited at street level along frontage of designated core pedestrian streets (see table footnote 2). Prohibited within the area indicated in Figure 4 in § 13.06.040J.6.
Other Residential
Adult family home	P	P	P	P	P	P	P	P	Subject to additional requirements contained in § 13.06.080N. See definition for bed limit. Prohibited at street level along designated pedestrian streets in NCX.2 Not subject to minimum densities. Prohibited within the area indicated in Figure 4 in § 13.06.040J.6.
Day care, family	P	P	P	P	N	P	P	P
Emergency shelter	CU	P	P	CU	N	CU	CU	CU	See § 13.06.080N. In NCX, CCX, UCX, CIX, and HMX Districts, prohibited at street level along frontage of designated core pedestrian streets (see table footnote 2). Prohibited within the area indicated in Figure 4 in § 13.06.040J.6.
Foster home	P	P	P	P	P	P	P	P	In NCX, CCX, UCX, CIX, and HMX Districts, prohibited at street level along frontage of designated core pedestrian streets (see table footnote 2). Prohibited within the area indicated in Figure 4 in § 13.06.040J.6.
Group housing	P	P	P	P	P	P	P	P	In NCX, CCX, UCX, CIX, and HMX Districts, prohibited at street level along frontage of designated core pedestrian streets (see table footnote 2). Prohibited within the area indicated in Figure 4 in § 13.06.040J.6.
Live/Work	P	P	P	P	P	P	P	P	Projects incorporating live/work in new construction shall contain no more than 20 live/work units. Subject to additional requirements contained in § 13.06.080I. Prohibited within the area indicated in Figure 4 in § 13.06.040J.6.
Mobile home/trailer court	N	N	N	N	N	N	N	N
Residential Business	P	P	P	P	P	P	P	P	Residential businesses shall be allowed in all X-Districts pursuant to the standards found in § 13.06.080G.
Retirement home	P	P	P	P	P	P	P	P	See § 13.06.080N. In NCX, CCX, UCX, CIX, and HMX Districts, prohibited at street level along frontage of designated core pedestrian streets (see table footnote 2). Prohibited in Commercial-only area of the UCX District.
Short-term rental (1-2 guest rooms)	P	P	P	P	P	P	P	P	Prohibited at street level along frontage of designated core pedestrian streets in NCX, CCX, UCX, CIX, and HMX Districts (see table footnote 2). Subject to additional requirements contained in § 13.06.080M and 13.06.080A. Prohibited within the area indicated in Figure 4 in § 13.06.040J.6.
Short-term rental (3-9 guest rooms)	P	P	P	CU	P	P	P	CU	Prohibited at street level along frontage of designated core pedestrian streets in NCX, CCX, UCX, CIX and HMX Districts (see table footnote 2). Subject to additional requirements contained in § 13.06.080M and 13.06.080A. Prohibited within the area indicated in Figure 4 in § 13.06.040J.6.
Short-term rental (entire dwelling)	P	P	P	P	P	P	P	P	Prohibited at street level along frontage of designated core pedestrian streets in NCX, CCX, UCX, CIX, and HMX Districts (see table footnote 2). Subject to additional requirements contained in § 13.06.080M and 13.06.080A. Prohibited within the area indicated in Figure 4 in § 13.06.040J.6.
Staffed residential home	P	P	P	P	P	P	P	P	See § 13.06.080N. See definition for bed limit. Prohibited at street level along designated core pedestrian streets in NCX, CCX, UCX, CIX, and HMX Districts (see table footnote 2). Not subject to minimum densities. Prohibited within the area indicated in Figure 4 in § 13.06.040J.6.
Medical and Health Services
Continuing care retirement community	P	P	P	P	P	P	P	P	See § 13.06.080N. Prohibited at street level along frontage of designated core pedestrian streets in UCX, CIX, CCX, HMX, and NCX (see table footnote 2). Prohibited within the area indicated in Figure 4 in § 13.06.040J.6.
Detoxification center	N	N	N	N	CU	CU	N	N
Extended care facility	P	P	P	P	P	P	P	P	See § 13.06.080N. Prohibited at street level along frontage of designated core pedestrian streets (see table footnote 2). Prohibited within the area indicated in Figure 4 in § 13.06.040J.6.
Hospital	N	CU	CU	N	P	P	N	N
Intermediate care facility	P	P	P	P	P	P	P	P	See § 13.06.080N. In NCX, CCX, UCX, CIX, and HMX Districts, prohibited at street level along frontage of designated core pedestrian streets (see table footnote 2). Prohibited within the area indicated in Figure 4 in § 13.06.040J.6.
Residential care facility for youth	P	P	P	P	P	P	P	P	See § 13.06.080N. See definition for bed limit. In NCX,CCX, UCX, CIX, and HMX Districts, prohibited at street level along frontage of designated core pedestrian streets (see table footnote 2). Not subject to minimum densities. Prohibited within the area indicated in Figure 4 in § 13.06.040J.6.
Residential chemical dependency treatment facility	P	P	P	P	P	P	P	P	See § 13.06.080N. In CCX, NCX, UCX, CIX, and HMX Districts, prohibited at street level along frontage of designated core pedestrian streets (see table footnote 2). Prohibited within the area indicated in Figure 4 in § 13.06.040J.6.
Community and Civic Facilities
Assembly facility	P	P	P	CU	P	N	N	N	Prohibited at street level along designated pedestrian streets in NCX (see table footnote 2).
Cemetery/Internment services	N	N	N	N	N	N	N	N	New facilities are not permitted. Enlargement of facilities in existence prior to the effective date of this provision (May 27, 1975) may be approved in any zoning district subject to a conditional use permit.
Confidential shelter	P	P	P	P	P	P	P	P	See § 13.06.080N. Prohibited at street level along frontage of designated core pedestrian streets in UCX, CIX, CCX, HMX, and NCX.² Not subject to minimum densities. Prohibited within the area indicated in Figure 4 in § 13.06.040J.6.
Correctional facility	N	N	N	N	N	N	N	N
Cultural institution	P	P	P	N	P	N	N	N
Detention facility	N	N	N	N	N	N	N	N
Juvenile community facility	P	P	P	P/CU	P	N	P/CU	CU	In NCX, CCX, UCX, CIX, and HMX Districts, prohibited at street level along frontage of designated core pedestrian streets (see table footnote 2). See § 13.06.080H for additional information about size limitations and permitting requirements. Prohibited within the area indicated in Figure 4 in § 13.06.040J.6.
Parks, recreation and open space	P	P	P	P	P	P	P	P	Not subject to RCX residential requirement (see table footnote 1). Subject to the requirements of § 13.06.080L.
Public service facilities	P	P	P	P	P	P	P	CU	In the NRX District, unless the specific use is otherwise allowed outright, public service facilities are permitted only upon issuance of a conditional use permit. Not subject to RCX residential requirement (see table footnote 1).
Religious assembly	P	P	P	P	P	P	P	CU	Not subject to RCX residential requirement (see table footnote 1).
School, public or private	P	P	P	P	P	P	P	CU	Not subject to RCX residential requirement (see table footnote 2).
Work release center	N	N	CU	N	CU	N	N	N	Permitted with no more than 15 residents in the UCX and no more than 25 residents in the CIX, subject to a Conditional Use Permit and the development regulations found in § 13.06.080R.
Commercial Uses
Craft Production	P	P	P	P	P	N	N	N	Must include a retail/eating/drinking/tasting component that occupies a minimum of 10 percent of usable space, fronts the street at sidewalk level or has a well-marked and visible entrance at sidewalk level, and is open to the public. Outside storage is allowed provided screening and/or buffer planting areas are provided in accordance with § 13.06.090E. All production, processing and distribution activities are to be conducted within an enclosed building.
Hotel/Motel	P	P	P	N	P	P	N	N
Office	P	P	P	P	P	P	N	N	Not subject to RCX residential requirement for properties fronting the west side of South Pine Street between South 40th Street and South 47th Street (see table footnote 1).
Work/Live	P	P	P	P	P	P	P	P	Projects incorporating work/live in new construction shall contain no more than 20 work/live units. Subject to additional requirements contained in § 13.06.080I. Prohibited in Commercial-only area of the UCX District.
Eating and Drinking Establishments
Brewpub	P	P	P	P	P	N	N	N	Brewpubs located in NCX, CCX, UCX, and RCX shall be limited to producing, on-premises, a maximum of 2,400 barrels per year of beer, ale, or other malt beverages, as determined by the annual filings of barrelage tax reports to the Washington State Liquor Control Board. Equivalent volume winery limits apply.
Eating and drinking	P	P	P	P	P	P*	N	N	Outdoor seating is permitted with a 12 seat maximum in RCX. In RCX live entertainment is limited to that consistent with a Class “C” Cabaret license, as designated in Chapter 6B.70. In all other districts, live entertainment is limited to that consistent with a either a Class “B” or Class “C” Cabaret license, as designated in Chapter 6B.70. *Limited to 7,000 square feet of floor area, per business, in the HMX District.
Microbrewery/winery	N	N	CU	N	P	N	N	N	Microbreweries shall be limited to 15,000 barrels per year of beer, ale, or other malt beverages, as determined by the filings of barrelage tax reports to the Washington State Liquor Control Board. Equivalent volume winery limits apply.
Entertainment and Recreation
Adult retail and entertainment	N	N	N	N	N	N	N	N	Prohibited, except as provided for in § 13.06.080B.
Carnival	TU	TU	P	N	TU	TU	TU	N	Subject to § 13.06.080P.
Commercial recreation and entertainment	P	P	P	N	P	N	N	N
Golf Courses	N	N	N	N	N	N	N	N
Theater	P	P	P	N	P	N	N	N	Theaters only permitted up to 4 screens in NCX and CCX. Theaters only permitted up to 6 screens in CIX.
Retail	P	P/CU ~	P/CU ~	P	P/CU ~	P*	N	N	~ A conditional use permit is required for retail uses exceeding 45,000 square feet. * Limited to 7,000 square feet of floor area, per business, in the HMX District. * Commissary Kitchens are limited to 6,000 SF of net building area and exterior display or storage of equipment is prohibited. * Retail uses are required to primarily conduct in-person, direct customer sales along the designated pedestrian street storefront.
Marijuana retailer	P	P	P	N	P	P*	N	N	*Limited to 7,000 square feet of floor area, per business, in the HMX District. See additional requirements contained in § 13.06.080J
Nursery	P	P	P	N	P	N	N	N
Services
Ambulance services	N	CU	CU	N	P	P	N	N
Animal sales and service	P	P	P	N	P	N	N	N	Except in the CIX District, must be conducted entirely within an enclosed structure. Must be set back 20 feet from any adjacent residential district or use.
Building material and services	N	P	CU	N	P	N	N	N	Prohibited at street level along frontage of designated core pedestrian streets (see table footnote 2).
Business support services	P	P	P	N	P	N	N	N	In NCX, all activities must occur within buildings; outdoor storage/repair is prohibited. Offices must be located at building fronts on designated pedestrian streets in NCX.
Day care center	P	P	P	P	P	P	P	CU	Not subject to RCX residential requirement (see table footnote 1).
Funeral home	P	P	P	N	P	P	N	N
Personal services	P	P	P	P	P	P*	N	N	*Limited to 7,000 square feet of floor area, per business, in the HMX District.
Repair services	P	P	P	N	P	N	N	N	In NCX, all activities must occur within buildings; outdoor storage/repair is prohibited.
Storage Uses
Self-storage	N	P	P	N	P	N	N	N	See specific requirements in § 13.06.090J. Prohibited at street level along frontage of designated core pedestrian streets (see table footnote 2).
Warehouse/storage	N	N	CU	N	P	N	N	N	In the UCX, prohibited at street level along frontage of designated core pedestrian streets (see table footnote 2).
Wholesale or distribution	N	N	CU	N	P	N	N	N	In the UCX, prohibited at street level along frontage of designated core pedestrian streets (see table footnote 2).
Vehicle Related Uses
Commercial parking facility	P	P	P	N	P	P	N	N	Prohibited at street level along frontage of designated pedestrian streets (see table footnote 2). Stand-alone surface commercial parking lots are prohibited in the UCX District.
Drivethrough with any permitted use	P	P	P	N	P	P*	N	N	* In the HMX District, drive-throughs are only allowed for hospitals and associated medical uses. All drive-throughs are subject to the requirements of TMC § 13.06.090A.
Fueling station	N	P	P	N	P	N	N	N	Prohibited along frontage of designated pedestrian streets within the UCX and CCX Districts (see table footnote 2). Fueling station pump islands, stacking lanes and parking areas shall be located at the side or rear of the building.
Vehicle rental and sales	N*	P	P	N	P	N	N	N	In CCX Districts, prohibited at street level along frontage of designated core pedestrian streets (see table footnote 2). *Use permitted in the South Tacoma Way Neighborhood Center NCX only, if all activities occur within buildings; outdoor storage repair, and sales are prohibited.
Vehicle service and repair	N*	P	CU	N	P	N	N	N	All activities must occur within buildings; outdoor storage and/or repair is prohibited. Subject to development standards contained in § 13.06.080S. Prohibited along frontage of designated core pedestrian streets (see table footnote 2). *Use permitted in the South Tacoma Way Neighborhood Center NCX only, provided all activities occur entirely within buildings; outdoor storage and/or repair is prohibited.
Vehicle storage	N	N	N	N	P	N	N	N	Subject to development standards contained in § 13.06.080S. Prohibited at street level along frontage of designated pedestrian streets (see table footnote 2).
Industrial
Industry, heavy	N	N	N	N	N	N	N	N
Coal facility	N	N	N	N	N	N	N	N
Chemical manufacturing, processing and wholesale distribution	N	N	N	N	N	N	N	N
Cleaner Fuel Infrastructure	N	N	N	N	N	N	N	N
Petroleum Fuel Facility	N	N	N	N	N	N	N	N
Port, terminal, and industrial; water-dependent or water-related (as defined in Title 19)	N	N	N	N	N	N	N	N
Smelting	N	N	N	N	N	N	N	N
Industry, light	N	N	N	N	P	N	N	N
Marijuana processor, producer, and researcher	N	N	N	N	P	N	N	N	See additional requirements contained in § 13.06.080J
Research and development industry	N	N	CU	N	P	N	N	N
Vehicle service and repair, industrial	N	N	CU	N	P	N	N	N	Subject to additional development standards contained in § 13.06.080S. Prohibited at street level along frontage of designated core pedestrian streets (see table footnote 2).
Utilities, Transportation and Communication Facilities
Airport	CU	CU	CU	CU	CU	CU	CU	CU
Communication facility	CU	CU	P	N	P	N	N	N	Prohibited at street level along frontage of designated pedestrian streets (see table footnote 2).
Heliport	N	N	N	N	CU	CU	N	N
Passenger terminal	P	P	P	N	P	N	N	N
Transportation/ freight terminal	P	P	CU	N	P	P	N	N	Prohibited at street level along frontage of designated core pedestrian streets(see table footnote 2).
Utilities	CU	CU	CU	CU	CU	CU	CU	CU	Prohibited at street level along frontage of designated core pedestrian streets (see table footnote 2). Not subject to RCX residential requirement (see table footnote 1).
Wireless communication facility	P/CU	P/CU	P/CU	P/CU	P/CU	P/CU	P/CU	P/CU	Wireless communication facilities are also subject to § 13.06.080Q.
Accessory and Temporary Uses
Seasonal sales	TU	TU	TU	TU	TU	TU	TU	TU	Subject to § 13.06.080P.
Temporary uses	TU	TU	TU	TU	TU	TU	TU	TU	See § 13.06.080P.
Unlisted Uses
Uses not prohibited by City Charter and not prohibited herein	N	N	N	N	N	N	N	N

Footnotes:
1.	The floor area of any development in RCX must be at least 75 percent residential, unless otherwise noted.
2.	For uses that are restricted from locating at street-level along designated pedestrian or core pedestrian streets, the following limited exception is provided. Entrances, lobbies, management offices, and similar common facilities that provide access to and service a restricted use that is located above and/or behind street-level uses shall be allowed, as long as they occupy no more than 50-percent or 75 feet, whichever is less, of the site’s street-level frontage on the designated pedestrian or core pedestrian street. See § 13.06.010D. for the list of designated pedestrian and core pedestrian streets.
3.	For historic structures and sites, certain uses that are otherwise prohibited may be allowed, subject to the approval of a conditional use permit.
4.	Commercial shipping containers shall not be an allowed type of accessory building in any mixed-use zoning district. Such storage containers may be allowed as a temporary use, subject to the limitations and standards in § 13.06.080P.
5.	Additional restrictions on the location of parking in mixed-use zoning districts are contained in the parking regulations – see § 13.06.090C.
6.	See Figure 4: Tacoma Mall Neighborhood RGC – No Residential Uses in § 13.06.040J.6.

District development standards.

	NCX	CCX	UCX	RCX	CIX	HMX	URX	NRX	Additional Requirements
1. Lot area and setbacks.
a. Applicability.
b. Purpose.
c. Minimum lot area.	0 square feet	0 square feet	0 square feet	0 square feet	0 square feet	0 square feet	0 square feet	3,500 square feet for single-unit dwellings; 2,500 square feet per unit for duplexes; 6,000 square feet for triplexes and multi-unit dwellings; 5,000 square feet total per townhouse development
d. Minimum lot width.	0 feet	0 feet	0 feet	0 feet	0 feet	0 feet	0 feet	25 feet for single-unit dwellings, duplexes and triplexes; 14 feet for townhouses
e. Minimum setbacks.	0 feet	0 feet	0 feet	0 feet	0 feet	0 feet	0 feet	For single, two- and three-unit dwellings and townhouses: 10-foot front, 5-foot sides, 15-foot rear For other uses: 10-foot front, 7.5-foot sides, 20-foot rear	Maximum setbacks may apply (see Section 13.06.040H). If a buffer is required, a minimum setback is created (see Section 13.06.090J). Townhouse setback standards apply to the perimeter property lines of the development and not to individual internal property lines between townhouses in the same development. See 13.06.100 for additional requirements applicable to duplex, triplex and townhouse developments.
	For townhouse developments, a setback of at least 5 feet shall be provided along the perimeter of the development on all sides that do not abut public street or alley right-of-way.
	For X District property abutting a residentially zoned property, equal to the residential zoning district for the first 100 feet from that side. For X District property across a non-designated Pedestrian Street from R-1, R-2 or R-2SRD District property, the following front yard setback shall be provided: • Minimum 10-foot front yard setbacks are required along non-designated Pedestrian Streets. • Limited exception: For corner lots that also front on a designated Pedestrian Street, this setback shall not apply for the first 130 feet from the corner, as measured along the edge of the right-of-way. • Covered porches and entry features may project up to 6 feet into the setback. • The setback area may include landscaping, walkways, pedestrian plazas, private patios, porches, or vehicular access crossings (where allowed), but not include parking.
2. Height.
a. Applicability.
b. Purpose.
c. District standards.	45 feet¹; 65 feet in the Stadium District of the DRGC.¹	60 feet¹	75 feet^1, ³	60 feet¹	75 feet^1, ³	150 feet	45 feet^1, ^2, ³; 75 feet in the Tacoma Mall RGC – Madison District Inclusionary Zoning Pilot Area	35 feet	Height will be measured consistent with Building Code, Height of Building. Maximum heights, shall be superseded by the provisions of Section 13.06.090J. Certain specified uses and structures are allowed to extend above height limits, per Section 13.06.010F.
3. Upper story setbacks.
a. Applicability.
b. Purpose.
c. District standards.	See Section 13.06.100B.4.b Mass Reduction standards, as applicable.	See Section 13.06.100B.4.b Mass Reduction standards, as applicable.	See Section 13.06.100B.4.b Mass Reduction standards, as applicable.	See Section 13.06.100B.4.b Mass Reduction standards, as applicable.	See Section 13.06.100B.4.b Mass Reduction standards, as applicable.	See Section 13.06.100B.4.b Mass Reduction standards, as applicable.	See Section 13.06.100B.4.b Mass Reduction standards, as applicable.	See Section 13.06.100B.4.b Mass Reduction standards, as applicable.	See Section 13.06.090J; residential transition standards may also apply.
4. Maximum floor area.
a. Applicability.
b. Purpose.
c. District standards.	30,000 square feet per business; 45,000 square feet for full service grocery stores only; offices shall be exempt from these limits.	45,000 square feet per business for retail uses, unless approved with a conditional use permit.	45,000 square feet per business for retail uses, unless approved with a conditional use permit.	30,000 square feet per business; 45,000 square feet for full service grocery stores only.	45,000 square feet per business for retail uses, unless approved with a conditional use permit.	7,000 SF per business for eating and drinking, retail and personal services uses	None	None	See Section 13.06.040 for limitations on the amount of non-residential space allowed in developments in RCX Districts.
5. Minimum density (units/ acre).
a. Applicability.
b. Purpose.
c. District standards.	30; 40 on designated pedestrian streets. See Section 13.06.010D	30; 40 on designated pedestrian streets. See Section 13.06.010D	40	30; 40 on designated pedestrian streets. See Section 13.06.010D	None	None	25; 35 in the Tacoma Mall RGC – Madison District Inclusionary Zoning Pilot Area	None	Projects that do not include residential uses, mixed-use projects (such as residential & commercial, residential & industrial, or residential & institutional), ADUs, conversion of existing single-unit to more than one unit, and one infill single-unit house on sites currently developed with one, are exempt from minimum-density requirements.
	For purposes of this provision, density shall be calculated by dividing the total number of dwelling units in a development by the area, in acres, of the development site, excluding any accessory dwelling units or areas dedicated or reserved for public rights-of-way or full private streets. In the same manner, to determine the minimum number of units required to meet this standard, multiply the size of the property, in acres, by the required minimum density, then round up to the nearest whole number. For example, the minimum number of units required on a 7,000 square foot (.16-acre) property located in the UCX District would be 7 units (.16 x 40 = 6.4, which rounds up to 7 units).

District height bonuses.

Applicability. Where applicable in the Mixed-Use Centers, the height bonus provision allows for projects to be eligible to increase the standard maximum height limit through the incorporation of one or more public benefit features into the development of the project. These public benefit features are divided into two levels, each of which is outlined below (see graphic on the next page).

Purpose. The Height Bonus program provides a mechanism to allow for additional height for projects within certain portions of the Mixed-Use Centers designated in the Comprehensive Plan. It is designed to encourage new growth and foster economic vitality within the centers, consistent with the State Growth Management Act and the City’s Comprehensive Plan, while balancing taller buildings and greater density with public amenities that help achieve the community’s vision for the centers, with improved livability, enhanced pedestrian and transit orientation, and a quality built environment, and realize other City-wide goals. Through this program, projects within certain areas may qualify for additional building height, above and beyond the standard maximum height limits outlined above, under Subsection F.1. In order to achieve these increased height limits, projects are required to provide one or more public benefit bonus features.

The following table details the areas within the various neighborhood centers that are eligible for this height bonus program and the maximum additional height allowed through each of the two bonus levels:

Zoning District & Center	Base Height Limit (allowed without any bonus items)	Maximum Height Allowed Through Level 1³	Maximum Height Allowed Through Level 2³
NCX – Neighborhood Commercial Mixed-Use District (Proctor, Lincoln, 6^th Ave, McKinley, and Narrows)	45 feet	65 feet	Not Available
NCX – Neighborhood Commercial Mixed-Use District (Stadium District, DRGC)	65 feet	75 feet	85 feet
NCX – Neighborhood Commercial Mixed-Use District (South Tacoma Way)	45 feet	65 feet	85 feet
NCX – Neighborhood Commercial Mixed-Use District (Hilltop Neighborhood, DRGC – property within 200 ft of Core Pedestrian Street)¹	45 feet	65 feet	85 feet
NCX - Neighborhood Commercial Mixed-Use District (Hilltop Neighborhood, DRGC – property not within 200 ft of core pedestrian street)¹	45 feet	65 feet	Not Available
RCX - Residential Commercial Mixed-Use District (Hilltop Neighborhood, DRGC – east of MLK Jr. Way and between 9th and 13th Streets)	60 feet	70 feet²	80 feet
CIX – Commercial-Industrial Mixed-Use District (South Tacoma Way, Tacoma Mall Neighborhood RGC)	75 feet	90 feet	100 feet
CCX – Community Commercial Mixed-Use District	60 feet	75 feet	Not Available
UCX – Urban Center Mixed-Use District (where applicable per TMC § 13.06.040J Figure 2)	75 feet	100 feet	120 feet
UCX – Urban Center Mixed-Use District (where applicable per TMC § 13.06.040J Figure 2)	65 feet	85 feet	Not Available
URX – Urban Residential Mixed-Use District (where applicable per TMC § 13.06.040J Figure 2)	45 feet	65 feet	Not Available

Footnotes:
1.	The 200-foot depth used to define some of the areas eligible for the height bonus program shall be extended to encompass an entire development site when at least 60% of the development site is within the standard 200-foot deep bonus area. For purposes of this provision, the “development site” can include multiple parcels as long as they are part of the same project proposal and are abutting or separated by no more than an alley right-of-way.
2.	Within the RCX-zoned area, the “Residential Use” item that is provided within the Level 1 bonus palette is not available.
3.	Projects that qualify for this program are still subject to the upper-story stepback restrictions found in Section 13.06.090J.

Height bonus palettes. The two tables below outline the various public benefit features available for incorporation as part of a project in order to increase maximum height limits, as described above. The following limitations and guidelines apply to the use of the bonus palettes:

In no case, regardless of how many bonus features are incorporated, can the additional maximum height limits outlined above be exceeded.

In cases where the bonus height associated with a feature exceeds the maximum bonus height available, that bonus feature can be incorporated but shall only be worth the maximum amount available. For example, if the maximum amount available is 10 feet and a project incorporates the “Affordable Housing” bonus feature (which is normally worth 20 feet), that feature would only be worth 10 feet in that case.

Within each level, projects can include any combination of the available features to achieve the additional allowed height. In those areas where the maximum height bonus available is divided into two steps, the bonus features in the Level 2 palette cannot be utilized for the first step of additional height and the bonus features in the Level 1 palette cannot be utilized for the second step of additional height.

The bonus palettes identify the minimum of what must be incorporated in order to achieve each feature and qualify for the associated bonus height. Bonus features must be provided in full in order to qualify and partial credit is not available. For example, the “Residential Use” bonus feature requires that at least 50% of the project be residential in order to receive 10 feet of additional height n providing 25% of the project as residential is not worth 5 feet.

Bonus features cannot be counted more than once toward the additional allowed height or be worth more than the maximum height identified for that feature, even if the project provides more than the minimum amount required to qualify (providing a bonus feature twice or at twice the level described is not worth twice the bonus amount). A limited exception to this restriction is allowed for green roofs, such that a green roof can count as the “Green Roof” bonus item and also be one part of a larger design strategy to achieve the “LID Stormwater Management” or “Energy Efficiency” bonus items.

Bonus features are not subject to variance.

Figure: X-District Height Bonus Program

Height Bonus Palette – Level 1:

Height Bonus Palette – Level 1
BONUS FEATURE	DEFINITION	BONUS HEIGHT
Pedestrian-Oriented Environment
Ground Floor Retail or Restaurant	At least 70% of ground floor project street frontage along the designated core pedestrian street designed to accommodate retail and/or restaurant uses. Retail space(s) shall be a minimum of 1,000 square feet and have a minimum depth and width of 25 feet. Restaurant space(s) shall be a minimum of 2,000 square feet and shall incorporate necessary venting and sewer facilities. The space shall have a minimum interior height of 12 feet from the finished floor to the finished ceiling above and have direct visibility and accessibility from the public sidewalk. Projects not fronting on a core pedestrian street are ineligible to use this palette item.	5 feet
Public Art (1%)	A feature worth 1% of the value of the building (as calculated using the latest Building Valuation Data published by the International Code Council), to be installed on-site, exterior to the building with a location and design that benefits the streetscape, or in an approved off-site location within the same Mixed-Use Center and within 1,000 feet of the project site. Review of any proposed public art shall be coordinated with the City’s Arts Administrator and/or approved by the Arts Commission as determined by the Arts Administrator.	5 feet
Structured Parking (50%)	At least 50% of the required parking is provided within the building footprint (above or below ground). For projects that do not require parking but wish to utilize this feature, the amount required shall be based on the amount of parking that would be required for the proposed development if it were not exempted.	10 feet
Structured Parking (100%)	All parking is provided within building footprint (above or below ground). For projects that do not require parking but wish to utilize this feature, the amount required shall be at least the amount of parking that would be required for the proposed development if it were not exempted.	20 feet
Transit-Oriented Development
Transit Stop/Station Improvement	Provide twice the level of improvements that are required by code. If no improvements are required, provide the first level of required improvements. Only applicable to transit stops located within 500 feet of the project site. Must coordinate with Pierce Transit. See Section 13.06.090H, Transit Support Facilities.	5 feet
Residential Use	Residential use for at least 50% of a mixed-use project’s floor area.	10 feet
Sustainability
LID Stormwater Management	Manage stormwater through an integrated system and management plan that utilizes various low impact development techniques, such as permeable surfaces, roof rainwater collection systems, bioretention/rain gardens, etc. System shall be designed to result in no net increase in the rate and quantity of stormwater runoff from existing to developed conditions or, if the amount of existing imperviousness on the project site is greater than 50%, the system shall be designed to result in a 25% decrease in the rate and quantity of stormwater runoff.	10 feet
Vegetated Roof	Provide a vegetated roof that covers at least 60% of the building footprint. Vegetated roofs shall conform to best available technology standards, such as those published by Leadership in Energy and Environmental Design (LEED) and be designed in accordance with the City of Tacoma Stormwater Management Manual.	10 feet
Solar Energy Collection	Install a solar energy collection system on the site that is designed to provide at least 15% of the expected annual operating energy for the building. The system shall be designed and installed under the direction of a professional with demonstrated expertise in the design and construction of such systems.	10 feet
Adjacent Historic Rehabilitation	Retention, renovation and incorporation of a designated or listed City Landmark adjacent to new construction. Renovation must qualify as a “substantial rehabilitation” as defined in RCW 84.26.020(2). Incorporation and renovation shall be coordinated with the City’s Historic Preservation Officer and approved by the Landmarks Preservation Commission.	10 feet
Landmark Designation	Voluntary placement of any significant, historic building in the same Mixed-Use Center on the Tacoma Register of Historic Places. Notice of intent to utilize incentive required in writing prior to submittal of Landmark Nomination. Listing is subject to the approval of the Landmarks Preservation Commission and City Council.	10 feet
Historic Façade Retention	Retention and incorporation of an existing façade that is 50 or more years in age. The project shall retain 100% of the original front wall surface, window and door configurations, cornice line, parapet and any original architectural ornamentation. New construction exceeding the height of the original façade must be setback behind the street-side plane of the original façade. Subject to the approval of the Historic Preservation Officer.	10 feet
Energy Efficiency	Design the structure to reduce energy usage beyond the prerequisite standards by at least 20% for new structures and 10% for existing structures or existing portions of structures. Project shall utilize an energy cost budget analysis to demonstrate energy savings over current standards.	10 feet
Quality of Life
Affordable Housing	At least 20% of residential units provided for households making less than 80% of area median income. In order to qualify, the affordable units shall meet all of the standards prescribed through the City’s Multi-family Property Tax Incentive program.	20 feet
Affordable Housing Trust Fund	Contribution to the City’s Housing Trust Fund in an amount equal to the fee in lieu provisions of TMC Chapter 1.39 Affordable Housing Incentives Administrative Code. First priority for the use of the contribution would be within the mixed-use center where the project contribution is being made.	10 feet
Open Space Fund Contribution (0.5%)	Contribution to the City’s Open Space Fund in an amount equal to 0.5% of the value of the building (as calculated using the latest Building Valuation Data published by the International Code Council). These funds would be utilized for acquisition and management of open spaces within the City, with a particular focus, when appropriate, on acquiring and managing open spaces within and in close proximity to the subject Mixed-Use Center.	10 feet
Transfer of Development Rights (TDR)	Use of TDRs from an identified TDR sending area.	10 feet

Height Bonus Palette Level 2:

Height Bonus Palette – Level 2
BONUS FEATURE	DEFINITION	BONUS HEIGHT
Quality of Life
Transfer of Development Rights (TDR)	Use of TDRs from an identified TDR sending area.	10 feet (Stadium Center and MLK Center RCX-zoned area); 20 feet (MLK and 56th & South Tacoma Way Centers); 20 feet (Tacoma Mall Neighborhood Regional Growth Center)

The Director, or designee, shall have the authority to require any and all necessary agreements or documentation, as they deem appropriate, to ensure that projects utilizing the height bonus program maintain all required bonus features for the life of the project. Any such agreements or documentation shall be in a format acceptable to the City Attorney and shall be recorded on the title of the property.

Maximum setback standards. To achieve a pedestrian serviceable environment, where buildings are located in close proximity to the street and designed with areas free of pedestrian and vehicle movement conflicts, maximum building setbacks are required as follows:

	Residential or mixed use buildings that contain a majority of residential uses	Non-residential buildings and/or shopping centers of 30,000 square feet or less floor area	Non-residential buildings greater than 30,000 square feet floor area	Shopping centers greater than 30,000 square feet floor area
1. NCX and RCX Districts	At least 50% of an occupied structure’s building face abutting a Pedestrian Street must be located within 20 feet of the property line bordering the Pedestrian Street right-of-way.	• 5 feet maximum front and corner side setback from the property lines at the public right-of-way for 75 percent of front and corner side façade.	• 5 feet maximum setback from property lines at the public right-of-way for 75 percent of front and corner side façade.	• 5 feet maximum setback from property lines at the public right-of-way for at least 75 percent of the front and corner side street frontage of the shopping center.
2. CCX Districts		• 10 feet maximum front and corner side setback from the property lines at the public right-of-way for 50 percent of front and corner side façade.	• 10 feet maximum setback from the property line at the public right-of-way for 50 percent of the front or side of the façade.	• 10 feet maximum setback from the property lines at the public right-of-way for at least 25 percent of the front and corner side street frontage of the shopping center.
3. UCX, HMX and CIX Districts		• 20 feet maximum front and corner side setback from the property lines at the public right-of-way for 50 percent of front and corner side façade.	• 20 feet maximum setback from the property line at the public right-of-way on either 50 percent of the front or side of the façade.	• 20 feet maximum setback from the property lines at the public right-of-way for at least 25 percent of the front and corner side street frontage of the shopping center.
4. Pedestrian Streets	• When the site is adjacent to a designated pedestrian street(s), that street(s) frontage shall be utilized to meet the maximum setback requirement with the front, side, and/or corner side of the façade, as indicated above. • When the site has more than two pedestrian street frontages, the primary pedestrian street frontage shall be utilized to meet the maximum setback requirement.
5. Motor Vehicles	• Maximum setback areas shall be designed to be sidewalk, pedestrian plaza, public open space, landscaping, and/or courtyard, and to be free of motor vehicles at all times.
6. Corner Sites	• To allow additional flexibility on corner sites, particularly for features such as outdoor seating areas or other enhanced pedestrian amenities, the minimum percentage may be calculated based on the total of the front and corner side building frontage and the required percentage provided along any combination of the two, as long as the total percentage requirement is met.
7. Exceptions	• When there is a steep slope (at least 25% slope with a vertical relief of 10 or more feet) located adjacent to the sidewalk the maximum setback requirement shall be measured from the top or toe of the slope, as appropriate. • When a residential buffer is required, the buffer requirement shall supersede the maximum setback requirement (see Section 13.06.090J). • Additions to legal, nonconforming buildings are exempt from maximum setbacks, provided, the addition reduces the level of nonconformity as to maximum setback. • When a public easement precludes compliance with this standard, the setback requirement shall be measured from the back edge of the easement. • The primary building of a fueling station, where fueling stations are allowed, is subject to the maximum setback on only one side of the building on corner parcels. Kiosks without retail, and intended for fuel payment only, are exempt. • Public facilities on sites greater than 5 acres in neighborhood, community and urban mixed-use centers shall be exempt from maximum setback requirements. This exemption shall expire upon the establishment of a new Institutional Zoning designation, an Institutional Master Plan process, or similar zoning process for reviewing, evaluating and approving large, public, campus-like facilities. • Within parks, recreation and open space uses, accessory or ancillary structures, such as restroom buildings, playground equipment and picnic shelters, are exempt from the maximum setback standards. • Porches, entries, landscaping and residential transition areas may be located within 5’ of the lot line abutting the pedestrian street right-of-way.

Examples for Application of Maximum Setback

X-District Residential Amenity Space Standards. Required amenity space is intended to provide access to fresh air, light, green features, gathering areas, and other amenities. These are to be functional and attractive as an outdoor extension of the dwelling or an outdoor or indoor shared space for living, recreation, relaxation, and social interaction.

Single-unit, duplexes and triplexes. At least 200 square feet of outdoor amenity space is required for each dwelling unit. Required amenity space could include a combination of front porches, private or shared rear yards, balconies, or rooftop decks. Vehicular access areas and required walkways and buffers shall not count as amenity space and front yard areas may not be counted towards this requirement, except for those yard areas set back beyond the minimum requirement.

Townhouse development. At least 200 square feet of outdoor amenity space is required for each townhouse. Required amenity space could include a combination of private front or rear yard space, porches, balconies, rooftop decks, or shared common amenity space amongst groups of townhouses. Vehicular access areas and required walkways and buffers shall not count as amenity space.

Multi-unit and mixed-use development. The total amount of amenity space required is equal to 50 square feet per dwelling unity. Required setback and buffer areas, vehicular access areas and required walkways and buffers shall not count towards meeting amenity space requirements. This required amenity space can be provided through a combination of common or private amenity space consistent with the requirements described below.

For developments containing more than 15 units, a minimum of 30% of the total amenity space shall be provided as common amenity space. The remainder can be provided as private or common amenity space. There is no minimum amount of private amenity space required.

Reductions to required amenity space for qualifying developments is permitted per section “c” below.

Common amenity space. This type of space includes courtyards, decks, front porches, gardens, play areas, green spaces with pathways, and certain interior spaces. Requirements for common amenity spaces include the following:

(1)

No dimension shall be less than fifteen feet in width (except for front porches as specified below).

(2)

Shared porches qualify as common amenity space provided no dimension is less than eight feet.

(3)

Spaces shall be visible from multiple dwelling units and positioned near pedestrian activity.

(4)

Exterior amenity spaces shall feature paths, landscaping, seating, lighting and other pedestrian amenities to make the area more functional and enjoyable.

(5)

Individual entries should be provided onto an outdoor amenity space from adjacent residential units, when possible.

(6)

Exterior amenity spaces should be oriented to receive direct sunlight for part of the day, facing east, west, or (preferably) south, when possible.

(7)

Exterior amenity space shall be open to the sky, except that a maximum of 25% may be covered but not fully enclosed.

(8)

Rooftop decks. To qualify, rooftop decks must meet the following standards:

(a)

Must be accessible to all dwelling units.

(b)

Must include amenities such as seating areas and landscaping.

(c)

Must feature hard surfacing appropriate to encourage residential support frequent use.

(d)

Must include lighting for residents’ safety.

(e)

No dimension shall be less than 15 feet in width.

(9)

Interior amenity spaces. Qualifying interior amenity spaces must available to all building residents for the purposes of recreation and communal gathering. These spaces include, but are not necessarily limited to, fitness centers, swimming pools, media rooms, co-working spaces, and lounges.

Private amenity space. This type of space may be provided as balconies, porches, decks, patios, or yards. Requirements for qualifying private amenity spaces include the following:

(1)

Spaces must be directly accessible from the dwelling unit.

(2)

Spaces must be exterior and may be covered or uncovered.

(3)

Spaces must be at least 35 square feet, with no dimension less than four feet.

Reduction:

(1)

Partial reduction. Projects meeting the required condition in (1)(a)(i) and at least one of the optional conditions in (1)(b) may reduce their total required amenity space by 50%.

(a)

Required condition:

(i)

Project is located within an eighth (1/8) mile accessible walking distance of a public park or “school park”. To qualify the park or school park must:

•	Be at least 10,000 square feet in area.
•	Feature usable, outdoor recreational amenities regularly available to the general public. Common features include, but are not necessarily limited to, playfields, green space with paths, playgrounds, spraygrounds, dog parks, gardens paths, picnic shelters, trails, and seating.
•	Accessed by a continuously paved pedestrian path.
•	Qualifying school parks are defined as a public school facility that contains well maintained recreational facilities, which are regularly available to the public year-round, and subject to an interlocal agreement between Tacoma Public Schools and Metro Parks Tacoma establishing minimum levels of access, maintenance, and facility amenities.

(b)

Qualifying condition choices.

(i)

Projects with a minimum floor area ratio (FAR) of 3.

(ii)

Projects containing ground level spaces supporting an active street environment. To qualify, the ground floor space must:

•	Designed to accommodate retail and/or restaurant uses.
•	Occupy at least 70% of the building’s street-facing façade or at least 40 feet, whichever is greater.
•	Retail space(s) shall be a minimum of 1,000 square feet and have a minimum depth of 25 feet.
•	Restaurant space(s) shall be a minimum of 2,000 square feet and shall incorporate necessary venting and sewer facilities.
•	The space shall have a minimum interior height of 12 feet from the finished floor to the finished ceiling above and have direct visibility and accessibility from the public sidewalk.
•	Include an outdoor display or seating area a minimum of six feet in depth.

Tacoma Mall Neighborhood Regional Growth Center.

Applicability. (Reserved)

Purpose. (Reserved)

Zoning districts. Zoning in the Tacoma Mall Neighborhood Regional Growth Center (“RGC”) incorporates the Urban Center Mixed-Use, Urban Residential Mixed-Use and Commercial Industrial Mixed-Use Districts as indicated in Figure 1, below, with specifications indicated in Figures 2 through 5.

Figure 1: Tacoma Mall Neighborhood RGC Zoning Districts

Height allowances by right and bonus maximum heights.

Figure 2: Tacoma Mall Neighborhood RGC – by right and bonus maximum heights.

Inclusionary zoning pilot area.

Figure 3: Tacoma Mall Neighborhood RGC – Inclusionary Zoning Pilot Area

Residential uses prohibited.

Figure 4: Tacoma Mall Neighborhood RGC – No Residential Uses

Zoning, height and land use specifications.

Figure 5: Tacoma Mall Neighborhood RGC – Zoning, heights and land use specifications

Tree Credits, minimum (Canopy coverage of lot equivalent). The following tree canopy requirements apply to developments in the character areas of the Tacoma Mall Regional Growth Center:

•	Lincoln Heights: 20 percent
•	Madison: 25 percent
•	Mall: 20 percent
•	Northwest: 20 percent

Figure 6: Tacoma Mall RGC – Character Areas

References to other common requirements.

§ 13.01	Definitions.
§ 13.05.010	Land use permits, including conditional use and variance criteria.
§ 13.05.010C	Site Approvals (applicable within the Tacoma Mall Neighborhood Regional Growth Center).
§ 13.06.010	General provisions (contains certain common provisions applicable to all districts, such as general limitations and exceptions regarding height limits, yards, setbacks and lot area, as well as nonconforming uses/parcels/structures.)
§ 13.06.070	Overlay districts (these districts may modify allowed uses and/or the development regulations of the underlying zoning district.)
§ 13.06.080	For Home occupations and Short-term rentals.
§ 13.06.090B	Landscaping standards.
§ 13.06.090C	Off-street parking areas.
§ 13.06.090D	Loading spaces.
§ 13.06.090F	Pedestrian and bicycle support standards.
§ 13.06.090H	Transit support facilities.
§ 13.06.090I	Signs standards.
§ 13.06.090J	Residential transition standards.
§ 13.06.090M	Street level building transitions.
§ 13.06.100	Building design standards.
§ 13.12.580	Traffic Impact Assessments (applicable within Tacoma’s Regional Growth Centers).
§ 13.18	Affordable Housing Inclusionary Development Areas.

(Previously codified as 13.06.300, relocated to § 13.06.040 by Ord. 28613 Ex. G, 2019-09-24; Ord. 28725 Exs. A and F, 2020-12-08; Ord. 28786 Ex. A, 2021-11-16; Ord. 28793 Ex. B, 2021-12-07; Ord. 28821 Ex. H, 2022-06-28; Ord. 28904 Ex. A, 2023-08-15; Ord. 28906 Ex. C, 2023-08-15; Ord. 28966 Ex. B, 2024-05-07; Ord. 28986 Ex. D, 2024-11-19; Ord. 29042 Ex. A, 2025-06-24; Subst. Ord. 29051 Ex. B, 2025-09-09)

§ 13.06.050 Downtown.

Applicability. The provisions of Section shall apply to all uses and development in those areas in Downtown Tacoma classified in the districts described in Section 13.06.050 and shall modify the regulations and other provisions of Chapter 13.06 TMC; provided, that the regulations and provisions of Chapter 13.06 TMC shall apply when not specifically covered by this chapter; and further provided, that where Chapter 13.06 TMC and this chapter are found to be in conflict, the provisions of this chapter shall apply; and further provided, that the regulations set forth in Chapter 13.06 shall not apply if a Development Regulation Agreement, pursuant to the provisions of Section 13.05.050 TMC, has been approved for the site and is complied with.

Purpose. This section sets forth districts for Downtown Tacoma, along with allowable and prohibited uses, development standards, design standards, an optional design review process, and guidelines addressing public amenities. It also allows a Master Planned Development in order to offer flexibility in height limits. These regulations are intended to:

Implement goals and policies of the City’s Comprehensive Plan addressing downtown.

Implement the goals of the Growth Management Act and carry out county-wide and multicounty planning policies.

Create a downtown setting that is mixed-use and is pedestrian and transit oriented.

Guide the location and intensity of development.

Attract private investment in commercial and residential development.

Provide for predictability in the expectations for development projects.

Allow for creative designs in new and renovated buildings.

The South Downtown Subarea Plan contains specific guidelines for the University of Washington Tacoma campus. Management occurs on a campus-wide basis rather than by individual site or project-by-project. Campus-wide management ensures that there is no duplication of services that long-range planning objectives are reached, that flexibility in problem solving and resource planning objectives are achieved, that creative problem solving may occur, and that resources are allocated appropriately.

The Plan states that, to achieve these goals, landscaping, street trees, parking (including ADA parking), telecommunications, street design (including pedestrian streets), ground floor uses, streetscape design, light and glare, storm drainage, signage, etc., shall all be addressed on a campus-wide basis rather than a site-by-site basis. In addition, specific requirements such as modulation, leasing and acquisition restrictions, and ground floor uses shall be addressed in the context of the University rather than private development. The Plan defines institutional uses on the campus. Educational uses are permitted in all the downtown districts.

Downtown Districts and uses.

Downtown Commercial Core District (DCC). This district is intended to focus high rise office buildings and hotels, street level shops, theaters, and various public services into a compact, walkable area, with a high level of transit service.

Downtown Mixed-Use District (DMU). This district is intended to contain a high concentration of educational, cultural, and governmental services, together with commercial services and uses.

Downtown Residential District (DR). This district contains a predominance of mid-rise, higher density, urban residential development, together with places of employment and retail services.

Warehouse/Residential District (WR). This district is intended to consist principally of a mixture of industrial activities and residential buildings in which occupants maintain a business involving industrial activities.

Primary pedestrian streets designated.

Within the Downtown, the “primary pedestrian streets” designated in § 13.06.010D are considered key streets in the intended development and utilization of the area due to pedestrian use, traffic volumes, transit connections, and/or visibility. The streetscape and adjacent development on these streets should be designed to support pedestrian activity throughout the day. They are designated for use with certain provisions in the Downtown zoning regulations, including setbacks and design requirements.

District use restrictions.

Downtown Commercial Core District (DCC).

Preferred – Retail, office, hotel, cultural, governmental.

Allowable – Residential, educational, light industrial located entirely within a building.

Prohibited – Industrial uses not located entirely within a building and automobile service stations/gasoline dispensing facilities other than those noted in Section 13.06.050E.7.

Downtown Mixed-Use District (DMU).

Preferred – Governmental, educational, office, residential, cultural.

Allowable – Retail, residential, light industrial located entirely within a building.

Prohibited – Light industrial uses not located entirely within a building, and automobile service stations/gasoline dispensing facilities, in addition to those noted in Section 13.06.050E.7.

Downtown Residential District (DR).

Preferred – Residential.

Allowable – Retail, office, educational.

Prohibited – Industrial, other than those noted in Section 13.06.050E.7.

Warehouse/Residential District (WR).

Preferred – Light industrial located entirely in a building, residential.

Allowable – Retail, educational, office, governmental.

Prohibited uses can be found in Section 13.06.050E.7.

University of Washington, Tacoma Campus. Management of landscaping, street trees, parking (including ADA parking), telecommunications, street design (including pedestrian streets), ground floor uses, streetscape design, light and glare, storm drainage, signage, etc., shall all be addressed on a campus-wide basis. Please refer to the Campus Master Plan.

Use categories.

Preferred. Preferred uses are expected to be the predominant use in each district.

Allowable. Named uses and any other uses, except those expressly prohibited, are allowed.

Prohibited. Prohibited uses are disallowed uses (no administrative variances).

Conditional. Conditional uses may be allowed if specific criteria can be met.

The following uses are prohibited in all of the above districts, unless otherwise specifically allowed:

Adult retail and entertainment.

Heliports.

Work release facilities.

Correctional and detention facilities.

Billboards.

Drive-throughs not located entirely within a building.

Heavy industrial uses.

Mining and quarrying.

Special needs housing shall be allowed in all downtown districts in accordance with the provisions of Section 13.06.080N.

Live/work and work/live uses shall be allowed in all downtown districts, subject to the requirements contained in Section 13.06.080I.

10.

Marijuana uses (marijuana producer, marijuana processor, marijuana researcher and marijuana retailer).

Marijuana retailers shall be allowed in all downtown districts, subject to the additional requirements contained in Section 13.06.080J. Marijuana producers, marijuana processors, and marijuana researchers shall be prohibited in all downtown districts.

District development standards.

Applicability. Buildings lawfully in existence on January 10, 2000, or August 1, 2014, depending on the location within the Downtown Zoning District, do not need to conform to these standards; however, additions will need to conform. No addition can increase nonconformity to these standards or create new nonconformity. Please see Section 13.06.010L Nonconforming Parcels/uses/structures for specific locations within the Downtown related to legal non-conforming status to these standards.

Purpose. (Reserved)

Development Standards Table.

District	Residential FAR			Non Residential FAR			Height Limits
District	“As-of-right”	Maximum with Design Standards	Maximum with TDR	“As-of-right”	Maximum with Design Standards	Maximum with TDR	Height Limits
DMU	3	5	7	2	4	6	100’
WR	4	5	7	3	4	6	100’
DR	2	4	6	1	2	4	90’
DCC	3	6	12	3	6	12	400’

Floor area ratio – Additional standards.

The FAR for non-residential and residential uses within a given development are individually calculated and may be added together for a cumulative total, provided that the respective maximum FAR for each use is not exceeded. For example, in the DCC, an “as-of-right” development may have a total FAR of 6, with a FAR of 3 in non-residential use and a FAR of 3 in residential use in a single development.

For the purposes of calculating maximum allowable FAR, hotels shall be considered a residential use.

A minimum FAR of 1 shall be achieved for structures within the Downtown Commercial Core district. The gross floor area shall be used to calculate the minimum FAR.

The maximum allowable Floor Area Ratio may be exceeded as provided for in this section.

Floor area is determined pursuant to the definition provided in Section 13.01.060F.

Building height – Additional standards.

Building Height will be measured consistent with the applicable Building Code, Height of Building and excludes parapets, mechanical penthouses, elevator overruns and machine rooms, and decorative architectural features (e.g., spires, towers, pergolas, pyramids, pitched roofs) not intended for residential, office or retail space.

Maximum Building Height within 150’ east of the centerline of the right-of-way of Yakima Avenue shall be 60 feet, in order to create a transition to lower-rise residential development to the west.

Design standards for increasing allowable FAR.

For each of the following Design Standards that are incorporated into a development, the allowable FAR can be increased by 0.5, up to the Maximum with Design Standards.

No variances shall be granted to the following:

(1)

Enhanced pedestrian elements at the sidewalk level including decorative lighting (free-standing or building-mounted), seating or low sitting walls, planters, or unit paving in sidewalks.

(2)

Exterior public space equivalent to at least 5 percent of the site area and including the following attributes:

(a)

Seating in the amount of one sitting space for each 100 sf of area.

(b)

Trees and other plantings, which could include vegetated LID BMPs.

(c)

Solar exposure during the summer.

(d)

Visibility from the nearest sidewalk.

(e)

Within 3’ of the level of the nearest sidewalk.

(3)

Incorporation of works of art into the public spaces, exterior façade, or entrance lobby. Review of any proposed public art shall be coordinated with the City’s Arts Administrator and/or approved by the Arts Commission, as determined by the Arts Administrator.

(4)

Landscaping covering at least 15 percent of the surface of the roof and/or the use of vegetated roofs. Access by building occupants is encouraged.

(5)

Including a Public Benefit Use within the development.

(6)

Within the Downtown Commercial Core, at least 60 percent of the linear frontage along those portions of Pacific Avenue, Broadway, and Commerce Street defined as a Primary Pedestrian Street shall be occupied by retail, restaurants, cultural or entertainment uses, hotel lobbies, or Public Benefit Uses.

(7)

Retention and renovation of any designated or listed historic structure(s) located on the site.

For each of the following Design Standards that are incorporated into a development, the allowable FAR can be increased by 2, up to the Maximum with Design Standards.

No variances shall be granted to the following:

(1)

Provide a “hill climb assist” in the form either of a landscaped public plaza or an interior public lobby with an escalator or elevator. Such space shall be open to the public during daylight hours or shall be open during the times detailed in a management plan approved by the City of Tacoma, Building and Land Use Services Department.

(2)

Provide works of art or water features equivalent in value to at least 1 percent of construction costs within publicly accessible spaces on site or off site within the downtown zoning district where the development is located. Review of any proposed public art shall be coordinated with the City’s Arts Administrator and/or approved by the Arts Commission, as determined by the Arts Administrator.

(3)

Provision of public rest rooms, open to the public at least 12 hours each weekday.

(4)

Contribution to a cultural, arts organization or to the Municipal Art Fund for a specific development or renovation project located downtown, in an amount equal to at least 1 percent of the construction cost of the development. Coordination with the City's Arts Administrator is required to approve and verify the contribution.

(5)

Parking contained entirely within structures or structures on site.

(6)

Incorporation of affordable housing units pursuant to the provisions of TMC Chapter 1.39. See TMC Chapter 1.39 for the requirements and process of this program.

Transfer of development rights for increasing allowable floor area ratio.

Development projects can incorporate Transfer of Development Rights, in compliance with Chapter 1.37 Transfer of Development Rights Administrative Code, to increase the as-of-right allowable FAR up to the “Maximum for TDR.”

Maximum setback. The maximum square feet of setback area for new and substantially altered structures and additions fronting on a Primary Pedestrian Street shall be determined by multiplying 75 percent of the linear sidewalk level frontage by a factor of 10.

References to other common requirements.

§ 13.01	Definitions.
§ 13.05.010	For Land use permits, including conditional use and variance criteria.
§ 13.06.010	General provisions (contains certain common provisions applicable to all districts, such as general limitations and exceptions regarding height limits, yards, setbacks and lot area, as well as nonconforming uses/parcels/structures.)
§ 13.06.070	Overlay districts (these districts may modify allowed uses and/or the development regulations of the underlying zoning district.)
§ 13.06.080	For Home occupations and Short-term rentals.
§ 13.06.090B	Landscaping standards.
§ 13.06.090C	Off-street parking areas.
§ 13.06.090D	Loading spaces.
§ 13.06.090F	Pedestrian and bicycle support standards.
§ 13.06.090H	Transit support facilities.
§ 13.06.090I	Signs standards.
§ 13.06.100	Building design standards.

(Previously codified as 13.06A.010, 13.06A.020, 13.06A.040, 13.06A.050, 13.06A.060, 13.06A.080, and 13.06A.090, relocated to 13.06.050 by Ord. 28613 Ex. G, 2019-09-24; Ord. 28725 Ex. A, 2020-12-08; Ord. 28786 Ex. A, 2021-11-16; Ord. 28966 Ex. B, 2024-05-07)

§ 13.06.060 Industrial Districts.

Applicability. The following tables compose the land use regulations for all districts of Section 13.06.060. All portions of Section 13.06.060 apply to all new development of any land use variety, including additions and remodels. Explicit exceptions or modifications are noted. When portions of this section are in conflict with other portions of Chapter 13.06, the more restrictive shall apply.

Purpose. The specific purposes of the Industrial districts are to:

Implement goals and policies of the City’s Comprehensive Plan.

Implement Growth Management Act goals, county-wide planning policies, and multi-county planning policies.

Create a variety of industrial settings matching scale and intensity of use to location.

Provide for predictability in the expectations for development projects.

Districts established.

M-1	Light Industrial District
M-2	Heavy Industrial District
SCP	Seaport Core Primary District
SCM	Seaport Core Manufacturing District
SCS	Seaport Core Secondary District
ST	Seaport Transition District
STT	Seaport Transition - Transit Oriented Development District
SC	Seaport Conservancy District

M-1 Light Industrial District. This district is intended to provide areas for light manufacturing, warehousing, and a limited mix of commercial or civic uses that are complementary and not detrimental to either existing or proposed industrial uses, or neighboring commercial or residential districts. M-1 districts may be established in new areas of the City, and M-1 district is an appropriate zone to apply as a transition between the industrial operations therein and the existing activities and character of the community in which the district is located. This classification is only appropriate inside Comprehensive Plan areas designated Light Industrial.

M-2 Heavy Industrial District. This district is intended to allow heavy industrial and manufacturing uses that can reasonably be accommodated without adverse impacts on the public’s health, welfare, or safety. The impacts of these industrial uses include extended operating hours, heavy truck traffic, and higher levels of noise and odors. This classification is only appropriate inside Comprehensive Plan areas designated Heavy Industrial.

SCP Seaport Core Primary District. The SCP district is intended to define and protect the core areas of port and port-related industrial uses within the city, as per RCW 36.70A.085(3)(a). SCP implements the Tideflats Subarea Plan of the Comprehensive Plan by allowing uses that protect the long-term function and viability of the seaport within the Regional Manufacturing/Industrial Center. The subarea is characterized by proximity to deepwater berthing that supports 24-hour regional and international shipping. Use priorities include cargo shipping terminals, seaport-related container and industrial activity, seaport-related offices, cargo and equipment storage yards, warehousing, transportation facilities, vessel fueling operations and support facilities, and rail yards. The district includes heavy truck traffic and higher levels of noise and odors than found in other city districts. Freight mobility infrastructure is critically important, with the entire subarea served by road and rail corridors designed for large, heavy trucks and rail loads. Retail and commercial uses are ancillary and primarily serve the subarea’s employees. Housing is allowed only for caretakers of allowed uses.

SCM Seaport Core Manufacturing District. The SCM district is intended to define and protect the core areas of port and port-related industrial uses within the city, as per RCW 36.70A.085(3)(a). SCM implements the Tideflats Subarea Plan of the Comprehensive Plan by allowing uses that protect the long-term function and viability of the seaport within the Regional Manufacturing/Industrial Center. The subarea is characterized by proximity to deepwater berthing that supports 24-hour regional and international shipping and distribution. Use priorities in SCM include cargo shipping terminals, seaport-related container and industrial activity, seaport-related office, cargo and equipment storage yards, warehousing, transportation facilities, vessel fueling operations and support facilities, and intermodal yards. SCM is distinguished from SCP by allowing compatible basic manufacturing of raw materials and uses which rely on the deep water berthing to transport raw materials for processing or manufacture and distribution, as well as uses involved with final assembly, processing, fabrication, and packaging. The district includes heavy truck traffic and higher levels of noise and odors than found in other city districts. Freight mobility infrastructure is critically important, with the entire subarea served by road and rail corridors designed for large, heavy trucks and rail loads. Retail and commercial uses are ancillary and primarily serve the subarea’s employees. Housing is allowed only for caretakers of allowed uses.

SCS Seaport Core Secondary District. The SCS district is intended to define and protect the core areas of port and port-related industrial uses within the city, as per RCW 36.70A.085(3)(a). SCS implements the Tideflats Subarea Plan of the Comprehensive Plan by allowing uses that protect the long-term function and viability of the seaport within the Regional Manufacturing/Industrial Center. The subarea is characterized by proximity to deepwater berthing that supports 24-hour regional and international shipping and distribution. Use priorities in SCS include cargo shipping terminals, seaport-related container and industrial activity, seaport-related offices, cargo and equipment storage yards, warehousing, transportation facilities, and intermodal yards. SCS is distinguished from SCP by allowing compatible final manufacturing, research and development, limited cultural establishments related to and which may rely on or be related to the seaport. The district includes heavy truck traffic and higher levels of noise and odors than found in other city districts. Freight mobility infrastructure is critically important, with the entire subarea served by road and rail corridors designed for large, heavy trucks and rail loads. Retail and commercial uses are ancillary and primarily serve the subarea’s employees. Housing is allowed only for caretakers of allowed uses.

ST Seaport Transition District. The ST district is intended to serve as a transition zone between incompatible uses to protect the core areas of port and port-related industrial uses within the city, as per RCW 36.70A.085(6)(c). The ST district is intended to support implementation of the Tideflats Subarea Plan of the Comprehensive Plan, specifically pertaining to the transition between the core area and the neighboring areas, and to protect the long-term function and viability of the seaport within the Regional Manufacturing/ Industrial Center. The ST district provides areas for light manufacturing, warehousing, and a limited mix of commercial or civic uses that are complementary and not detrimental to either existing or proposed seaport uses or neighboring commercial or residential districts. Freight mobility infrastructure is critically important, with the entire subarea served by road and rail corridors designed for large, heavy trucks and rail loads. Housing is allowed only for caretakers of allowed uses.

STT Seaport Transition - Transit Oriented Development District. The STT district is intended to serve as a transition zone between incompatible uses to protect the core areas of port and port-related industrial uses within the city, as per RCW 36.70A.085(6)(c). The STT district is intended to support implementation of the Tideflats Subarea Plan of the Comprehensive Plan, specifically pertaining to the transition between the core area and the neighboring areas, and to protect the long-term function and viability of the seaport within the Regional Manufacturing/ Industrial Center (MIC). The STT district provides areas for light manufacturing, warehousing, and a limited mix of commercial or civic uses that are complementary to either existing or proposed seaport uses, neighboring commercial, or residential districts and is distinguished from the ST district by allowing uses compatible with high-capacity transit located in the district such as multi-family housing. Freight mobility infrastructure is critically important, with the entire subarea served by road and rail corridors designed for large, heavy trucks and rail loads, but it is also understood that there will be a higher level of pedestrian and bicycle activity in the STT district.

SC Seaport Conservancy District. The SC district is intended to serve as a transition zone between incompatible uses to protect the core areas of port and port-related industrial uses within the city, as per RCW 36.70A.085(6)(c). The SC district is intended to support implementation of the Tideflats Subarea Plan of the Comprehensive Plan, specifically pertaining to the transition between the core area and the neighboring areas, and to protect the long-term function and viability of the seaport within the Regional Manufacturing/ Industrial Center. Freight mobility infrastructure is critically important, with the entire subarea served by road and rail corridors designed for large, heavy trucks and rail loads. Use priorities in SC are habitat preservation intending to protect the long-term function and viability of key wetland, fish and wildlife habitat, and drainage districts.

District use restrictions. The following use table designates all permitted, limited, and prohibited uses in the districts listed. Use classifications not listed in this section are prohibited, unless permitted via Section 13.05.080.

Within the South Tacoma Manufacturing and Industrial Center (M/IC), the land use and development standards of this section are modified as specified in TMC § 13.06.070B, which shall prevail in the case of any conflict.

Within the South Tacoma Groundwater Protection District, the land use and development standards of this section are modified as specified in TMC § 13.06.070D, which shall prevail in the case of any conflict.

Use table abbreviations.

P = Permitted use in this district.

CU = Conditional use in this district. Requires conditional use permit consistent with the criteria and procedures of Section 13.05.010A.

TU = Temporary Uses allowed in this district subject to specified provisions and consistent with the criteria and procedures of Section 13.06.080P.

N = Prohibited use in this district.

District use table – Industrial Districts (§ 13.06.060).

Uses	M-1	M-2	Additional Regulations ^{(see table Footnote 1)}
Agriculture and Natural Resources
Agricultural uses	N	N
Mining and quarrying	P*/N	P*/N	* Surface mines, legally permitted at the time of adoption of this ordinance, are permitted, subject to standards in § 13.06.080, Subsection O.
Urban horticulture	P	P
Residential Uses
Dwelling Types/Housing Types			* In M-1 houseplex, backyard buildings, rowhouses, and courtyard housing are prohibited, except for residential uses in existence on December 31, 2008, the effective date of adoption of this provision. In M-1 districts, new multi-unit residential dwellings are permitted only within a mixed-use building where a minimum of 1/3 of the building is devoted to industrial or commercial use. In all districts, quarters for caretakers and watchpersons are permitted as is temporary worker housing to support uses located in these districts.
Houseplex	P/N*	N
Backyard Building	P/N*	N
Rowhouse	P/N*	N
Courtyard Housing	P/N*	N
Multiplex	P/N*	N
Dwelling, accessory (ADU)	P/N~	N	Subject to additional requirements contained in § 13.06.080A. ~Not permitted within the South Tacoma M/IC Overlay District.
Other Residential
Accessory uses and buildings	P	P
Adult family home	P/N*	N	In M-1 districts, permitted only within residential or institutional buildings in existence on December 31, 2008, the effective date of adoption of this provision, or when located within a mixed-use building where a minimum of 1/3 of the building is devoted to industrial or commercial use. * Not permitted within the South Tacoma M/IC Overlay District See § 13.06.080N.
Day care, family	P/N*	N	* Not permitted within the South Tacoma M/IC Overlay District.
Emergency Shelter	P	N
Foster home	P/N*	N	In M-1 districts, permitted only within residential or institutional buildings in existence on December 31, 2008, the effective date of adoption of this provision, or when located within a mixed-use building where a minimum of 1/3 of the building is devoted to industrial or commercial use. * Not permitted within the South Tacoma M/IC Overlay District.
Group housing	P/N*	N	In M-1 districts, permitted only within residential or institutional buildings in existence on December 31, 2008, the effective date of adoption of this provision, or when located within a mixed-use building where a minimum of 1/3 of the building is devoted to industrial or commercial use. * Not permitted within the South Tacoma M/IC Overlay District.
Live/Work	P	N	Projects incorporating live/work in new construction shall contain no more than 20 live/work units. Subject to additional requirements contained in § 13.06.080I.
Mobile home/ trailer court	N	N
Residential business	P	P	Subject to additional requirements contained in § 13.06.080G
Retirement home	P/N*	N	In M-1 districts, permitted only within residential or institutional buildings in existence on December 31, 2008, the effective date of adoption of this provision, or when located within a mixed-use building where a minimum of 1/3 of the building is devoted to industrial or commercial use. * Not permitted within the South Tacoma M/IC Overlay District. See § 13.06.080N.
Short-term rental	N	N
Staffed residential home	P/N*	N	In M-1 districts, permitted only within residential or institutional buildings in existence on December 31, 2008, the effective date of adoption of this provision, or when located within a mixed-use building where a minimum of 1/3 of the building is devoted to industrial or commercial use. * Not permitted within the South Tacoma M/IC Overlay District. See § 13.06.080N.
Medical and Health Services
Continuing care retirement community	P/N*	N	In M-1 districts, permitted only within residential or institutional buildings in existence on December 31, 2008, the effective date of adoption of this provision, or when located within a mixed-use building where a minimum of 1/3 of the building is devoted to industrial or commercial use. * Not permitted within the South Tacoma M/IC Overlay District. See § 13.06.080N.
Detoxification center	CU	CU
Hospital	P/CU*	P/N~	* Conditional use within the South Tacoma M/IC Overlay District. ~Not permitted within the South Tacoma M/IC Overlay District.
Intermediate care facility	P/N*	N	In M-1 districts, permitted only within residential or institutional buildings in existence on December 31, 2008, the effective date of adoption of this provision, or when located within a mixed-use building where a minimum of 1/3 of the building is devoted to industrial or commercial use. * Not permitted within the South Tacoma M/IC Overlay District. See § 13.06.080N.
Residential care facility for youth	P/N*	N	In M-1 districts, permitted only within residential or institutional buildings in existence on December 31, 2008, the effective date of adoption of this provision, or when located within a mixed-use building where a minimum of 1/3 of the building is devoted to industrial or commercial use. * Not permitted within the South Tacoma M/IC Overlay District. See § 13.06.080N.
Residential chemical dependency treatment facility	P/N*	N	See § 13.06.080N. * Not permitted within the South Tacoma M/IC Overlay District.
Community and Civic Facilities
Assembly facility	P	P
Cemetery/Internment services	N	N	New facilities are not permitted. Enlargement of facilities in existence prior to the effective date of this provision (May 27, 1975) may be approved in any zoning district subject to a conditional use permit. See § 13.05.010A
Confidential shelter	P/N*	N	See § 13.06.080N. * Not permitted within the South Tacoma M/IC Overlay District.
Correctional facility	P	P
Cultural institution	P/CU*	P/CU*	* Conditional use within the South Tacoma M/IC Overlay District, unless an accessory use.
Detention facility*	CU	N	Modifications or expansions to existing facilities that increase the inmate/detainee capacity shall be processed as a major modification (see § 13.05.130). A pre-application community meeting is required (see § 13.05.010A). This CU is only available in the M-1 zones in place as of January 1, 2018. The notification distance for a project within the M-1 zone will be 2,500 feet from the boundaries of that zone.
Juvenile community facility	P/N*	P/N*	See § 13.06.080H for resident limits and additional regulations. * Not permitted within the South Tacoma M/IC Overlay District.
Parks, recreation and open space	P	P	Subject to the requirements of § 13.06.080L.
Public service facilities	P	P
Religious assembly	P	P
School, public or private	P/N*	P/N*	* General K through 12 education not permitted in the South Tacoma M/IC Overlay District.
Work release center	CU	CU/N*	Subject to development standards contained in § 13.06.080R. * Not permitted within the Port of Tacoma M/IC
Commercial Uses
Craft Production	P	P
Hotel/Motel	P/N*	N	* Not permitted within the South Tacoma M/IC Overlay District.
Office[1]	P*	P*	* Within the South Tacoma M/IC Overlay District, unless an accessory use, limited to 10,000 square feet of floor area per development site in the M-2 district and 15,000 square feet in the M-1 district. * Limited to 7,000 square feet of floor area, per business, in the JBLM Airport Compatibility Overlay District.
Work/Live	P	N	Projects incorporating live/work in new construction shall contain no more than 20 work/live units. Subject to additional requirements contained in § 13.06.080I.
Eating and Drinking Establishments
Brewpub	P	P
Eating and drinking	P	P
Microbrewery/ winery	P	P
Entertainment and Recreation
Adult retail and entertainment	P	P	Subject to development standards contained in § 13.06.080B.
Carnival	P/TU*	N	* Temporary use only within the South Tacoma M/IC Overlay District
Commercial recreation and entertainment	P/CU*	P/CU*	* Within the South Tacoma M/IC Overlay District, a conditional use permit is required for facilities over 10,000 square feet of floor area in the M-2 district and over 15,000 square feet in the M-1 district.
Golf Courses	P	P
Theater	P/N*	N	* Not permitted within the South Tacoma M/IC Overlay District.
Retail	P~	P~	~ Size limitations: Limited to 7,000 square feet of floor area, per development site, in the JBLM Airport Compatibility Overlay District. Within the South Tacoma M/IC Overlay District, unless an accessory use, limited to 10,000 square feet of floor area per development site in the M-2 district and 15,000 square feet in the M-1 district. Outside of the South Tacoma M/IC Overlay District, limited to 65,000 square feet per use, unless approved with a conditional use permit.
Marijuana retailer	P~	P~	~Within the South Tacoma M/IC Overlay District, limited to 10,000 square feet of floor area per development site in the M-2 district and 15,000 square feet in the M-1 district. See additional requirements contained in § 13.06.080J.
Plant Nursery	P	P
Services
Ambulance services	P	P
Animal sales and service	P	P
Building material and services	P	P
Business support services	P	P
Day care center	P	P	Subject to development standards contained in § 13.06.080E.
Funeral home	P	P
Personal services	P	P
Repair services	P	P
Storage Uses
Self-storage	P	P	See specific requirements in § 13.06.090J.
Warehouse/storage	P	P	Storage and treatment facilities for hazardous wastes are subject to the state locational standards adopted pursuant to the requirements of Chapter 70.105 RCW and the provisions of any groundwater protection ordinance of the City of Tacoma, as applicable.
Wholesale or distribution	P	P
Vehicle Related Uses
Drivethrough with any permitted use	P	P	Subject to the requirements of TMC § 13.06.090A.
Vehicle rental and sales	P	P	Subject to development standards contained in § 13.06.080S.
Vehicle service and repair	P	P	Subject to development standards contained in § 13.06.080S.
Vehicle storage	P	P	Subject to development standards contained in § 13.06.080S.
Industrial
Prohibited industrial uses in all districts: • Animal slaughter • Animal and fat rendering facility • Acid manufacture • Blast furnaces • Coal facility • Chemical manufacturing, processing, and wholesale distribution • Explosives, fertilizer, and petrochemical manufacturing • Petroleum fuel facility • Smelting	N	N
Industry, heavy	N	P
Cleaner Fuel Infrastructure	N	P*	* Subject to special use standards in TMC § 13.06.080F.
Industry, light	P	P
Marijuana processor, producer, and researcher	P	P	See additional requirements contained in § 13.06.080J
Research and development industry	P	P
Vehicle service and repair, industrial	P	P	Subject to development standards contained in § 13.06.080S.
Utilities, Transportation and Communication Facilities
Airport	N	N
Communication facility	P	P
Heliport	CU	CU
Passenger terminal	P	P
Transportation/ freight terminal	P	P
Utilities	P	P
Wireless communication facility	P*	P*	* Wireless communication facilities are also subject to § 13.06.080Q.
Wireless communication facility	CU**	CU**	** Wireless communication facilities are also subject to § 13.06.080Q.
Accessory and Temporary Uses
Seasonal sales	TU	TU	Subject to development standards contained in § 13.06.080P.
Temporary uses	P	P	Subject to development standards contained in § 13.06.080P.
Unlisted Uses
Uses not prohibited by City Charter and not prohibited herein	N	N

Footnotes:
1.	For historic structures and sites, certain uses that are otherwise prohibited may be allowed, subject to the approval of a conditional use permit. See § 13.06.640F for additional details, limitations and requirements.

[1]

Code Reviser’s note: Text related to Office ‘allowed uses’ and ‘additional regulations’ was inadvertently deleted when this table was reorganized per Amended Ord. 28786 (2021-11-16). The scrivener’s error was corrected by re-inserting the text in July 2022.

District use table – Seaport manufacturing and industrial districts.

Uses	SCP	SCM	SCS	ST	STT	SC	Additional Regulations ^{(see table Footnote 1)}
Agriculture and Natural Resources
Agricultural uses	N	N	N	N	N	N
Mining and quarrying	N	N	N	P*/N	N	N	* Surface mines, legally permitted at the time of adoption of this ordinance, are permitted, subject to standards in § 13.06.080, Subsection O.
Urban horticulture	N	P	P	P	N	N	For wholesale production and distribution. May include a retail component subject to limitations on retail uses in this chapter.
Residential Uses
Prohibited Residential Uses in all districts • Houseplex • Dwelling, accessory (ADU) • Courtyard Housing • Backyard House • Mobile Home/Trailer Court • Rowhouse	N	N	N	N	N	N
Housing Types
Multiplex	N	N	N	N	P	N	Residential uses prohibited on the ground floor.
Other Residential Uses
Accessory uses and buildings	N	N	N	N	P	N
Quarters for caretakers and watchpersons	P	P	P	P	P	N
Temporary Worker Housing	P	P	P	P	P	N
Adult family home	N	N	N	N	N	N
Day care, family	N	N	N	N	CU	N
Emergency Shelter	N	N	N	N	CU	N
Foster home	N	N	N	N	CU	N
Group housing	N	N	N	N	CU	N
Residential Business	N	N	N	N	P	N	Subject to additional requirements contained in § 13.06.080G
Live/Work	N	N	N	N	N	N	Projects incorporating live/work in new construction shall contain no more than 20 live/work units. Subject to additional requirements contained in § 13.06.080I.
Short-term rental	N	N	N	N	N	N
Staffed residential home	N	N	N	N	N	N
Retirement home	N	N	N	N	P	N	See § 13.06.080N. Residential uses prohibited on the ground floor.
Medical and Health Services
Prohibited medical and health services, in all districts • Continuing care retirement community • Detoxification center • Hospital • Intermediate care facility • Residential care facility for youth • Residential chemical dependency treatment facility	N	N	N	N	N	N
Medical facilities	P	P	P	P	P	N	Limited to 10,000 square feet of building footprint in the SCP, SCM, and SCS districts and 15,000 square feet of building footprint in the ST and STT districts.
Community and Civic Facilities
Prohibited community and civic facilities in all districts: • Cemetery/internment services • Confidential shelter • Correctional facility • Detention facility • Juvenile community facility • Work release center	N	N	N	N	N	N
Assembly facility	N	N	P*	P	P	N	* Seaport related only
Cultural and historical establishments	N	P*	P	P	P	N	* In the Seaport Core Manufacturing District ancillary to a primary use only. In all districts, the use must be seaport related only
Detention facility	N	N	N	N	N	N
Parks, recreation and open space	P	P	P	P	P	P	Subject to the requirements of § 13.06.080L. High intensity park and recreation facilities prohibited.
Public art installations	P	P	P	P	P	P
Public service facilities	P*	P*	P	P	P	N	* Seaport related only
Religious assembly	N	N	N	P*	P*	N	* Limited to 15,000 square feet of floor area in the ST and STT districts.
School, public or private	N	N	N	N	N	N	General K-12 only.
Workforce training and hiring services	P	P	P	P	P	N	To support seaport and related trades.
Commercial Uses
Commercial uses prohibited in all districts: • Adult retail and entertainment • Carnival • Golf course • Mini storage • Self storage	N	N	N	N	N	N
Bakery - wholesaler	N	P	P	P	P*	N	* Required to utilize best available control technologies to reduce odors and emissions such that no odors can be readily detected beyond the boundaries of the property.
Craft Production	N	N	N	P	P	N	Subject to standards in TMC § 13.06.080D
Hotel/Motel	N	N	N	N	P	N
Office	P	P	P	P	P	N	Limited to 10,000 square feet building footprint in the SCP, SCM, and SCS districts and 15,000 square feet of building footprint in the ST and STT districts.
Work/Live	N	N	N	N	P	N	Projects incorporating live/work in new construction shall contain no more than 20 work/live units. Subject to additional requirements contained in § 13.06.080I.
Eating and Drinking Establishments
Brewpub	N	N	P*	P*	P*	N	* Limited to 10,000 square feet of floor area in the SCS district and 15,000 square feet of floor area in the ST and STT districts.
Eating and drinking	P*	P*	P*	P*	P*	N	* Limited to 10,000 square feet of floor area in the SCP, SCM, and SCS districts and 15,000 square feet of floor area in the ST and STT districts.
Microbrewery/ winery	N	P*	P*	P	P*	N	* Retail component limited to 10,000 square feet of floor area in the SCM and SCS districts and 15,000 square feet of floor area in the ST and STT districts. No size limit on the production and wholesaling component.
Entertainment and Recreation
Commercial recreation and entertainment	N	N	P/CU	P/CU	P/CU	N	A conditional use permit is required for facilities over 10,000 square feet of building footprint in the SCS district and over 15,000 square feet in the ST and STT districts. Only indoor facilities are permitted in the SCS and ST Districts.
Theater	N	N	N	N	P	N
Retail	N	P*	P*	P	P	N	In SCM, SCS and ST districts: must be seaport related. *Ancillary to a primary use only. Size limitations in all districts: 10,000 square feet of floor area per development site in SCP, SCM, SCS, and ST Districts, and 15,000 square feet in the STT.
Marijuana retailer	N	N	N	P	P	N	Size limitations: Limited to 10,000 square feet of floor area per development site in the ST district and 15,000 square feet in the STT.
Plant Nursery	N	N	N	P	P	N	Retail components limited to 15,000 square feet of lot area.
Services
Ambulance services	P	P	P	P	P	N
Animal sales and service	N	N	N	P	P	N
Building material and services	P	P	P	P	P	N
Business support services	P	P	P	P	P	N
Day care center	N	N	P*	P*	P	N	*Ancillary to a permitted primary use. Limited to 10,000 square feet of floor area per development site in the SCS and ST district and 15,000 square feet in the STT. Subject to development standards contained in § 13.06.080E.
Funeral home	N	N	N	P	P	N	Limited to 10,000 square feet of floor area per development site in the ST district and 15,000 square feet in the STT.
Personal services	N	N	N	P	P	N	Limited to 10,000 square feet of floor area per development site in the ST district and 15,000 square feet in the STT.
Repair services	N	N	N	P	P	N
Storage Uses
Storage of bulk or raw materials	P	P	P*	P*	N	N	Storage and treatment facilities for hazardous wastes are subject to the state locational standards adopted pursuant to the requirements of Chapter 70.105 RCW and the provisions of any groundwater protection ordinance of the City of Tacoma, as applicable. * Required to be fully enclosed and to utilize best available control technologies to reduce odors and emissions such that no odors can be readily detected beyond the boundaries of the property.
Warehouse/Storage	P	P	P	P	N	N
Wholesale goods, equipment and materials	N	P	P	P	P	N	Heavy equipment and construction supply only
Industrial
Pre-existing Industrial Uses	P	P	P	P	P	P	Except where otherwise specified below, industrial uses legally established prior to the adoption of this ordinance whose use classification is prohibited, shall be considered permitted uses but subject to the standards and limitations in TMC § 13.06.010L.
Industrial uses prohibited in all districts: • Acid manufacture • Airport • Animal and fat rendering facility • Animal slaughter and husbandry • Auto wrecking yard • Cannabis processing, production, research • Coal facility • Explosives, fertilizer, and petrochemical manufacturing • Petroleum fuel facility* • Pulp and paper mill • Smelting • Tire related manufacturing and processing • Wood treatment	N	N	N	N	N	N	* Petroleum fuel facilities legally permitted at the time of adoption of this ordinance are permitted, subject to special use standards in § 13.06.080F.
Boat and ship building, storage and maintenance	P	P	P	P	N	N
Cargo and container marshalling and storage (includes imported autos)	P	P	P	P	N	N
Cement and asphalt batching	N	P	N	N	N	N	No new stormwater or wastewater discharge to water bodies permitted.
Chemical manufacturing, processing and wholesale distribution	N	CU	N	N	N	N	* A conditional use permit is required for the manufacture, processing, and wholesaling of hazardous materials, subject to conditional use criteria in § 13.05.010A.23. ~ Explosives, fertilizer, and petrochemical manufacturing prohibited in all districts. No new stormwater or wastewater discharge to water bodies permitted.
Cleaner Fuel Infrastructure	CU	CU	N	N	N	N	Subject to special use standards in TMC § 13.06.080F. No new stormwater or wastewater discharge to water bodies permitted.
Commercial Bakery	N	P	P	P	P	N
Distillery	N	P	P	P*	P*	N	* May include retail component per standards of this chapter.
Food processing	P~	P	P*	P*	N	N	~ Limited to seafood processing only * Required to utilize best available control technologies to reduce odors and emissions such that no odors can be readily detected beyond the boundaries of the property.
Laundry and drycleaning plant	N	P	P	N	N	N	No new stormwater or wastewater discharge to water bodies permitted.
Log yard/lumber mill/sawmill	P	P	P*	N	N	N	Wood treatment facilities and activities are prohibited. No new stormwater or wastewater discharge to water bodies permitted. * Required to be fully enclosed and to utilize best available control technologies to reduce odors and emissions such that no odors can be readily detected beyond the boundaries of the property.
Manufacturing – basic processing from raw materials	N	P	P*	N	N	N	* Required to be fully enclosed and to utilize best available control technologies to reduce odors and emissions such that no odors can be readily detected beyond the boundaries of the property.
Manufacturing – final assembly, processing, fabrication, and packaging	P~	P	P	P	P*	N	~ Must be Seaport related. * Required to be fully enclosed and to utilize best available control technologies to reduce odors and emissions such that no odors can be readily detected beyond the boundaries of the property.
Marina	N	N	P	P	N	N
Research and development industry	P*	P	P	P	P	N	In all districts: Seaport related only * Ancillary use only
Recycling facilities – industrial waste, food, metal	CU	P*	CU*	N	N	N	* Required to be fully enclosed and to utilize best available control technologies to reduce odors and emissions such that no odors can be readily detected beyond the boundaries of the property.
Utilities, Transportation and Communication Facilities
Communication facility	P	P	P	P	P	P	* Wireless communication facilities are also subject to § 13.06.080Q.
Heliport	CU	CU	N	N	N	N
Passenger terminal	P	P	P	P	P	N
Rail yards and services	P	P	P	P	P	N
Seaport terminal	P	P	P	N	N	N
Transportation/Freight Terminal	P	P	P	P	P	N
Utilities	P	P	P	P	P	P
Vehicle Related Uses
Commercial parking lot	P	P	P	P	P*	N	* New stand alone commercial surface parking lots are prohibited.
Drive-through with any permitted use	P	P	P	P	N	N	Subject to the requirements of TMC § 13.06.090A.
Heavy vehicle and driver services	P	P	P	P	P	N
Truck and chassis parking	P	P	P	P	N	N	Must be related to seaport operations.
Vehicle fueling	P*	P*	P	P	P	N	* Ancillary use only
Vehicle rental and sales	N	N	P	P	P	N	Subject to development standards contained in § 13.06.080S.
Vehicle service and repair	P	P	P	P	P	N	Subject to development standards contained in § 13.06.080S.
Vehicle service and repair, industrial	N	N	P	P*	N	N	* Required to be fully enclosed and to utilize best available control technologies to reduce odors and emissions such that no odors can be readily detected beyond the boundaries of the property.
Vehicle storage	N	N	N	P*	P*	N	* Water-related only Does not apply to vehicle import facilities. Subject to development standards contained in § 13.06.080S.
Accessory and Temporary Uses
Seasonal sales	N	N	N	N	P	N	Subject to development standards contained in § 13.06.080P.
Temporary uses	N	N	N	CU	CU	N	Subject to development standards contained in § 13.06.080P.
Other Uses
Tribal Treaty protected uses	P	P	P	P	P	P
Habitat mitigation and restoration	P	P	P	P	P	P
Coastal resilience/floodplain management projects	P	P	P	P	P	P
Educational/informational signage	P	P	P	P	P	P
Unlisted Uses
Uses not prohibited by City Charter and not prohibited herein	N*	N*	N*	N*	N*	N*	* Unlisted uses are prohibited unless expressly permitted by Title 19 of the Tacoma Municipal Code – Shoreline Master Program or subject to Director’s interpretation in TMC § 13.05.080.

Footnotes:
1.	For historic structures and sites, certain uses that are otherwise prohibited may be allowed, subject to the approval of a conditional use permit. See § 13.06.640F for additional details, limitations and requirements.
2.	Seaport related means the use is related to or supports the following types of activities: Tribal customs or treaty protected uses and activities; priority economic sectors including container port activities, maritime, trade, clean fuels, advanced manufacturing, green building and trades, and industrial symbiosis; clean tech and water; or activities related to the environmental characteristics of the Tideflats area.
3.	Ancillary use is subordinate to and supporting an allowed principal use.

District development standards.

	M-1	M-2	SCP	SCM	SCS	ST	STT	SC
1. Minimum Lot Area	N/A	N/A	N/A	N/A	N/A	N/A	N/A	N/A
2. Minimum Lot Width	N/A	N/A	N/A	N/A	N/A	N/A	N/A	N/A
3. Maximum Lot Coverage	75 percent	85 percent	None	None	None	75 percent	85 percent	N/A
	a) “Lot coverage” means the area of a site covered by buildings or roofed areas including accessory buildings, measured at the building foundation.
4. Minimum Front Setback	In all districts listed above, 0 feet, unless: • Created by requirements in Sections 13.06.090B or 13.06.090J; or • Abutting a dwelling district, then equal to the dwelling district setback for the first 100 feet from that side. The above setback requirements may be waived if demonstration is made that a 20-foot vertical grade between the properties offers comparable protection.
5. Minimum Side Setback	In all districts listed above, 0 feet, unless created by requirements in Sections 13.06.090B or 13.06.090J, which may be waived if demonstration is made that a 20-foot vertical grade between the properties offers comparable protection.
6. Minimum Rear Setback	In all districts listed above, 0 feet, unless created by requirements in Sections 13.06.090B or 13.06.090J, which may be waived if demonstration is made that a 20-foot vertical grade between the properties offers comparable protection.
7. Maximum Height Limit	75 feet	100 feet, unless such building or structure is set back on all sides one foot for each four feet such building or structure exceeds 100 feet in height.				75 feet	100 feet	75 feet
8. Maximum Height Exceptions	Certain specified uses and structures are allowed to extend above height limits, per Sections 13.06.010E and 13.06.080Q.
9. Tree Credits, minimum (Canopy coverage of lot equivalent)	15 percent	15 percent	10 percent	15 percent	15 percent	15 percent	10 percent	30 percent

Performance standards. All land uses within the Seaport Industrial Districts shall comply with the following minimum performance standards:

Application of the Shoreline Master Program – TMC Title 19.

Application of the City’s Noise Ordinance – TMC Chapter 8.122

Application of federal and state criteria pollutants and air toxics limits regarding use operation and transportation generation. This is demonstrated by compliance with PSCAA regulations, Ecology air quality permits, and associated agency with jurisdiction SEPA conditions where applicable.

All odor emissions must comply with the applicable requirements of the Puget Sound Clean Air Agency and State Department of Ecology.

Application of Critical Areas Preservation Ordinance, TMC Chapter 13.11.

Wellhead protection – Projects within 10-year wellhead time of travel zones shall meet the standards in TMC § 13.06.070D.

Application of Zoning transition standards in TMC § 13.06.090J including light trespass standards and landscaping buffers.

Application of tree canopy standards in TMC § 13.06.060 and landscaping standards in TMC § 13.06.090B.

Federal, state and local standards pertaining to water quality and stormwater runoff control must be complied with, including the City of Tacoma Stormwater Management Manual and Tacoma Municipal Code 12.08A through D.

10.

Hazardous materials and bulk petroleum products. Plans for the handling, storage, disposal and spill control of hazardous materials, hazardous wastes, and bulk petroleum products shall be approved prior to the issuance of any building permit.

11.

Cultural resources:

Comply with the requirements established by RCW 27.53.060 (Disturbing archaeological resource or site – Permit required – Conditions – Exceptions – Penalty) and Chapter 25-48 WAC (Archaeological Excavation and Removal Permit).

Comply with procedures included in Indian Graves and Records (RCW 27.44), Human Remains (RCW 68.50), and Abandoned and Historic Cemeteries and Historic Graves (RCW 68.60) shall apply.

Comply with TMC Chapter 13.13, Archaeological, cultural, and historic resources.

Residential development.

In the M-1 and M-2 Districts:

Minimum usable yard space. Residential development shall provide usable yard space in accordance with the provisions of 13.06.020 based on the building type.

Tree canopy coverage. Residential uses shall meet the tree canopy coverage requirements in 13.06.020 in accordance with the R-4 District.

In the STT District new non-industrial, residential, or mixed-use developments with a residential component shall meet the setback and amenity space standards associated with the CIX district in TMC § 13.06.040 and the building design standards associated with Mixed-use Districts in TMC § 13.06.100B.

References to other common requirements.

§ 13.01	Definitions.
§ 13.05.010	For Land use permits, including conditional use and variance criteria.
§ 13.06.010	General provisions (contains certain common provisions applicable to all districts, such as general limitations and exceptions regarding height limits, yards, setbacks and lot area, as well as nonconforming uses/parcels/structures.)
§ 13.06.070	Overlay districts (these districts may modify allowed uses and/or the development regulations of the underlying zoning district.)
§ 13.06.90B	Landscaping standards.
§ 13.06.90C	Off-street parking areas.
§ 13.06.090D	Loading spaces.
§ 13.06.090I	Signs standards.
§ 13.06.100	Building design standards.

(Previously codified as 13.06.400, relocated to § 13.06.060 by Ord. 28613 Ex. G, 2019-09-24; Ord. 28725 Exs. A and F, 2020-12-08; Ord. 28786 Ex. A, 2021-11-16; Ord. 28821 Ex. H, 2022-06-28; Ord. 28986 Ex. D, 2024-11-19; Ord. 29076 Ex. A, 2025-02-12; Subst. Ord. 29051 Ex. C, 2025-09-09)

§ 13.06.070 Overlay Districts.

View-Sensitive Overlay District.

Applicability.

The View Sensitive Overlay Districts (VS-20) and (VS-25) shall apply to all buildings, structures, or portions thereof, hereafter erected within the designated Overlay District.

The View Sensitive 20-Foot Overlay District – In areas with a predominant 20-foot development pattern which orient towards views of the Puget Sound and/or the Narrows Bridge. (VS-20).

The View Sensitive 25-Foot Overlay District - In areas with a predominant 25-foot development pattern which orient towards views of the Puget Sound and/or the Narrows Bridge. (VS-25).

This section shall not apply to any building, structure, or portion thereof within any development or subdivision which is greater than 30 acres in size and which has an approved site plan or residential plat; provided, such site plans must have established the height or elevation of buildings, and such residential plats must have active architectural control committees, of which a resident or property owner of the plat shall be a member, and recorded covenants which give consideration to protection of views, and the architectural control committee must have reviewed and approved the plans of the building or structures before submittal to the City.

Map.

Figure: Tacoma View-Sensitive District Overlay – Citywide (map)

Purpose. The purpose of the View-Sensitive Overlay District is to maintain height compatibility between new development and existing development in areas with long standing residential development with views of the Puget Sound and the Narrows Bridge. The View Sensitive Overlay District was established to balance the interests of new development or remodel to existing development with the interests of the surrounding property owners who wish to preserve the character of the neighborhood including public and private views. The View Sensitive Overlay District has been established in areas with steep topography and an established pattern of larger lots.

District development standards.

A building, structure, or portion thereof, hereafter erected, shall not exceed a height of 20 feet, or 25 feet per applicable Overlay District designation, except as provided in Sections 13.06.010F, 13.05.010A and 13.06.010B.

Parking lot lighting shall not exceed 20 feet in height.

Parking quantity reductions. See 13.06.090C.

South Tacoma Manufacturing/Industrial Overlay District.

Applicability.

Standards established through the overlay zone are in addition to the requirements of the underlying zone. In all cases, where the overlay district imposes more restrictive standards than the underlying zone, these shall apply.

Map.

Purpose. To provide additional protection to industrial and manufacturing uses within the designated boundary of the South Tacoma M/IC by placing further restrictions on incompatible uses within this defined area. The additional requirements imposed through the South Tacoma M/IC Overlay District are intended to preserve this area for long term urban industrial and manufacturing use consistent with policy direction in the Comprehensive Plan.

Expansion. Expansion of the overlay district beyond the current boundaries can only be done in conjunction with an expansion of the designated South Tacoma M/IC Center in the Comprehensive Plan. Expansion beyond current boundaries should be carefully considered, as such expansion may decrease the distance between incompatible uses and will impose additional restrictions on the development of residential and commercial uses in affected areas.

District use restrictions.

Prohibited uses.

•	Adult family home
•	Confidential shelter
•	Continuing care retirement community
•	Day care, family
•	Dwellings, not permitted except quarters for caretakers and watchpersons are permitted as is temporary worker housing to support uses located in these districts.
•	Emergency and transitional housing
•	Extended care facility
•	Foster home
•	Golf course
•	Group Housing
•	Hospital uses are prohibited in the M-2 District
•	Hotel Motel
•	Animal slaughter, fat rendering, smelters, and blast furnaces
•	Intermediate care facility
•	Juvenile community facility
•	Residential care facility for youth
•	Residential chemical dependency treatment facility
•	Retirement home
•	General K through 12 education facilities
•	Staffed residential home
•	Student housing
•	Theater

Conditional uses.

•	Commercial recreation and entertainment facilities over 10,000 square feet in the M-1 District and 15,000 square feet in the M-2 District.
•	Cultural institution.
•	Hospital uses in the M-1 District

Temporary uses.

•

Carnival

District Development Standards.

•	Office: unless an accessory use, limited to 10,000 square feet of floor area per development site in the M-2 district and 15,000 square feet of floor area per development site in the M-1 District.
•	Marijuana retailer: limited to 10,000 square feet of floor area per development site in the M-2 district and 15,000 square feet of floor area per development site in the M-1 District.
•	Retail: unless an accessory use, limited to 10,000 square feet of floor area per development site in the M-2 district and 15,000 square feet of floor area per development site in the M-1 District.

PRD Planned Residential Development District.

Applicability.

Map.

Purpose. At the time of the adoption of the overlay district(s) the PRD Planned Residential Development District was intended to: provide for greater flexibility in large scale residential developments; promote a more desirable living environment than would be possible through the strict regulations of conventional zoning districts; encourage developers to use a more creative approach in land development and stormwater management; provide a means for reducing the improvements required in development through better design and land planning; conserve natural features and retain native vegetation; provide a high quality of urban design pursuant to creating a livable and attractive neighborhood and place-making; facilitate more desirable, aesthetic, and efficient use of open space; promote sustainable building and site design practices; and promote the voluntary incorporation of affordable housing through provision of voluntary density bonuses.

Land classified as a PRD District is also classified as one or more of the regular residential zoning districts and shall be designated by a combination of symbols (e.g., UR-1 PRD planned residential development district); this is known as the “underling zoning”.

District procedures. No new PRD applications will be accepted.

General requirements.

Existing PRD Districts are subject to the provisions of their approvals, including the amount and designation of required open space. PRD modifications are addressed in TMC § 13.05.130F.

PRDs are permitted as an overlay in all residential districts, with the exception that PRDs are not permitted in the HMR-SRD District or within designated Historic Districts.

The site approval shall be binding upon the development and substantial variations from the plan shall be subject to approval by the Director.

No building permit shall be issued without a site approval.

The site approval shall expire as provided in Chapter 13.05.

PRDs are subject to the provisions of the underlying zoning district and other pertinent sections of the TMC, unless specifically addressed in this section or through the conditions of the PRD decision or site approval.

District use restrictions. A building, structure, or land, and a building or structure hereafter built, altered, or enlarged, shall be used for only the uses permitted as was determined and codified in the adoption of the PRD.

Height regulations. The height of buildings, structures, or portions thereof, shall be the same as the residential district with which the PRD District is combined.

District development standards.

Setback regulations.

(1)

A minimum 20-foot building setback shall be maintained from the district property line on the perimeter of the PRD District. Setbacks from dedicated arterial streets within the PRD District shall be maintained in accordance with the requirements of the residential district with which it is combined.

(2)

The distance separating buildings, exclusive of accessory buildings, shall be adequate to provide for fire safety, emergency access, maintenance and, where appropriate, pedestrian passage, except that a building on a platted lot may be attached to any building or buildings on any adjoining platted lot or lots. Accessory buildings shall not be permitted within required setback areas.

(3)

Building setbacks from the PRD District boundary, from dedicated streets adjacent to and within the PRD District, and from other buildings shall be increased by one-half foot for each one foot the height of such a building or structure exceeds 35 feet.

Site coverage. Buildings and structures shall not occupy more than one-half of the area of the PRD District.

Common open space.

All open space shall be provided and maintained in compliance with the adopting PRD ordinance and approved Site Plan. Any modifications to open space shall be reviewed per the modification standards in TMC § 13.05.130.

Such common open space shall be available for use or enjoyment by all of the residents of the PRD District or the general public. The common open space shall be dedicated, reserved or otherwise held in common by a proportional ownership interest shared among all of the property owners within the PRD, or alternatively, and only if acceptable to the receiving public agency, dedicated to the public.

Permanent provisions for the maintenance and management of open space, private trails, private parks and recreation areas, and other common areas shall also be provided. These provisions shall run with the land and be recorded.

All land within the Planned Residential Development District shall be subject to contractual agreements with the City of Tacoma and to recorded covenants approved by the City of Tacoma providing for compliance with the regulations and provisions of the district and the site plan or plat as approved.

10.

Modifications. Modifications to existing PRDs shall be subject to further review and approval, in accordance with the criteria and standards contained in Section 13.05.130, including the additional provisions in subsection 13.05.130F., and the expanded notice provisions in Sections 13.05.070C.2 and 13.05.070D.2.

South Tacoma Groundwater Protection District (STGPD).

Applicability.

The mandates of this chapter shall apply to new and existing developments and facilities, and to the alteration and/or expansion of existing uses, when such uses are listed in the “High Impact Use Table” and are located within the South Tacoma Groundwater Protection District (“STGPD”).

All property within the STGPD, as defined in Section 13.06.070D.27, shall comply with the requirements of this chapter, the zoning requirements of the STGPD, the Critical Areas Preservation code, and any additional requirements of the zoning district where the property is presently located or may be located in the future. As an overlay district, STGPD regulations shall apply in addition to other city regulations, and in the event of conflict the stricter provisions shall control.

Map.

Background, purpose, and intent. The Growth Management Act (GMA) mandates the designation and protection of critical areas to prevent harm to the community from natural hazards and to preserve natural resources. Per RCW 36.70A.030 (11), there are five types of critical areas, including Critical Aquifer Recharge Areas (CARAs).

CARAs are defined under WAC 365-190-100 as areas with a critical recharging effect on aquifers used for potable water, including areas where an aquifer that is a source of drinking water is vulnerable to contamination that would affect the potability of the water or is susceptible to reduced recharge. Section 13.01.110A of TMC, defines CARAs as areas that, due to the presence of certain soils, geology, and surface water act to recharge groundwater by percolation.

The South Tacoma groundwater aquifer system serves as a significant source of drinking water for the City of Tacoma. It may supply as much as 50 percent of the City’s total water demand during periods of peak summer usage. For future growth, supplemental supply, and emergency response, this resource will continue to be extremely important to the City of Tacoma.

The accidental or improper release of hazardous substances through spillage, leaks, or discharges from local industry has been identified as a major cause of historical groundwater contamination in the South Tacoma aquifer system. In response, the City of Tacoma found that it was necessary and in the public interest to establish the South Tacoma Groundwater Protection District in 1988, due to the large number of potential contamination sources and hazardous substances within the aquifer recharge system and the possibility of further contamination.

The STGPD is an overlay zoning and land use control district specifically designed to prevent the degradation of groundwater in the South Tacoma aquifer system by controlling the handling, storage and disposal of hazardous substances by businesses. The overlay zoning district imposes additional restrictions on high impact land use development in order to protect public health and safety by preserving and maintaining the existing groundwater supply. This increased level of protection will protect the City of Tacoma from costs which might be incurred if unsuitable high impact land uses were to reduce either the quality or quantity of this important public water supply source.

This chapter intends to establish procedures that reduce risks to public health and safety, as well as impacts to the groundwater supply. These procedures shall ensure that within the STGPD, properties that have stormwater infiltration facilities and properties that store hazardous substances meet appropriate performance standards, and those properties are properly maintained, inspected, and tested when necessary.

Declaration of policy. In order for the City of Tacoma to maintain its groundwater resources within the STGPD as near as reasonably possible to their natural condition of purity, it is the policy of the City of Tacoma to establish strict performance standards which will reduce or eliminate threats to this resource from improper handling, storage, and disposal of hazardous substances by businesses. The City of Tacoma shall require the use of all practical methods and procedures for protecting groundwater, while encouraging appropriate commercial and industrial uses to locate and conduct business within the STGPD. The Tacoma-Pierce County Health Department (“TPCHD”) shall be responsible for implementing the STGPD regulations established in TMC § 13.06.070D. Tacoma Planning and Development Services shall not make changes or amendments to TMC § 13.06.070(D) without documented coordination with TPCHD and Tacoma Water. The Tacoma-Pierce County Board of Health may adopt regulations consistent with this section. It is recommended that the TPCHD work cooperatively through education with owners and operators of regulated facilities to voluntarily reach compliance before initiating penalties or other enforcement action.

General provisions.

District designated (location). The STGPD is part of Central Pierce County Sole-Source Aquifer. For the purposes of this chapter and to carry out these regulations, the boundaries of the STGPD are delineated on the map referenced in Section 13.06.070(D)(1)(c). Planning and Development Services shall maintain this map. The boundaries may be updated and supplemented as necessary to reflect the best available science, development, and zoning changes. The City of Tacoma and Planning and Development Services shall review the STGPD boundaries at least every ten years to ensure accuracy and relevance. The physical boundaries of the STGPD are further described in the General Guidance and Performance Standards.

District designated (critical area). Pursuant to RCW 36.70A.030(11), RCW 36.70A.060 and TMC Chapter 13.11 of this title as may be amended from time to time, the area described above is hereby designated as a Critical Area due to its geohydrological sensitivity.

Development and adoption of technical standards. The TPCHD shall maintain a document entitled “General Guidance and Performance Standards for the South Tacoma Groundwater Protection District” (hereinafter referred to as the “General Guidance and Performance Standards”). These standards shall prescribe the minimum acceptable best management practices which are consistent with the requirements of this chapter and TMC Chapter 13.11 (Critical Areas Preservation). This document, to the extent that it assists in meeting the purposes and intent of this chapter and the Critical Areas Preservation Ordinance, is incorporated herein as though fully set forth. This document is available from the TPCHD. Periodically, the TPCHD shall review these standards to ensure improvements in technology are considered and that the standards are consistent with this chapter.

Application process. Facilities that use, store, dispose or otherwise handle hazardous substance(s) and/or have a stormwater infiltration unit on-site, and are not exempt under section 13.06.070. D.8, must complete and submit an STGPD permit application to the TPCHD. Application forms shall contain information prescribed by the TPCHD.

Fees. At the time of application submission, the applicant shall pay a fee in an amount sufficient to pay the costs of issuing the permits, conducting an initial inspection, and one follow-up inspection under this chapter. Fees for permits, permit renewals, and other services rendered under this program shall be included in the TPCHD’s fee schedule, as approved by the Tacoma-Pierce County Board of Health. The approved fee schedule is available from the TPCHD.

Cost recovery. In the event that violations of this chapter require the TPCHD or Planning and Development Services Director to spend more time (including but not limited to repeat inspections, spill response, remedial action plan review, or other enforcement actions) at a regulated facility than anticipated in the permit fee, permit renewal fee, or other properly established fee, the TPCHD may bill the regulated facility for additional time at an hourly rate approved by the Tacoma-Pierce County Board of Health. The bill shall include a detailed description of the time and activities for which the regulated facility is being billed. Failure to pay cost-recovery bills shall be considered a violation of this chapter.

High impact uses.

Map of wellhead protection areas and time of travel zones. The following map (Figure 1) identifies the boundaries of the STGPD, including the 1-Year and 10-Year Time of Travel Zones and associated Wellhead Protection Areas (WHPAs). This map shall be used in conjunction with the High Impact Use Table to determine use restrictions based on location. The City shall maintain the official GIS version of this map, which may be updated as necessary to reflect best available science and changes to the aquifer system.

Figure 1. STGPD Wellhead Protection Areas and Time of Travel Zones

The High Impact Use Table below identifies the new, expanded, or altered land uses and activities that are restricted or prohibited within the STGPD and WHPAs. The table distinguishes between different zones of protection, including the 1-Year and 10-Year Time of Travel Zones within designated WHPAs, and the remaining areas of the STGPD outside those zones. The Director of Planning and Development Services, or designee, shall consult the North American Industry Classification System (“NAICS”) Manual for assistance in reviewing and making use interpretations pursuant to this subsection.

High Impact Use Table abbreviation:

P: Permitted use, subject to STGPD permit and requirements of this title

N: Prohibited use

High Impact Use Table – STGPD
Restricted Uses and Activities¹	Wellhead Protection Areas
Restricted Uses and Activities¹	1-Year Time of Travel Zone	10-Year Time of Travel Zones	Remaining STGPD Area (Outside WHPAs)
Agricultural Uses	N	N	P
Animal slaughter and fat rendering facilities	N	N	N
Asphalt plants/cement and concrete plants	N	N	N
Boat refinishing	P	P	P
Cemeteries and funeral facilities	N	P	P
Chemical manufacture and reprocessing.	N	N	N
Chemical storage facilities (not include fuel)	N	N	N
Chemical/hazardous waste reprocessing and disposal	N	N	N
Coal Facility	N	N	N
Creosote/asphalt manufacture or treatment	N	N	N
Drycleaner facilities	N	N	N
Electroplating activities	N	N	N
Fire training center	N	N	N
Greenhouse – commercial/nursery – wholesale/retail	N	P	P
Hazardous waste treatment, transfer, storage, or disposal facilities including radioactive wastes (“Designated Facility” per Ecology’s Chapter 173-303 WAC et seq.).	N	N	N
Infiltration of reclaimed water	N	N	N
Landfill—demolition (inert), municipal sanitary waste, solid waste, wood waste, hazardous waste	N	N	N
Machine shops, fabricating, metal processing with etchers and chemicals	N	P	P
Manufacture of Class 1A or 1B flammable liquids as defined in the Fire Code.	N	N	N
Mining and quarrying	N	N	N
Metal recycling/auto wrecking facilities	N	N	N
Pesticide/fertilizer storage facilities	N	N	N
Petroleum and petroleum products refinery, including reprocessing and petroleum fuel facilities.	N	N	N
Pulp and Paper Mill	N	N	N
Railroad yards-cargo transfer areas	N	P	P
Sewage lift stations	N	P	P
Smelting	N	N	N
Solid waste processing/handling/transferring/recycling	N	P	P
Storage Tanks – above ground (hazardous substances)	N	P	P
Storage Tanks – underground (hazardous substances)	N²	N²	N²
Vehicle and boat repair/service/garages/body shops	N	P	P
Wood products preserving	N	N	N

Footnotes:
1.	In addition to use restrictions under base zoning, the above uses are subject to additional limitations or prohibitions within the STGPD.
2.	USTs are prohibited in all areas of the STGPD. An exception may be granted for USTs associated with Essential Public Facilities, as described in RCW 36.70A.200(1). Such uses require an STGPD Permit. Existing USTs may be replaced so long as the replacement meets the standards TMC § 13.06.070D.10.

Split parcels. When a parcel is located in more than one zone or protection area within the STGPD:

The portion of the parcel within the 1-Year Time of Travel Zone shall be subject to all regulations applicable to that zone.

The portion of the parcel within the 10-Year Time of Travel Zone shall be subject to all regulations applicable to that zone.

The portion of the parcel within the remainder of the STGPD outside of Time of Travel zones shall be subject to all regulations applicable to that area.

The uses and activities listed in the High Impact Use Table shall not be allowed within the STGPD if Planning and Development Services, in consultation with other qualified experts, determines that the proposed use poses a risk to groundwater quality, consistent with the provisions of this chapter.

Pre-existing nonconforming uses and structures. An established use or existing structure that was lawfully permitted prior to adoption of this ordinance, but that does not comply with the provisions of this chapter, may continue subject to TMC Chapter 13.11, Critical Areas Preservation, and Section 13.06.010L . Continued operation is permitted as long as the use or structure does not result in contamination of the site or the groundwater, as determined by the TPCHD regulations and other applicable environmental regulations and agencies.

The uses listed in the High Impact Use Table shall be periodically reviewed and revised if needed, by Planning and Development Services or its successor agency in consultation with the TPCHD, Environmental Services, and Tacoma Water. This review shall occur at least once every ten years, in accordance with the Growth Management Act (RCW 36.70A.130) periodic update cycle, using Best Available Science (BAS) to evaluate potential high impact uses or improvements in technology, pollution control, and management.

Permanent or temporary storage of hazardous substances on sites with pervious surfaces, the disposal of hazardous substances, and the disposal of solid waste is prohibited, unless such discharge or disposal is specifically in accordance with a valid discharge permit, is approved for discharge into the City’s municipal wastewater system pursuant to Chapter 12.08 of the Tacoma Municipal Code as may be amended or is conducted in compliance with the requirements of a solid waste handling permit issued by the TPCHD.

Stormwater infiltration.

Infiltration shall be considered the preferred method of stormwater management in aquifer recharge areas, provided that the quality of the infiltrated water is sufficient to protect groundwater resources.

Infiltration of runoff from non-pollution generating hard or pervious surfaces is not restricted in the STGPD and will continue to be regulated per the requirements of the City of Tacoma’s Stormwater Management Manual (SWMM).

Stormwater from pollution-generating surfaces may be allowed to infiltrate under specific circumstances and shall be subject to additional treatment and monitoring requirements as described in City Policy ESD17-1, “South Tacoma Groundwater Protection District Infiltration Policy,” dated January 9, 2017, or as hereafter amended from time to time. If a property owner proposes to infiltrate and in the opinion of the City of Tacoma Planning and Development Services and Environmental Services, or its successor agency, infiltration would be an appropriate and reasonable stormwater management technique for the site, then City of Tacoma, with concurrence of the TPCHD, may approve the stormwater management system subject to construction permit review and approval of a design by a licensed professional engineer.

In determining the feasibility of stormwater infiltration, City and TPCHD staff shall consider known soil assessments where available or, where soil assessments have not been conducted, shall require an assessment of soil contaminants to determine the risk to groundwater.

If approved, additional and/or more restrictive design criteria, treatment, monitoring, and permitting requirements may be imposed upon the facilities. A Covenant and Easement Agreement, allowing for periodic inspection and/or sampling of a regulated facility, shall be required for private facilities. Sampling may be performed by Environmental Services, Tacoma Water, or the TPCHD. The Covenant and Easement Agreement shall be recorded on the property title.

Facilities with onsite stormwater infiltration facilities shall be considered regulated facilities within the STGPD. Such regulated facilities will be permitted and receive inspections by the TPCHD or Environmental Services to verify maintenance of the facility, business practices, and compliance with other requirements outlined in the General Guidance and Performance Standards.

Existing stormwater infiltration facilities installed before December 31, 2006, shall be exempt from the requirements of this section, except that a change of use or change of ownership shall trigger review and additional requirements, as appropriate.

If ownership or site operations change at a facility with a stormwater infiltration facility, the new operations shall be reviewed by Environmental Services and the TPCHD, or their successor agencies, to ensure continued use of the stormwater infiltration facility does not present a risk to groundwater quality. If continued use of the stormwater infiltration facility is not acceptable under the new operations, a new private stormwater management system and/or public storm system extension and connection may be required to be designed and constructed pursuant to the City of Tacoma Stormwater Management Manual to permit new operations on the site.

Permits – Construction, modification, operation, change in use.

It is a violation of this chapter for any person to construct, install, substantially modify, or change the use of a facility or regulated facility as defined herein, or part thereof, without a valid permit or authorization issued by or acceptable to the TPCHD.

It is a violation of this chapter for any person to use, cause to be used, maintain, fill, or cause to be filled any facility with a hazardous substance without having registered the facility on forms provided by the TPCHD and without having obtained or maintaining a valid permit issued by the TPCHD to operate such facility or part thereof.

No permit or authorization to operate a regulated facility as required herein shall be issued by the TPCHD or shall be satisfactory to the TPCHD unless and until the prospective permittee, at a minimum:

(1)

Provides a listing to the TPCHD of all of the hazardous substances and amounts to be stored, used, or handled at the facility; and

(2)

Demonstrates that the facility complies with all the provisions of this chapter and the standards set forth in the General Guidance and Performance Standards.

It is a violation of this chapter for any person in possession of or acting pursuant to a permit or authorization issued to allow or cause another person to act, in any matter contrary to any provision of said permit or authorization.

Exemptions. The following facilities shall be exempt from all provisions of this chapter:

Any handling, storing, disposing, or generating of 220 pounds (100 kilograms) or less of a hazardous substance per month or batch unless specifically ruled otherwise by the TPCHD on a case-by-case basis.

Farm or residential tanks of 1,100 gallons or less capacity used for storing motor fuel and heating oil tanks for non-commercial purposes.

Any small quantity of hazardous substances intended solely for personal use.

Gasoline or diesel tanks attached to private or commercial motor vehicles and used directly in the propulsion of that vehicle, including tank trucks in transit.

A pipeline facility (including gathering lines) regulated under: (1) the Natural Gas Pipeline Safety Act of 1968 reauthorized in 1996 as the Accountable Pipeline Safety and Partnership Act as may be amended from time to time, or (2) the Hazardous Liquid Pipeline Safety Act of 1979 as may be amended from time to time; or which is an interstate pipeline facility regulated under State laws comparable to the provisions of law referred to in (1) and (2) above.

The City’s municipal sewer system, in accordance with Chapter 12.08 of Tacoma Municipal Code as may be amended from time to time.

Any municipal solid waste landfill or other regulated solid waste handling activities, when permitted and operated in compliance with Chapter 173-351 WAC et seq. or 173-350 WAC et seq. as adopted locally by the Tacoma-Pierce County Health Department Board of Health, and as may be amended from time to time.

The application of fertilizer, plant growth retardants and pesticides in accordance with label directions and requirements of the Washington State Department of Agriculture.

On-site sewage system.

Hazardous substance storage and management. Owners and operators of regulated facilities shall:

Store hazardous substances in containers that are in good condition.

Label containers in a manner that adequately identifies the major risk(s) associated with their contents. Labels shall not be obscured, removed, or otherwise unreadable.

Remove or destroy labels from empty containers no longer used for hazardous substance storage, and label such containers as “Empty” or otherwise provide a clear indication acceptable to the TPCHD that the containers are not useable.

Use containers made of, or lined with, materials that will not react with, and are otherwise compatible with, the hazardous substance being stored.

Always have containers closed except when it is necessary to add or remove hazardous substances.

Maintain a minimum 30-inch separation between rows of containers holding hazardous substances and ensure that each row of drums is no more than two drums deep.

Provide and maintain containment systems for container storage areas that are capable of collecting and holding spills and leaks with sufficient capacity to contain 10 percent of the volume of all containers, or 100 percent of the volume of the largest container, whichever is greater.

Store all hazardous substance containers in a covered area where they will not be degraded by the weather or exposed to stormwater.

At closure of the facility, all hazardous substances must be removed from the containment system. Remaining containers, liners, bases, and soil containing or contaminated with hazardous substances or residues must be decontaminated or removed to the satisfaction of the TPCHD.

Ensure that business practices and stormwater infiltration facility maintenance minimizes potential releases of hazardous substances to the environment.

Comply with additional storage and management requirements that may be required by the TPCHD on a case-by-case basis as deemed necessary to reduce risks to public health and safety and to the existing groundwater supply.

10.

Underground storage tanks.

Replacement of existing underground storage tanks.

(1)

Existing underground storage tanks may be replaced. Any underground storage tank installed to replace an existing tank for the storage of hazardous substances shall be designed and constructed to:

(a)

Prevent releases due to corrosion or structural failure for the operational life of the tank;

(b)

Be cathodically protected against corrosion, constructed of noncorrosive material, steel clad with a noncorrosive material, or designed in a manner to prevent the release, or threatened release, of any stored substance; and

(c)

Use material in the construction or lining of the tank which is compatible with the substance to be stored.

(2)

Design, construction, installation, repair, monitoring, release detection, corrosion, and compatibility standards for underground storage tanks installed as replacements, including piping, shall be in accordance with the requirements and standards set forth in the General Guidance and Performance Standards and the rules of the Department of Ecology’s 173-360A WAC as may be amended from time to time, whichever is more stringent; and shall further comply with all applicable permit requirements of the Tacoma Fire Department.

(3)

All new underground storage tanks installed as replacements must use release detection method(s) specified in the General Guidance and Performance Standards.

Existing underground storage tanks. All existing underground storage tanks must comply with the release detection requirements, including the compliance schedule, in the General Guidance and Performance Standards.

Underground storage tank closures.

(1)

No person shall abandon or close an underground storage tank, temporarily or otherwise, except as provided in this subsection and in compliance with the General Guidance and Performance Standards and the TPCHD’s Environmental Health Code Chapter 4 (UST regulation, as may be amended from time to time).

(2)

An underground storage tank that is temporarily closed, but that the operator intends to return to use within one year, shall continue to be subject to all the permit, corrosion protection, and release detection requirements of this chapter and those established pursuant to the General Guidance and Performance Standards. If the underground storage tank is out of service for more than one year TPCHD, in consultation with the regulated facility owner or operator, will determine whether to implement final closure of the tank or grant an additional one-year period of temporary closure. The TPCHD will not allow an underground storage tank at a regulated facility to exist in a temporary closure state for a period greater than two years.

(3)

No person shall permanently close an underground storage tank unless the person undertakes all of the following actions:

(a)

Notifies the TPCHD and other appropriate agencies at least 60 days in advance of any closing and obtains the proper authorization or permit according to the TPCHD Environmental Health Code Chapter 4, as may be amended from time to time.

(b)

Demonstrates to the TPCHD that all residual amounts of the hazardous substance which were stored in the tank prior to its closure have been removed and properly disposed.

(c)

Permanently removes the tank unless the tank is located under a permanent building and cannot be removed without removing the building.

11.

Aboveground storage tanks.

New aboveground storage tanks.

(1)

All new aboveground storage tanks shall be fabricated, constructed, installed, used, and maintained to prevent the release of a hazardous substance to the ground, groundwaters, and surface waters of the STGPD.

(2)

All new aboveground storage tanks shall be installed, used, and maintained with an impervious containment area enclosing or underlying the tank conforming to the requirements set forth in the General Guidance and Performance Standards.

Existing aboveground storage tanks.

(1)

It shall be a violation of this chapter to substantially modify or cause the substantial modification of any existing aboveground storage facility or part thereof without obtaining a permit or authorization from the TPCHD and the Fire Department and without complying with the provisions of this section and the General Guidance and Performance Standards.

(2)

Inspections, release detection, and corrective action requirements for aboveground storage tanks shall be followed as set forth in this chapter and the General Guidance and Performance Standards.

Aboveground storage tank closures.

(1)

No person shall abandon or close an aboveground storage tank, temporarily or otherwise, except as provided in this section and in compliance with the General Guidance and Performance Standards.

(2)

No person shall close an aboveground storage tank unless the person demonstrates to the TPCHD that all residual amounts of the hazardous substance that were stored in the tank prior to its closure have been removed and properly disposed.

12.

Inspections and testing.

Any owner or operator of a regulated facility shall, upon request of any representative of the TPCHD, the Planning and Development Services, Environmental Services, Tacoma Water, or Tax and License Division of the Finance Department, or their successor agencies whose duties entail enforcing the provisions of this chapter, provide information relating to the regulated facility, conduct monitoring or testing, and permit such representative access to the facility and to copy all records relating to the hazardous substances or stormwater infiltration facility at all reasonable times. To implement this chapter including determining whether a facility is a regulated facility, representatives of the above-referenced departments are hereby authorized to:

(1)

Enter any property, regulated facility, establishment or other place where tank(s) or hazardous substances in regulated quantities, or stormwater infiltration facilities are located, at reasonable times;

(2)

Inspect and obtain samples of any known or suspected hazardous substances at the facility; and

(3)

Conduct monitoring or testing of the tanks and/or hazardous substances containers, associated equipment, contents, or surrounding soils, air, surface water, stormwater or groundwater.

During inspections the TPCHD will, to the degree practical, provide education and technical assistance and work cooperatively to help the regulated facility’s owner or operator achieve voluntary compliance before initiating enforcement action, imposing penalties, or seeking other remedies.

Each inspection shall be commenced and completed with reasonable promptness. If the above-referenced department representative obtains any samples prior to leaving the premises, they shall give to the owner or operator a receipt describing the sample(s) obtained and, if requested, a portion of each sample equal in volume or weight to the portion retained. If any analysis is made of the sample(s), a copy of the results of the analysis shall be furnished promptly to the owner or operator. Copies of TPCHD inspection forms and reports will be provided to the regulated facility owner or operator upon request.

In addition to the inspections specified in subsection a. above, the TPCHD may require the owner or operator of an underground storage tank or aboveground storage tank to employ, periodically, a service provider certified by the International Code Council to conduct an audit or assessment of the tank(s) to determine whether the facility complies with the design and construction standards of § 13.06.070D.10 (Underground Storage Tanks) and § 13.06.070D.11 (Aboveground Storage Tanks), whether the owner or operator has monitored and tested the tank required by this permit, and whether the tank is in a safe operating condition. The inspector shall prepare an inspection report with recommendations concerning the safe storage of hazardous substances at the regulated facility. The report shall contain recommendations consistent with the provisions of this chapter where appropriate. A copy of the report shall be filed with the TPCHD at the same time the inspector submits the report to the owner or operator of the regulated facility. The owner or operator shall file with the TPCHD a plan to implement all recommendations contained in the report, along with any additional requirements imposed by the TPCHD within 30 days after receiving the report or within 30 days of receiving additional requirements imposed by the TPCHD, whichever is later. Alternatively, the owner or operator may demonstrate within the same period, to the satisfaction of the TPCHD, why one or more of these recommendations should not be implemented.

13.

Spill prevention and management.

General guidance and performance standards. Owners and operators of regulated facilities including businesses, wholesale distributors, processors, and manufacturers, must adopt and comply with appropriate spill or leak prevention and management practices in accordance with the General Guidance and Performance Standards. Regulated facilities will be evaluated by the TPCHD during an initial inspection, routine inspections (not less frequently than biennially) and subsequent inspections in response to spills or releases to the environment, or as a result of substantial modification or changes in operation to determine if additional requirements are necessary to comply with appropriate spill prevention and management standards.

Spill prevention requirements. Owners and operators of regulated facilities must prepare and follow a schedule for the following activities as set forth in the General Guidance and Performance Standards:

(1)

Facility inspection.

(a)

Loading, unloading, and transfer areas.

(b)

Container storage, handling, and integrity.

(c)

Container labeling.

(d)

Secondary containment.

(e)

Bulk storage.

(2)

Employee training.

(3)

Recordkeeping and hazardous substances inventory.

Spill management requirements. As part of the STGPD permitting process, owners and operators of regulated facilities must prepare and submit a written spill management plan, which explains the procedures to be followed in response to an unexpected release of hazardous substances. The spill management plan must contain facility and site-specific information, an inventory or description of spill response equipment, and response procedures, all in accordance with the General Guidance and Performance Standards.

14.

Release reporting, investigation, corrective actions.

Release reporting. Owners and operators of a regulated facility shall report to the TPCHD and Environmental Services within 24 hours, unless otherwise indicated:

(1)

All belowground releases of a hazardous substance in any quantity, including:

(a)

Testing, sampling, or monitoring results from a release detection method that indicates a release may have occurred.

(b)

Unusual operating conditions, such as the erratic behavior of product-dispensing equipment, the sudden loss of product from the underground storage tank, an unexplained presence of water in the tank, or the physical presence of the hazardous substance or an unusual level of vapors on the site that are of unknown origin.

(c)

Impacts in the surrounding area, such as evidence of hazardous substances or resulting vapors in soils, basements, sewer and utility lines, and nearby surface water.

(d)

Other conditions as may be established by the TPCHD and incorporated into the General Guidance and Performance Standards.

The TPCHD, in administering and enforcing this section, may, if appropriate, take into account types, classes, and ages of underground storage tank(s). In making such distinctions, the TPCHD may take into consideration factors including, but not limited to: location of the tank(s), soil conditions, use of the tank(s), history of maintenance, age of the tank(s), current industry-recommended practices, hydrogeology, water table, size of the tank(s), quantity of hazardous substance periodically deposited in or dispensed from the regulated facility, the technical capability of the owners and operators, the compatibility of the hazardous substance, and the materials of which the tank(s) is fabricated.

(2)

All above-ground releases of petroleum to land in excess of 25 gallons, or less than 25 gallons if the release reaches a pervious surface or drain or the owners and operators are unable to contain or clean up the release within 24 hours.

(3)

All above-ground releases which result in a sheen on the surface water or stormwater.

(4)

All above-ground releases to land or surface waters of hazardous substances other than petroleum in excess of the reportable quantity established under 40 CFR 302 as may be amended from time to time for the released substance shall be reported immediately.

(5)

Any known or suspected discharge of hazardous substance to a stormwater infiltration facility.

(6)

The owners or operators shall provide, within 30 days, any additional information on corrective action as may be required by the TPCHD and referenced in the General Guidance and Performance Standards.

Investigation and confirmation. Unless corrective action is initiated by the owner or operator or is otherwise directed by the TPCHD, all suspected releases requiring reporting, as set forth above, must be immediately investigated by the owner or operator. Such procedures may include, but shall not be limited to, the following:

(1)

A site-specific investigation of surrounding soils, groundwater, wastewater, sewer and other utility lines and structures, and nearby surface water.

(2)

An investigation of the secondary containment area, if applicable.

(3)

Testing of the tank(s) and piping for tightness or structural soundness.

Confirmation of a release by one of these methods will require the owner and operator to comply with the requirements for corrective action as set forth below.

Corrective action. All owners or operators of a regulated facility shall, in response to a suspected or confirmed release, comply with the directives and requirements of the TPCHD in accordance with the General Guidance and Performance Standards.

A report to the TPCHD shall not be deemed compliance with any reporting requirements of any federal, state, or local law.

15.

Recordkeeping.

A regulated facility must maintain written records of the following:

(1)

Hazardous substance disposal records. Hazardous substance disposal records documenting proper disposal must be retained for at least five years from the date the waste was accepted by the transporter. Records may include but are not limited to manifests, bills of ladings, and receipts. (Note: The TPCHD encourages businesses to retain hazardous waste disposal or recycling records indefinitely.)

(2)

Release detection method records. Records documenting the equipment manufacturer or installer’s leak detection devices performance, including all monitoring or sampling results and tank tightness results must be retained for a period of no less than five years.

(3)

Corrosion protection system records. Reporting periods for corrosion protection systems must be retained for a minimum of five years or as proposed by the Environmental Protection Agency pursuant to 40 CFR 280 as may be amended from time to time.

(4)

Tank repair records. Records demonstrating that the tank was properly repaired and passed ultrasonic and vacuum tests must be retained until closure.

(5)

Facility and underground storage tank closure records. Records showing samples collected during the closure process must be kept for three years in the case of a temporary closure and five years in the case of a permanent closure.

(6)

Stormwater infiltration facility records. Operation and maintenance inspections by owner or stormwater management professionals.

Any other recordkeeping requirement that may be required by a permit issued pursuant to this chapter or as established in the General Guidance and Performance Standards.

(1)

All records required by this subsection must be maintained:

(a)

On-site and be immediately available for inspection; or

(b)

At a readily available alternative site and be provided for inspection by the TPCHD within 24 hours; and

(c)

Retained for no less than five years, unless otherwise specified.

All records and information are subject to public disclosure unless protected from disclosure by RCW 42.56.230 as may be amended from time to time, RCW 19.108 et seq., or other state or federal law.

Excavation operations within the boundaries of this district shall be subject to the permit requirements and standards contained in Titles 2 and 3 of the City Code as considered appropriate.

16.

Variances. Any request for deviation from the requirements of this chapter shall be processed in accordance with the variance procedures set forth in TMC § 13.05.010B.

17.

Deferral. The TPCHD may, at its discretion, elect to defer enforcement of specific STGPD requirements if other state, local, or federal regulations or permits provide an equivalent or superior level of environmental protection. Such deferrals shall be subject to periodic review by the TPCHD and may be revoked or modified upon a finding that an equivalent or superior level of environmental protection is no longer provided.

18.

Enforcement responsibility.

It shall be the duty of the TPCHD Director, the Planning and Development Services Director, or their designees, to enforce and administer the provisions of this chapter, except that:

(1)

It shall be the duty of the Director of Environmental Services, or designee, to enforce the specific provisions of Section 13.06.070D.6 of this chapter.

(2)

It shall be the duty of the Tax and License Division of the Finance Department of the City or any successor department to suspend or revoke a business license when deemed necessary by the TPCHD and the Tax and License Division pursuant to Section 13.06.070D.25.(b) of this chapter.

(3)

It shall be the duty of the Legal Department of the City or any successor department to enforce the criminal penalties as set forth in Section 13.06.070D.24 of this chapter.

19.

Enforcement process.

Each violation requires a review of all relevant facts to determine the appropriate enforcement response. When enforcing the provisions of this Chapter the TPCHD Director or the Planning and Development Services Director shall, as practical, seek to resolve violations without resorting to formal enforcement measures. When formal enforcement measures are necessary, the TPCHD Director or the Planning and Development Services Director shall seek to resolve violations administratively prior to imposing civil penalties or seeking other remedies. The TPCHD Director or the Planning and Development Services Director shall generally seek to gain compliance via civil penalties prior to pursuing criminal penalties. The TPCHD Director or the Planning and Development Services Director will consider a variety of factors when determining the appropriate enforcement response, including but not limited to:

(1)

Severity, duration, and impact of the violation(s);

(2)

Compliance history, including any similar violations at the same facility or caused by the same operator;

(3)

Economic benefit gained by the violation(s);

(4)

Intent or negligence demonstrated by the person(s) responsible for the violation(s);

(5)

Responsiveness in correcting the violation(s); and,

(6)

Other circumstances, including any mitigating factors.

Voluntary compliance. The TPCHD Director or the Planning and Development Services Director may pursue a reasonable attempt to secure voluntary compliance by contacting the owner or other person responsible for the violation, explaining the violation and requesting compliance. This contact may be in person or in writing or both.

Notice of violation. When the TPCHD Director or the Planning and Development Services Director determines that a violation has occurred or is occurring the TPCHD Director or the Planning and Development Services Director may issue a Notice of Violation to the person(s) responsible for the violation. A Notice of Violation may be issued without having attempted to secure Voluntary Compliance based upon an assessment of the factors listed in Section 13.06.070D.19.a above.

(1)

Documentation of violations. A Notice of Violation shall: include a description of the regulated facility; document the nature of the violation(s); cite the particular section(s) or provision(s) of this Chapter or of the General Guidance and Performance Standards which has been violated; describe the required corrective action(s); specify a date or time by which the violation(s) must be corrected; describe penalties and other remedies available pursuant to this chapter; and, describe applicable administrative review or appeal processes.

(2)

Service of notice of violation.

(a)

Whenever service is required or permitted to be made upon a person responsible for the violation represented by an attorney, the service shall be made upon the attorney unless otherwise ordered by the court. Service upon the attorney or upon a person responsible for the violation shall be made by delivering a copy or by mailing it to them at their last known address or, if no address is known, filing with the clerk of the court an affidavit of attempt to serve. Delivery of a copy within this Chapter means: handing it to the attorney or to the person responsible for the violation; or leaving it at their office with their clerk or other person in charge thereof; or, if there is no one in charge, leaving it in a conspicuous place therein.

(b)

If service is made by mail, the papers shall be deposited in the post office addressed to the person on whom they are being served, with the postage prepaid. The service shall be deemed complete upon the third day following the day upon which they are placed in the mail, unless the third day falls upon a Saturday, Sunday, or legal holiday, in which event service shall be deemed complete on the first day other than a Saturday, Sunday or legal holiday, following the third day.

(c)

Proof of service of all papers permitted to be mailed may be by written acknowledgement of service, by affidavit of the person who mailed the papers, or by certificate of an attorney. If by personal service or by posting, proof of service may be by written declaration, under penalty of perjury, executed by the person affecting the service, declaring the time and date of service and the manner in which the service was made. If by posting the written declaration shall include the facts showing that due diligence was used in attempting to serve the person(s) responsible for the violation personally or by mail.

20.

Administrative review.

Any person to whom a Notice of Violation or civil penalty has been issued may request an administrative review of the Notice of Violation or civil penalty.

A request for an Administrative Review shall be filed with the TPCHD no later than 14 days following the date of the Notice of Violation or the first assessed civil penalty. The request shall be in writing and shall state the reasons the TPCHD Director or the Planning and Development Services Director should review the Notice of Violation or issuance of the civil penalty. Failure to state a basis for the review shall be cause for dismissal of the review.

Following review of the information provided the TPCHD Director or the Planning and Development Services Director shall determine whether a violation occurred. The TPCHD Director or the Planning and Development Services Director may affirm, vacate, suspend, or modify the Notice of Violation or the amount of any monetary penalty assessed. The TPCHD Director or the Planning and Development Services Director’s written decision shall be delivered to the appellant by first-class mail and by certified mail, return-receipt requested.

21.

Appeals.

Procedures for appeals to the Tacoma-Pierce County Board of Health’s Hearing Examiner from any ruling or decision of the TPCHD pursuant to this Chapter shall be taken in accordance with Tacoma-Pierce County Board of Health Resolution No. 2002-3411 as may be amended from time to time.

Procedures for appeals to the City of Tacoma Hearing Examiner from any ruling or decision by the Planning and Development Services Director or the Tax and License Division shall be taken in accordance with Chapter 1.23 TMC as may be amended from time to time.

Criminal appeals may be taken in accordance with the law.

22.

Penalties. Any person responsible for a violation shall be subject to civil and/or criminal (misdemeanor) penalties or additional enforcement procedures on each offense. Each day that a violation continues, or that a person responsible for a violation fails to comply with any of the provisions of this Chapter or refuses or neglects to obey any of the orders, rules or regulations issued by the TPCHD or the Tacoma-Pierce County Health Department Board of Health may be considered a separate violation. Imposition of penalties or other enforcement action under this Chapter does not preclude other violations or penalties of law that may be available pursuant to various Federal and State statutes or other laws.

23.

Civil penalty.

Any person responsible for a violation may be assessed one or more civil penalties.

Determination of civil penalty. The person(s) responsible for a violation shall incur a monetary penalty for each violation as follows:

(1)

First day of each violation: $250.00

(2)

Second day of each violation: $500.00

(3)

Each additional day of each violation beyond two days: $500 per day.

Collection of monetary penalties.

(1)

The monetary penalty constitutes a personal obligation of the person to whom a Notice of Violation is directed. Any monetary penalty assessed must be paid within 10 calendar days from the date of notice from the TPCHD that penalties are due.

(2)

The TPCHD Director or the Planning and Development Services Director or designee is authorized to take appropriate action to collect the monetary penalty.

Continued duty to correct. Payment of a monetary penalty pursuant to this Chapter does not relieve the person(s) responsible for the violation of the duty to correct the violation(s).

24.

Criminal penalty – Misdemeanor. In addition to or as an alternative to the civil penalty provided herein or by law any person responsible for a violation may be guilty of a misdemeanor. Each violation may be prosecuted by the authorities of the city in the name of the people of the state of Washington or the city of Tacoma. The maximum misdemeanor penalty, upon conviction thereof, shall be punished by a fine in any sum not exceeding $1,000.00, or by imprisonment in the Pierce County Jail for a term not exceeding 90 days, or by both such fine and imprisonment.

25.

Other remedies. The TPCHD, Planning and Development Services, and Environmental Services reserve the right to pursue other remedies in order to reduce or eliminate threats to the groundwater resource from improper handling, storage, and disposal of hazardous substances by regulated businesses. Pursuit of other remedies shall generally be reserved for instances in which civil penalties have not been or are deemed unlikely to be effective. Other remedies include, but are not limited to:

Utility holds. Pursuant to Chapter 12.10 TMC, the TPCHD Director or the Planning and Development Services Director may request that water service to a regulated facility be discontinued.

Revocation or suspension of city-issued licenses. The TPCHD Director or the Planning and Development Services Director may request suspension or revocation of City-issued licenses, including but not limited to the Business License issued by the Tax and License Division of the Finance Department or its successor department.

Petition for revocation of permits or licenses issued by state or federal agencies. The TPCHD Director or the Planning and Development Services Director may petition state or federal permitting agencies to suspend or revoke permits or licenses held by persons responsible for violations or issued to regulated facilities.

Stop work order/stop use order. The TPCHD Director or the Planning and Development Services Director may issue a Stop Work or Stop Use Order consistent with the authority and procedures outlined in TMC Section 1.82.060.

26.

General program awareness. The City of Tacoma, in collaboration with TPCHD, shall implement innovative public outreach efforts to educate businesses and residents on best practices for CARA protection and promote water conservation and water use efficiency programs.

27.

Definitions. For the purpose of Chapter 13.06, Section 13.06.070D, South Tacoma Groundwater Protection District (STGPD), the following words and terms are defined as follows:

“Abandoned tank”

means an aboveground storage tank, underground storage tank, or other container used for storage of hazardous substances left unused for more than one year, without being substantially emptied or permanently altered structurally to prevent reuse.

“Aboveground storage tank”

means a device meeting the definition of “tank” in this section and that is situated in such a way that the entire surface area of the tank is completely above the plane of the adjacent surrounding surface and the entire surface area of the tank (including the tank bottom) is able to be visually inspected as defined in Chapter 173-303 WAC.

“Act”

means doing or performing something.

“Aquifer”

means a geological formation, group of formations, or part of a formation capable of yielding a significant amount of groundwater to wells or springs.

“Container”

means any portable device in which a material is stored, transported, treated, disposed of, or otherwise handled.

“Contamination”

means the degradation of any component of the environment by a release of hazardous substance in sufficient quantity to impair its usefulness as a resource or to be a hazard.

“Closure”

means to cease a facility’s operations related to hazardous substances by complying with the closure requirements in this Chapter and the General Guidance and Performance Standards or to take an underground storage tank out of operation permanently, in accordance with Washington Administrative Code (“WAC”) 173-360-385, the Washington State Department of Ecology’s Underground Storage Tank regulations, and the TPCHD’s Board of Health Resolution 88-1056, all as may be amended from time to time.

“Development”

means the construction, reconstruction, conversion, structural alteration, relocation, or enlargement of any building or structure; any use or change in use of any building or land; any extension of any use of land, or any clearing, grading, or other movement of land for which permission may be required pursuant to this chapter.

“Disposal”

means the discharging, discarding, or abandoning of hazardous substance or the treatment, decontamination, or recycling of such substance once they have been discarded or abandoned. This includes the discharge of any hazardous substance into or on any land, air, or water.

“Ecology”

means the Washington State Department of Ecology.

“Environment”

means any air, land, water, or groundwater.

“Facility”

means all structures, contiguous land, appurtenances, and other improvements on or under the land within the South Tacoma Groundwater Protection District used as a stormwater infiltration facility, or for recycling, reusing, reclaiming, transferring, storing, treating, disposing, or otherwise handling a hazardous substance which is not specifically excluded by the exemptions contained in Section 13.06.070D.

“Final closure”

means the proper permanent removal of an underground storage tank that is no longer in service.

“General Guidance and Performance Standards”

means the TPCHD’s most recent publication of the technical standards document “General Guidance and Performance Standards for the South Tacoma Groundwater Protection District.”

“Groundwater”

means water in a saturated zone or stratum beneath the surface of land or below a surface water body.

“Hazardous substance(s)”

means any liquid, solid, gas, or sludge, including any material, substance, product, commodity, or waste, regardless of quantity which may pose a present or potential hazard to human health or to the quality of the drinking water supply in the South Tacoma aquifer system when improperly used, stored, transported, or disposed of or otherwise mismanaged, including without exception:

Those materials that exhibit any of the physical, chemical or biological properties described in Department of Ecology’s 173-303-082 WAC, 173-303-090 WAC, or 173-303-100 WAC as may be amended from time to time; and

Those materials set forth in the General Guidance and Performance Standards hereinafter referred to;

Petroleum products and by-products, including crude oil or any faction thereof such as gasoline, diesel, and waste oil which is liquid at standard conditions of temperature and pressure (60 degrees Fahrenheit and 14.7 pounds per square inch absolute); and

Any substance or category of substances meeting the definition of a hazardous substance under Chapter 173-340 WAC as may be amended from time to time.

“Hard surface”

means an impervious surface, a permeable pavement, or a vegetated roof.

“High-impact use”

means a business establishment that is considered to be hazardous and/or noxious due to the probability and/or magnitude of its effects on the environment. For purposes of this chapter, these uses or establishments possess certain characteristics, which pose a substantial or potential threat or risk to the quality of the ground and surface waters within the South Tacoma Groundwater Protection District.

“Impervious surface”

means a non-vegetated surface area which either prevents or retards the entry of water into the soil mantle as under natural conditions prior to development. A non-vegetated surface area which causes water to run off the surface in greater quantities or at an increased rate of flow from the flow present under natural conditions prior to development. Common impervious surfaces include, but are not limited to, rooftops, walkways, patios, driveways, parking lots, or storage areas, concrete or asphalt paving, gravel roads, packed earthen materials, and oiled, macadam, or other surfaces which similarly impede the natural infiltration of stormwater.

“Manifest”

means the shipping document, prepared in accordance with the requirements of Department of Ecology’s 173-303-180 WAC as may be amended from time to time, which is used to identify the quantity, composition, origin, routing, and destination of a hazardous waste while it is being transported to a point of transfer, disposal, treatment, or storage.

“Misdemeanor”

means any crime punishable by a fine not exceeding $1,000, or imprisonment not exceeding 90 days, or both, unless otherwise specifically defined.

“Omission”

means a failure to act.

“On-site”

means the same or geographically contiguous property which may be divided by public or private right of way, provided that the entrance and exit between the properties is at a cross-roads intersection, and access is by crossing as opposed to going along the right of way. Noncontiguous properties owned by the same person but connected by a right of way, which they control and to which the public does not have access, are also considered on-site property.

“Operator”

means the person responsible for the overall operation of a facility.

“Pervious surface”

means any surface material that allows stormwater to infiltrate into the ground. Examples include lawn, landscape, pasture, native vegetation areas, and permeable pavements.

“Person”

means any individual, trust, joint stock company, corporation (including government corporation), partnership, association, consortium, joint venture, commercial entity, state, municipality, commission, political subdivision of a state, interstate body, the federal government, or any department or agency of the federal government.

“Person responsible for the violation”

means any person that commits any act or omission which is a violation or causes or permits a violation to occur or remain on the property or regulated facility, and includes but is not limited to owners(s), lessor(s), tenant(s), or other person(s) entitled to control, use, and/or occupy property or the regulated facility where a violation occurs, and any person who aids and abets in a violation.

“Pollution-generating hard surface (PGHS)”

means those hard surfaces considered to be a significant source of pollutants in stormwater runoff. PGHS includes permeable pavement subject to vehicular use. See the listing of surfaces under pollution-generating impervious surface.

“Pollution-generating impervious surface (PGIS)”

means those impervious surfaces considered to be a significant source of pollutants in stormwater runoff. Such surfaces include those that are subject to: regular vehicular use; industrial activities (involving material handling, transportation, storage, manufacturing, maintenance, treatment or disposal); or storage of erodible or leachable materials, waste or chemicals, and which receive direct rainfall or the run-on or blow-in of rainfall. Metal roofs are also considered to be PGIS unless they are coated with an inert, non-leachable material. Roofs that are subject to venting significant amounts of dusts, mists, or fumes from manufacturing, commercial, or other indoor activities are considered PGIS.

“Pollution-generating pervious surfaces (PGPS)”

means any non-impervious surface subject to vehicular use, industrial activities (involving material handling, transportation, storage; manufacturing; maintenance; treatment; or disposal); or storage of erodible or leachable materials, wastes, or chemicals, and which receive direct rainfall or runon or blow-in of rainfall, use of pesticides and fertilizers, or loss of soil. Typical PGPS include lawns and landscaped areas, including: golf courses, parks, cemeteries, and sports fields (natural and artificial turf).

“Recharge areas”

means areas of permeable deposits exposed at the surface which transmit precipitation and surface water to the aquifer.

“Regulated facility”

means any facility with one or more of the following: underground storage tank(s), aboveground storage tank(s), hazardous substances at regulated quantities, or stormwater infiltration facility subject to regulation under Section 13.06.070D.

“Release”

means any intentional or unintentional entry of any hazardous substance into the environment, including but not limited to the abandonment or disposal of containers of hazardous substances.

Should the definition of “release” in RCW 70A.305.020(32) be amended from time to time, then such amendment is incorporated herein by reference as if set forth at length.

“Release detection”

means a method or methods of determining whether a release or discharge of a hazardous substance has occurred from a regulated facility into the environment.

“Retail business use”

means a use in which individually packaged products or quantities of hazardous substances are sold at retail to the general public and are intended for personal or household use.

“Solid waste”

means all putrescible and non-putrescible solid and semi-solid waste, including, but not limited to, garbage, rubbish, ashes, industrial waste, swill, sewage sludge, demolition and construction wastes, abandoned vehicles or parts thereof, contaminated soils and contaminated dredged material, and recyclable materials as defined in Chapter 173-350 WAC.

“Stormwater”

means that portion of precipitation, including snowmelt, that does not naturally percolate into the ground or evaporate, but flows via overland flow, interflow, pipes, and other features of a stormwater drainage system into a receiving water or stormwater facility.

“Stormwater infiltration facility”

means a component of the stormwater system designed to fully or partially infiltrate stormwater runoff into the native underlying soils.

“Substantial modifications”

means the construction of any additions to an existing facility, or restoration, refurbishment, or renovation which:

Increases or decreases the in-place storage capacity of the facility;

Alters the physical configuration;

Impairs or affects the physical integrity of the facility or its monitoring systems; or

Alters or changes the designated use of the facility.

“Surface water”

means water that flows across the land surface, in natural channels not considered a stormwater conveyance system, or is contained in depressions in the land surface, including but not limited to wetlands, ponds, lakes, rivers, and streams.

“Tank”

means a stationary device designed to contain an accumulation of hazardous substances, and which is constructed primarily of non-earthen materials (e.g. concrete, steel, plastic) to provide structural support as defined in Chapter 173-360A-0150 WAC.

“Temporary closure”

means to take a tank out of service for more than one month and less than one year.

“TMC”

means the Tacoma Municipal Code.

“TPCHD”

means the Tacoma-Pierce County Health Department.

“Underground storage tank”

means any one or a combination of tanks (including underground pipes connected thereto) which are used to contain or dispense an accumulation of hazardous substances, and the volume of which (including the volume of underground pipes connected thereto) is 10 percent or more beneath the surface of the ground as defined in Chapter 173-360 WAC. Specific exemptions to this definition are contained in Section 13.06.070D.

“Violation”

means an act or omission contrary to the requirement of the chapter, and includes conditions resulting from such an act or omission.

“Wellhead protection area”

is defined as the surface and subsurface area surrounding a water well or wellfield, supplying a public water system, through which contaminants are reasonably likely to move toward and reach such water well or wellfield. The Washington State Department of Health outlines that Wellhead Protection Areas are delineated into zones based on the time it takes for groundwater to travel to the well. These zones include 6-month, 1-year, 5-year, and 10-year time-of-travel (TOT) areas. Each zone represents the estimated time for a particle of water, or a potential contaminant, to reach the well from that boundary.

Historic Special Review Overlay District.

Applicability.

Map.

Purpose. The purpose of this subsection is to:

Preserve and protect historic resources, including both designated City landmarks and historic resources which are eligible for state, local, or national listing;

Establish and maintain an open and public process for the designation and maintenance of City landmarks and other historic resources which represent the history of architecture and culture of the City and the nation, and to apply historic preservation standards and guidelines to individual projects fairly and equitably;

Promote economic development in the City through the adaptive reuse of historic buildings, structures, and districts;

Conserve and enhance the physical and natural beauty of Tacoma through the development of policies that protect historically compatible settings for such buildings, places, and districts;

Comply with the state Environmental Policy Act by preserving important historic, cultural, and natural aspects of our national heritage; and

To promote preservation compatible practices related to cultural, economic and environmental sustainability, including: conservation of resources through retention and enhancement of existing building stock, reduction of impacts to the waste stream resulting from construction activities, promotion of energy conservation, stimulation of job growth in rehabilitation industries, and promotion of Heritage Tourism;

To contribute to a healthy population by encouraging human scale development and preservation activities, including walkable neighborhoods; and

Integrate the historic preservation goals of the state Growth Management Act and the goals and objectives set forth in the City’s Comprehensive Plan and regulatory language.

District development standards.

Refer to Tacoma Municipal Code Chapter 13.07 for standards and procedures.

Joint Base Lewis McChord Airport Compatibility Overlay District (ACD).

Applicability.

The Overlay District applies to an approximately 200-acre area located in South Tacoma corresponding with the JBLM APZ II.

Proposed zoning changes and Conditional Use Permit (“CUP”) applications, or major modifications to previously approved rezones and CUPs, shall demonstrate consistency with the intent of the Joint Base Lewis McChord Airport Compatibility Overlay District (ACD). If approved, such applications shall be conditioned to record Notice on Title acknowledging the presence and restrictions of the Overlay District.

For parcels located partially within the Overlay District, only that portion within the Overlay District shall be subject to these provisions.

Map.

Purpose. The purpose of the Joint Base Lewis McChord (“JBLM”) Airport Compatibility Overlay District (“Overlay District”) is to increase safety within the JBLM Accident Potential Zone II (“APZ II”), specifically as follows:

Prevent development conditions that could interfere with aircraft operations or increase the likelihood of an accident.

Reduce risk to life and property in the incidence of a crash, through the following strategies.

(1)

Limit increases in densities and congregations of people which are incompatible with the APZ II designation, which includes the density threshold goal of 50 people per acre maximum and strict limitation on any expansion of occupancy capacity of public assembly, including, but not limited to, assembly facilities, schools, religious assembly, theaters, carnivals, and cultural institutions.

(2)

Prevent development that presents a higher risk in the incidence of a crash due to explosive or flammable characteristics.

Implement the City’s policies calling for collaboration and compatibility with JBLM Airfield.

Increase knowledge of aircraft accident risks in order to inform public and private decision-making.

Recognize existing uses and avoid undue impacts to residents, property owners, businesses, and institutions.

District use restrictions.

The land use standards of the underlying zoning districts apply within the Overlay District, except that the following land uses are prohibited.

PROHIBITED LAND USES WITHIN THE JBLM AIRPORT COMPATIBILITY OVERLAY DISTRICT

(1)

Residential uses: The following residential uses are prohibited:

•	Special Needs Housing with more than six residents.
•	Two-unit, three-unit, townhouse, group housing, multi-unit, mobile home, mixed-use, or other development incorporating more than one dwelling unit (excluding Accessory Dwelling Units).

(2)

Non-residential uses: The following non-residential uses are prohibited:

•	Airports;
•	Assembly facilities;
•	Brewpubs;
•	Carnivals;
•	Commercial recreation and entertainment;
•	Correctional facilities;
•	Cultural institutions;
•	Day care centers with more than 12 children;
•	Detention facilities;
•	Heliports;
•	Hospitals;
•	Hotels/motels;
•	Industry, heavy;
•	Parks, recreation and open space uses identified in TMC § 13.06.080L as requiring a Conditional Use Permit;
•	Public assembly;
•	Religious assembly;
•	Schools; and
•	Theaters.

Existing residential uses. Lawfully existing residential uses (at the time of Overlay District adoption) which do not meet the provisions of the Overlay District are permitted, and may be modified or expanded, provided there is no increase in the number of dwellings.

Existing non-residential uses.

(1)

Non-residential lawfully existing uses (at the time of Overlay District adoption) which are prohibited under the Overlay District are Non-conforming, and subject to the following limitations:

(2)

Minor modifications under TMC § 13.05.130 are allowed to existing discretionary land uses; however, major modifications must come into compliance with the Overlay District for approval.

District development standards.

The following characteristics, when proposed as part of any development, are not allowed in the Overlay District:

(1)

Generation of air pollution, electronic interference, or glare that could negatively affect pilots or aircraft.

(2)

Structures taller than permitted outright in the base zoning districts (i.e., no height variances).

(3)

Manufacturing or processing of apparel, chemicals, petroleum, rubber, or plastic.

The following standards apply to residential development within the Overlay District:

(1)

Density, maximum units per site area, is limited to one dwelling unit per 5,000 square feet of lot area, regardless of zoning district. For purposes of this provision, accessory dwelling units are not counted toward this density limit.

Port of Tacoma Transition Overlay District (PTD).

Applicability.

The Port of Tacoma Transition Overlay District applies to all residential platting, subdivision, and land uses within the district boundaries established herein:

Standards established through the overlay district are in addition to the requirements of the underlying zone. In all cases, where the overlay district imposes more restrictive standards than the underlying zone, these shall apply. Unless specifically noted otherwise, all of the standards herein apply within both Parts A (PTD-A) and B (PTD-B) of the overlay district, as identified on the map above.

Purpose. The purpose of the Port of Tacoma Transition Overlay District is to maintain an appropriate separation between port/industrial activity in the Port of Tacoma Manufacturing and Industrial Center and residential neighborhoods, to avoid and minimize off-site impacts on residential areas, and to minimize disruption to port operations and associated industrial activity resulting from residential encroachment, consistent with the Container Port Element of the One Tacoma Plan and the Growth Management Act.

District development standards.

Prohibited uses. Multi-unit dwellings, duplex, triplex, cottage housing, townhouse, houseplexes with more than one unit (except an ADU), rowhouses, courtyard housing, and multiplexes are prohibited as stand-alone primary uses or as part of a mixed-use development.

Maximum density. Subdivision of existing lots shall average at least one acre per lot. This maximum density shall not apply within Part B of the Port of Tacoma Transition Overlay District, as shown on the map above.

Use and maximum density exception. A Planned Residential Development (PRD) for a lot that abuts the northern edge of the overlay district and has access from the top of the slope may utilize the dwelling type allowances and density bonuses provided in TMC § 13.06.070C. In this Overlay District the base density used for PRD density bonus calculations will be one unit per acre.

Location. Residential development shall be located the greatest distance from the boundaries of the Port of Tacoma Manufacturing and Industrial Center as is feasible.

Site development standards. Residential development shall be designed to minimize disruptions to Port/industrial operations, including minimizing clearing and grading, driveways, and vegetation/tree canopy removal.

Building design standards. Residential buildings shall incorporate design elements to reduce, to the greatest extent practicable, impacts on occupants from noise and light impacts from nearby port/industrial activity.

Accessory uses and structures. Uses and structures accessory to a single dwelling unit are permitted in the Overlay district consistent with established development standards for accessory uses in the underlying zone.

Notice on title. As a condition of subdivision approval or residential building permit issuance for properties within the Overlay District, the Applicant shall record a notice on title which attests that (1) the property is located within the Port of Tacoma Manufacturing and Industrial Center Overlay District, (2) Port of Tacoma industrial activities, including container terminal facilities, are operating and will continue to operate and may expand in the future. The Notice on Title shall include the specific distance of the property from the closest boundary of the Port of Tacoma Manufacturing and Industrial Center.

(Previously codified as 13.06.140, 13.06.555, 13.06.585, and 13.07.020, and Chapter 13.09, relocated to § 13.06.070 by Ord. 28613 Ex. G, 2019-09-24; Ord. 28724 Exs. A and B, 2020-12-08; Ord. 28725 Exs. A and F, 2020-12-08; Ord. 28786 Ex. A, 2021-11-16; Ord. 28821 Ex. H, 2022-06-28; Ord. 28872 Ex. A, 2023-03-07; Ord. 28906 Ex. C, 2023-08-15; Ord. 28958 § 2, 2024-03-05; Ord. 28977, 2024-08-27; Ord. 28986 Ex. D, 2024-11-19; Ord. 29020, 2025-02-25; Ord. 29042 Ex. A, 2025-06-24; Subst. Ord. 29051 Ex. A, 2025-09-09)

§ 13.06.080 Special use standards.

Accessory dwelling units.

Applicability. The following standards apply to accessory dwelling units within Residential Zoning Districts in 13.02.020.

Purpose. Accessory dwelling units (hereinafter referred to as “ADUs”) are intended to:

Provide homeowners with a means of providing for companionship and security.

Add small footprint, lower cost units to the existing housing supply.

Make housing units within the City available to low and moderate income people.

Provide an increased choice of housing that responds to changing needs, lifestyles (e.g., young households, retired), environmental sustainability, and modern development technology.

Contribute to neighborhood stability and protect property values by creating avenues for additional income, aging in place, and the meeting of personal and property needs.

Maintain residential appearance by ensuring that ADUs are of sound quality and generally consistent with neighborhood patterns.

Increase density in order to better utilize existing infrastructure and community resources and to support public transit and neighborhood retail and commercial services.

Procedures. Any property owner seeking to establish an ADU in the City of Tacoma shall apply for approval in accordance with the following procedures:

Application. Prior to installation of an ADU, the property owner shall apply for a building permit with Planning and Development Services. A complete application shall include a properly completed application form, floor and structural plans for modification, and applicable fees.

Inspection. The City shall inspect the property to confirm that zoning, minimum and maximum size limits, site development, and design standards, and all applicable building, health, safety, energy, and electrical code standards are met.

Use standards, not be subject to variance.

Number. Two ADUs shall be allowed per residential lot as a subordinate use in conjunction with any new or existing residential development in the City of Tacoma.

Occupancy. Maximum occupancy shall be limited by the Minimum Building and Structures Code in Title 2.

Composition. ADUs shall include facilities for cooking, living, sanitation, and sleeping.

Parking. No off-street parking is required for ADUs. It is permitted to remove existing off-street parking spaces for the purpose of siting an accessory dwelling unit. If additional ADU parking is provided, such parking shall be located in the rear portion of the lot and shall not be accessed from the front if there is a developable alley.

Addressing. All ADUs must have clear addressing visible from the street. If an ADU is not visible from the street, an address and some form of directional notation must be along a walkway, on a fence, on the main house, or some location that differentiates the front building address from the ADU address and is visible from the main access point to the property.

Residential businesses. Residential businesses shall be allowed, subject to existing regulations.

Short-term rental. The use of an ADU as a short-term rental shall be allowed, subject to compliance with Sections 13.06.080A and 13.06.080M. The property owner is required to occupy one of the dwellings for approval of a short-term rental of either the main dwelling or the ADU.

Density calculations. ADUs are counted as dwelling units in the Urban Residential zones. In all other zones, ADUs shall be exempt from density calculations.

Conversion of existing accessory structures to residential use. Permitted or legally nonconforming accessory structures, existing as of February 1, 2025, in a UR or an R district may be converted to a dwelling unit regardless of conformance to setback, location, maximum height, or other development regulation. The building must be brought into compliance with current Building Code requirements and required pedestrian access shall be provided.

Use Standards, subject to variance:

Minimum lot size. Attached and Detached ADUs are permitted on any legally established lot, irrespective of lot size or width, provided that applicable size, location, setback, amenity space, and other standards are met.

ADU size.

(1)

The habitable area of ADUs, excluding any garage area and other non-living areas, shall be limited to a maximum of 1,000 square feet.

Height. The ADU, whether attached or detached, does not have a maximum height limit in and of itself. Instead, the height provisions of the zoning district and the applicable housing type within which the ADU is incorporated shall control the maximum height. In View Sensitive Districts, the maximum height of any Backyard Building containing one or two ADUs shall be the same as that of the primary structure, as defined in TMC § 13.06.070A.

Location, setbacks, development standards. ADUs may be located within any housing type and shall meet the applicable standards of those housing types (such as Houseplex, Courtyard Housing, etc.).

Illustrative diagram showing two ADUs.

Walkways. For ADUs with a separate exterior entrance, a pedestrian walkway shall be provided between the ADU and the nearest public sidewalk, or where no sidewalk exists, the nearest public street right-of-way. The walkway shall be composed of materials that are distinct from any adjacent vehicle driving or parking surfaces. The walkway may function as a shared pedestrian/vehicle space provided that it is constructed of distinct materials and is located along an exterior edge of a driving surface.

Adult uses.

Applicability. (Reserved)

Purpose. (Reserved)

Use standards.

Any new adult use may not locate or be conducted closer than the distance noted below to any of the following, whether in or out of the City:

(1)

Within 2,000 feet of any residential zone;

(2)

Within 1,000 feet of any residential use;

(3)

Within 1,000 feet of any park;

(4)

Within 1,000 feet of any library;

(5)

Within 1,000 feet of any day care center for children, nursery, or preschool;

(6)

Within 1,000 feet of any church or other facility or institution used primarily for religious purposes;

(7)

Within 1,000 feet of any public or private elementary or secondary school;

(8)

Within 2,500 feet of any other adult uses; provided, adult retail uses may locate within 1,000 feet of each other;

Exterior portions or window displays of any adult use shall not consist of any display of graphic adult merchandise or sexually explicit materials, as defined in subsection 13.01.060A.

The separation required between an adult use and any sensitive use described above in section 3 shall be measured from the nearest edge or corner of the property of each sensitive uses or zone. The separation required between adult uses shall be measured from the point of public access among the buildings housing such uses. The portions of any parcels or buildings not included within the above-referenced buffer areas may be used for adult uses.

No variance shall be permitted for any of the above distance or separation requirements.

(Reserved)

Craft production.

Applicability. Establishments engaged in the craft production of alcoholic beverages including craft wineries, craft breweries, and craft distilleries not exceeding 5,000 gallons of product per year.

Purpose. (Reserved)

Use standards.

An occupancy that is below an “H” Hazard as defined by the current version of the adopted International Building Code (IBC) shall be maintained and not exceeded. Accessory “H” uses may be allowed provided the accessory use does not exceed 10 percent of the site’s floor area.

Retail sale and onsite tasting of beverages and/or the ability for producers to act as wholesaler of its own production for off-site consumption are subject to the appropriate state and local licenses.

Individual tenant spaces or units within a building may constitute the site.

Day care centers.

Applicability. (Reserved)

Purpose. It is found and declared that day care centers are facilities which perform a needed community service. The City of Tacoma recognizes the need for locating day care centers within areas which they service and ensuring, to the extent possible, that day care centers in residential districts will be compatible with the surrounding neighborhood and will not adversely affect adjacent properties.

Use standards. The following development standards are hereby established for the location, design, and operation of day care centers in addition to any other requirements of law:

In residential zoning districts, the lot size and setbacks for day care centers shall conform to the requirements for single-unit dwellings in the underlying zoning district. In addition, day care centers with an enrollment of more than 50 children or adults shall provide minimum side yard setbacks of 20 feet in all residential zoning districts, except that on corner lots the side yard facing the street shall provide the same setback as that required for a single-unit dwelling (or houseplex in Urban Residential (UR) Districts).

Day care centers located in Urban Residential (UR-1, UR-2 and UR-3) Districts shall be limited to one building face sign with a maximum area of six square feet. Sign regulations for day care centers located in PRD and multi-unit dwelling districts shall be the same as those specified in the R-4 Multiple-Family Residential District.

No structured area for active play shall be located in a front yard. Play structures shall maintain a minimum ten-foot setback from any side or rear lot line.

In Urban Residential (UR-1, UR-2 and UR-3) Districts, the site shall be landscaped in a manner consistent with adjacent residences. In all zoning districts, day care centers shall be landscaped in a manner approved by the Director prior to the operation of the day care center.

Day care centers in existing structures which are located in residential districts shall maintain a residential appearance. Any new building, building addition, or building exterior which is remodeled shall be designed to be compatible with the residential character of the surrounding neighborhood. Elevations of the proposed structure shall be approved by the Director prior to the issuance of any building permits for the day care center.

Waiver. The Director may waive any of the aforementioned development standards where a finding is made that such waiver(s) does not violate the spirit or intent of such development standards or the Comprehensive Plan. Applications for waivers shall be processed in accordance with the provisions of Chapter 13.05.

Fuel facilities.

Applicability. The following standards apply to all “Petroleum Fuel Facilities” and “Cleaner Fuel Infrastructure.”

Purpose. The purpose of these standards is to minimize the risk of spill or discharge of fuels into the Puyallup River or marine waters; to support a reduction in greenhouse gas emissions and a transition to cleaner fuel and energy production consistent with Federal, state and local targets; to avoid and minimize any impacts to adjacent communities from fire, explosion, or increased air emissions resulting from facility expansion; and to protect and preserve fish and wildlife habitat areas to ensure viable Tribal fisheries consistent with Treaty fishing rights.

Baseline established.

The baseline for refining, storage, transportation, and transshipment facilities is established by the following information available as of November 16, 2021 (the adoption date of this ordinance.)

(1)

Crude oil refining baseline capacity shall be established by the U.S. Energy Information Administration Refinery Capacity Report as measured in atmospheric crude distillation barrels per day (https://www.eia.gov/petroleum/refinerycapacity/) or comparable. The baseline for other product refining, including liquefied natural gas, shall be based on the documented refining capacity in the most recent local permits issued for the facility.

(2)

Storage baseline capacity shall be established using Washington Department of Ecology industrial section permits and oil spill prevention plans.

(3)

Transshipment and transportation facility baseline is established through the most recent spill prevention plans approved by the Department of Ecology or where a local permit documenting such facilities has been approved more recently.

(4)

If an existing facility does not have an established refining or storage baseline from a past industrial section permit or spill prevention plan, the baseline must be established as part of a permit application.

New facilities or expansion of existing facilities beyond the established baseline shall meet the following special use standards:

Mitigation for local greenhouse gas impacts calculated consistent with the definition of facility emissions in TMC § 13.01.060:

(1)

Assessment: Greenhouse gas emissions impacts shall be assessed using current valid modeling techniques.

(2)

Mitigation: Greenhouse gas emissions that create specific adverse environmental impacts may be offset through mitigation projects that provide real and quantifiable greenhouse gas mitigation.

(3)

Location: Greenhouse gas emissions offsets for local impacts shall be located in the following order of preference:

•	Within the City of Tacoma;
•	Within the Puyallup River Watershed;
•	Within Pierce County;
•	Within the Central Puget Sound region, including Pierce County, Kitsap County, Snohomish County, and King County.

The applicant shall provide annual reporting of the following:

•	The number of vessel transfers of fuel, both inbound and outbound from the site, the type and quantity of products transferred, and the product destination.
•	The number of rail cars transporting fuels, both to and from the site, including a description of the product, volume, and destination.
•	The number of trucks transporting fuel, both to and from the site, including a description of the product, volume, and destination.
•	A description of on-site storage capacity including the number of tanks, tank volumes, and products.
•	A description of all facility emissions for previous five years and a three year forecast.

An applicant must provide proof of financial assurance (such as trust funds, letters of credit, insurance, self-insurance, financial tests, corporate guarantees, payment bonds or performance bonds) sufficient to comply with the financial responsibility requirements set forth in any State and federal law applicable to their proposed project. If the applicant relies on an insurance policy for compliance with a State or federal financial assurance requirement, the applicant must add the City of Tacoma as an additional insured as a condition of permit issuance.

Petroleum fuel facilities.

New “Petroleum Fuel Facilities” are prohibited.

Existing facilities, legally permitted at the time of adoption of this ordinance, shall be considered permitted uses, subject to the following limitations:

(1)

Existing facilities shall not exceed the established baseline as of November 16, 2021 (the adoption date of this ordinance) except where specifically authorized in this section.

(2)

Except as specifically authorized under 13.06.080F.5.b.(3), (4), and (5), the following new improvements are prohibited:

•	New driveways, private rail sidings, docks, piers, wharves and floats.
•	Site or facility improvements that would increase the capacity of a driveway, private rail siding, dock, pier, wharf or float.
•	New storage tanks, refining or processing facilities.

(3)

Expansion of or addition to existing petroleum fuel facilities is allowed through the normal permitting process when the particular expansion would create the maximum proposed capacity of a facility that was the subject of an Environmental Impact Statement prepared and published by the City under RCW 43.21C and TMC Chapter 13.12 as of November 16, 2021 (the adoption date of this ordinance) and for which the City has accepted on or before November 16, 2021 (the adoption date of this ordinance) all funds that fully mitigate the adverse environmental impacts of the facility’s maximum capacity pursuant to a Mitigation Agreement between the City and the facility proponent. Provided that any proposed expansion which is eligible under this section remains subject to the full permit review process, including environmental review, as applicable, and this section does not guarantee the issuance of a permit.

(4)

Expansion of production, storage, transportation and transshipment of petroleum fuels when requested in writing by the Department of Defense supporting Joint Base Lewis McChord, Naval Region Northwest Installations or other national defense needs shall be allowed through the standard permitting process with the City of Tacoma acting as SEPA lead agency, subject to an enhanced SEPA checklist to be implemented and updated from time to time by the Director.

(5)

Replacement of and improvements to existing petroleum infrastructure shall be allowed through the standard permitting process with the City of Tacoma acting as SEPA lead agency, subject to an enhanced SEPA checklist to be implemented and updated from time to time by the Director, for maintenance, for improvement of the safety or security of the infrastructure, decrease air or water emissions, or to allow the infrastructure to meet new regulatory requirements.

(6)

Where a “Petroleum Fuel Facility” provides direct-to-vessel fueling, new infrastructure that is necessary to support vessel fueling may be allowed so long as overall facility storage and refining does not exceed the established baseline.

(7)

Improvements are limited to property owned or occupied by the use as of the adoption of this ordinance.

(8)

Baseline monitoring. On an annual basis, Planning and Development Services will evaluate information from the U.S. Energy Information Administration, WA Department of Ecology, Puget Sound Clean Air Agency, as well as from local permits, to ensure compliance with the requirements herein.

Cleaner fuel infrastructure.

New and Expanded Cleaner Fuel Infrastructure as defined in TMC Chapter 13.01.060 shall be permitted as a conditional use in the SCP and SCM districts only, with the Washington State Department of Ecology acting as SEPA lead agency, unless declined, and subject to the following requirements:

(1)

New Cleaner Fuel Infrastructure permitted through this chapter shall not be used for production, storage, transportation and transshipment of petroleum. Total or partial conversion of permitted New Cleaner Fuel Infrastructure for the purposes of production, storage, transportation, and transshipment of petroleum shall constitute grounds for permit revocation and civil enforcement.

(2)

Any Expanded Cleaner Fuel Infrastructure permitted through this chapter shall not exceed a cumulative total increase of fifteen percent (15%) more storage over the applicant’s total petroleum storage as of November 16, 2021 (the adoption date of this ordinance). Total or partial conversion of permitted Expanded Cleaner Fuel Infrastructure for the purposes of production, storage, transportation, and transshipment of petroleum fuels shall constitute grounds for permit revocation and civil enforcement. The limitation on cumulative petroleum storage does not apply to expansions allowed under TMC § 13.06.080F.5.b (3), (4), and (5) above.

Residential Business 1.

Applicability. Residential Businesses are permitted within all zoning districts provided such uses meet the following use standards. A Residential Business exceeding these standards may be requested subject to Conditional Use Permit approval as a Residential Business 2 per TMC § 13.05.010A.

Purpose. The purpose of this section is to support entrepreneurship by providing residents with an opportunity to use their homes to engage in small-scale business activities; reduce traffic congestion by providing opportunities for residents to work in their homes and reduce work-related commute trips; and to protect neighborhood character by establishing criteria and standards to ensure that Residential Businesses are conducted in a manner that is clearly secondary and incidental to the primary use of the property as residential and do not significantly alter the exterior of the property or affect the residential character of the neighborhood.

Use standards.

The Residential Business must be clearly incidental and subordinate to the use of the dwelling as a residence.

No outdoor display or storage of materials, goods, supplies, or equipment used in the Residential Business shall be permitted on the premises.

There shall be no change in the outside appearance of the building or premises, or other visible evidence that the residence is being operated as a Residential Business.

A Residential Business use shall not generate nuisances such as traffic, on-street parking, noise, vibration, glare, odors, fumes, electrical interference, or hazards to any greater extent than what is usually experienced in the residential neighborhood.

Limited on-premises sales of products or stock-in-trade may be permitted in conjunction with a Residential Business; provided, that the product is accessory to a service offered through the residential business, customer visits are arranged by appointment, and that the applicant can clearly demonstrate that such on-premises sales will not be inconsistent with the criteria set forth above.

The number of people that do not reside on the premises that are engaged in the residential business at the dwelling is not limited, so long as any negative impacts are found to be sufficiently mitigated consistent with the criteria set forth above.

Public hours of operation. Any aspects of the business that are available to the public shall only be conducted between 8 a.m. and 8 p.m.

One non-illuminated nameplate not exceeding one and one-half square feet in area placed flat against the building shall be allowed for each dwelling containing a Residential Business.

The Director may attach additional conditions to a Residential Business license to ensure that the criteria set forth above are met.

A Residential Business exceeding the standards listed above may be requested subject to Conditional Use Permit approval as a Residential Business 2 per TMC § 13.05.010A. However, a., d. and g. of this subsection may not be exceeded through such a Conditional Use Permit.

Residential Business 1 and Residential Business 2 comparison. Both Residential Business 1 and Residential Business 2 allows for limited commercial activity within a residential structure. Whereas some of these limitations are common to both types, Residential Business 2 generally allows for more intensive commercial use compared to those permitted in Residential Business 1. The table below identifies which use standards are shared and which are different.

Standard	Residential Business 1	Residential Business 2	Comparison
Primary use	The business use must be subordinate to the residential use.	The business use must be subordinate to the residential use.	Same
Outdoor display	Outdoor display or storage is prohibited	Outdoor display or storage is permitted but must be screened	Different
Exterior alterations	Changes to the building’s outside appearance is prohibited	Changes to the building’s outside appearance is prohibited along street-facing facades, but permitted elsewhere	Different
Impacts	Must not exceed those typical for a residential neighborhood	Must not exceed those typical for a residential neighborhood	Same
On-site sales	Limited to product accessory to a service arranged by appointment	Permitted so long as other criteria are met	Different
Non-resident employees	No limit but any impacts are subject to necessary mitigation	No limit but any impacts are subject to necessary mitigation	Same
Hours of operation	Public hours limited to 8 a.m. to 8 p.m.	Public hours limited to 8 a.m. to 8 p.m.	Same
Signage	Limited to one non-illuminated sign, max. ½ sq. ft.	Limited to one non-illuminated sign, no size limit so long as other criteria are met	Different

Juvenile community facilities.

Applicability. (Reserved)

Purpose. It is found and declared that juvenile community facilities are essential public facilities which provide a needed community service. However, the public interest dictates that they shall be subject to special regulations. The intent of these regulations is to reduce incompatible uses within established neighborhoods, to encourage equitable regional and statewide distribution of such essential public facilities, and to promote the public health, safety, and general welfare.

Use restrictions. A conditional use permit shall be required for juvenile community facilities in the following instances: a juvenile community facility for no more than eight residents in the R-1, R-2, R-2SRD, HMR-SRD, NRX, R-3, R-4-L, and C-1 Districts. A juvenile community facility for greater than eight residents, but no more than 16 residents, in the R-4, R-5, URX and RCX Districts. The Director, in reviewing a request for a conditional use permit for juvenile community facilities, shall use the criteria found in subsection 4 below, as well as the conditional use permit criteria found in Section 13.05.010A.

Use standards.

Maximum number of residents. No juvenile community facility shall house more than eight residents in the R-1, R-2, R-2SRD, HMR-SRD, NRX, R-3, R-4-L, and C-1 Districts. No juvenile community facility shall house more than 16 residents in the R-4, R-5, URX, RCX, NCX, CCX, UCX, CIX, C-2, M-1, M-2, and PMI Districts.

Location requirements.

(1)

The lot line of any new or expanding juvenile community facility shall be located one-half mile or more from any other juvenile community facility.

(2)

The Director shall determine whether the proposed facility meets the dispersion criteria from maps which shall note the location of current juvenile community facilities. Any person who disputes the accuracy of the maps may furnish the Director with the information and, if determined by the Director to be accurate, this information shall be used in processing the application.

In addition to compliance with local siting and development requirements, the Department of Social and Health Services (“DSHS”), or a private or public entity under contract with DSHS, shall comply with the siting process found in RCW 72.05.400 and RCW 72.62.220, as incorporated below:

(1)

DSHS shall conduct public meetings in the local communities affected, as well as provide for written and oral comments in the following manner:

(a)

If there are more than three sites initially selected as potential locations and the selection process by DSHS, or the service provider reduces the number of possible sites for a community facility to not fewer than three, DSHS, or the chief operating officer of the service provider, shall notify the public of the possible siting and hold at least two public hearing in each community where a community facility may be sited.

(b)

When DSHS, or the service provider, has determined the location of the community facility, DSHS, or the chief operating officer of the service provider, shall hold at least one additional public hearing in the community where the community facility will be sited.

(c)

When DSHS has entered negotiations with a service provider and only one site is under consideration, then at least two public hearings shall be held.

(d)

To provide adequate notice of, and opportunity for interested persons to comment on, a proposed location, DSHS, or the chief operating officer of the service provider shall provide, at least 14 days advance notice of the meeting to all newspapers of general circulation in the community, all radio stations, television stations, and cable networks available to persons in the community, any school district in which the community facility would be sited or whose boundary is within two miles of a proposed community facility, any private schools or kindergartens whose boundary is within two miles of a proposed community facility, any library district in which the community facility would be sited, local business or fraternal organizations, local chamber of commerce or local economic development agencies that request notification from the secretary or agency, and any government offices, person, or property owner within a one-half mile radius of the proposed community facility. Before initiating this process, the department shall contact local government planning agencies in the community containing the proposed community facility. The department shall coordinate with local government agencies to ensure that opportunities are provided for effective citizen input to reduce the duplication of notice and meetings.

(2)

Compliance with the siting process must be completed before local permits are issued. The applicant shall provide verifiable proof of compliance with the above siting requirements.

Persons convicted of serious violent offenses, as defined in RCW 9.94A.030(31), and/or sexually violent offenses, as defined in RCW 71.09.020(6), are not permitted in juvenile community facilities within the City.

Discontinuance of use. Any authorized conditional use, which has been discontinued, shall not be reestablished or recommence, except pursuant to a new conditional use permit. The following shall constitute conclusive evidence that the conditional use has been discontinued:

A permit to change the use of the property has been issued and the new use has been established; or

The property has not been devoted to the authorized conditional use for more than 12 consecutive months.

Property which is vacant, except for dead storage of materials or equipment of the conditional use, shall not be considered as being devoted to the authorized conditional use. The expiration of licenses necessary for the conditional use shall be evidence that the property is not being devoted to the conditional use.

Live/work and work/live.

Applicability.

Live/work and work/live units shall be permitted in accordance with the district use tables in TMC Chapter 13.06, provided that the work component of the unit is a permitted use in the underlying zoning district and subject to other limitations and standards applicable to that use. Uses that are permitted conditionally in the associated underlying zoning district may be allowed in live/work units, provided that a Conditional Use Permit is authorized.

Exemptions from development standards.

(1)

No parking shall be required for live/work or work/live units developed within Urban Residential (UR) Districts. In all other zoning districts, no additional parking shall be required for live/work or work/live units within buildings lawfully in existence prior to December 5, 1989.

(2)

For historic buildings, up to 10 % of new floor area may be added in which external additions and alterations are exempt from all prescriptive design standards contained within TMC § 13.06.050, 13.06.080, 13.06.090, and 13.06.100, but external additions and alterations shall be in conformance with the character of the existing building and shall not negatively impact or remove important character-defining features as determined by the Historic Preservation Officer. For the purposes of this section, a historic building is defined as follows: Any building or structure that is listed in the State or National Register of Historic Places; or designated as a City Landmark under Chapter 13.07 of the Tacoma Municipal Code; or certified as a contributing resource within a National Register or Tacoma Register historic district; or with an opinion or certification that the property is eligible to be listed on the National or State Register of Historic Places either individually or as a contributing building to a historic district by the State Historic Preservation Officer, or with an opinion from the Tacoma Historic Preservation Officer that the property appears to meet the criteria for designation as a local landmark listed in Chapter 13.07 of the Tacoma Municipal Code. However, such review by the Historic Preservation Officer shall in no case replace the review by the Landmarks Preservation Commission when otherwise required.

UR-1 and UR-2 district locational requirements.

(1)

Sites must be located along an arterial classified street or designated Pedestrian Street, and meet one of the following locational conditions:

(a)

Located on a corner.

(b)

Located adjacent to a non-residential zone.

(c)

Located adjacent to an existing non-residential use.

Purpose. Live/work and work/live units are types of mixed-use development that can eliminate the need to commute to work, provide affordable work and housing space, and support the creation of new businesses by expanding entrepreneurial opportunities. The purpose of this section is to recognize live/work and work/live as uses that promote these community goals by facilitating economic activity in conjunction with residential uses, which is particularly appropriate within Downtown Tacoma and the City’s other Mixed-Use Centers. Furthermore, this section provides certain flexibilities to development standards in order to incentivize the development of these mixed-use units in the context of adaptive reuse of older, economically distressed, or historically significant buildings. These provisions are intended to operate in conjunction with companion flexibilities provided in the Building Code with the overall goal of promoting live/work and work/live development as a means to conserve and reuse older, smaller, and historically significant buildings to their highest and best use.

Live/work use standards.

The commercial or manufacturing activity taking place is subject to a valid business license associated with the premises;

The residential portion of the unit shall be inhabited by the business owner of the commercial or manufacturing activities performed in the unit. The work space shall not be leased separately from the living space; conversely, the living space shall not be leased separately from the work space;

The residential portion of the unit shall be limited in occupancy to one household;

The Director may attach additional conditions to permits that are required for live/work units to ensure that the intent and standards are met as outlined above.

The live/work use shall be subject to any additional requirements within the Building Code.

Work/Live use standards.

The commercial or manufacturing activity taking place is subject to a valid business license associated with the premises;

The residential portion of the unit shall be limited in occupancy to one household.

The Director may attach additional conditions to permits that are required for work/live units to ensure that the intent and standards are met as outlined above.

The work/live use shall be subject to any additional requirements within the Building Code.

Residential zone use limitations.

Sites zoned UR-1, UR-2, UR-3, R-4 and R-5 are limited to the following non-residential “work” uses.

Craft production.

Eating and drinking.

Office.

Personal services.

Retail.

Short-term rental (3-9 rooms)

All development must conform to the following limitations.

(1)

Exterior non-residential activities are limited to outdoor seating, retail display, and may not exceed 50% of the interior space of the commercial use. Permanent outdoor storage is prohibited and items for sale and display furniture must be stored indoors outside of the associated business’s public hours of operation.

(2)

Public hours of operation. Any aspects of the business that are available to the public shall only be conducted between 8 a.m. to 8 p.m.

Marijuana uses.

Applicability.

The provisions of this Section shall apply city-wide. The specific development standards provided in this Section shall be in addition to the zoning and development standards generally applicable to the proposed use and the relevant zoning district. All licensed marijuana uses are required to fully comply with the provisions of this Section.

No Marijuana use as regulated herein and in WAC 314-55, that existed prior to the enactment of Ordinance No. 28182 on November 5, 2013, shall be deemed to have been a legally established use or entitled to claim legal non-conforming status.

As of July 1, 2016, in accordance with state law, collective gardens are prohibited.

Purpose. In November 2012, Washington voters passed Initiative 502, which establishes precedent for the production, processing and retail sale of marijuana for recreational purposes. In April 2015, the state Legislature enacted two laws, 2SSB 5052 and 2E2SHB 2136. The new laws establish regulations for the formerly unregulated aspects of the marijuana system, establish a “medical marijuana endorsement” that allows licensed marijuana retailers to sell medicinal marijuana to qualifying patients and designated providers, and attempt to align these changes with the existing recreational system.

Pursuant to RCW 69.50, the State has adopted rules establishing a state-wide regulatory and licensing program for marijuana uses (WAC 314-55). It is therefore necessary for the City to establish local regulations to address such uses.

It is the intent of these regulations to ensure that such state-licensed uses are located and developed in a manner that is consistent with the desired character and standards of this community and its neighborhoods, minimizes potential incompatibilities and impacts, and protects the public health, safety and general welfare of the citizens of Tacoma. Recognizing the voter-approved right to establish certain types of marijuana businesses, it is also the intent of these regulations to provide reasonable access to mitigate the illicit marijuana market and the legal and personal risks and community impacts associated with it.

Use standards.

Marijuana uses (marijuana producer, marijuana processor, marijuana researcher, and marijuana retailer) shall only be permitted as allowed under RCW 69.50 and WAC 314-55.

Marijuana uses shall only be allowed within the City of Tacoma if licensed by the State of Washington and the City of Tacoma, and operated consistent with the requirements of the State and all applicable City ordinances, rules, requirements and standards.

Marijuana uses shall only be allowed in those zoning districts where it is specifically identified as an allowed use (see the zoning district use tables in TMC Chapter 13.06.

Marijuana uses shall be designed to include controls and features to prevent odors from travelling off-site and being detected from a public place, the public right-of-way, or properties owned or leased by another person or entity.

Marijuana retail uses shall not include drive-throughs, exterior, or off-site sales.

In accordance with WAC 314-55-147, marijuana retail uses shall not be open to the public between the hours of 12 a.m. and 8 a.m.

Signage and advertising shall be allowed only in accordance with the standards set forth in TMC Sections 13.06.090I, the additional standards set forth in WAC 314-55, and any other applicable standards or requirements.

Displays against or adjacent to exterior windows shall not include marijuana or marijuana paraphernalia.

Marijuana cooperatives, as defined in RCW 69.51A.250 and WAC 314-55-410, are allowed in accordance with State law requirements and the following additional standards:

(1)

Marijuana cooperatives must be conducted in a manner that is clearly secondary and incidental to the primary use of the property as a residence and do not significantly alter the exterior of the property or affect the residential character of the neighborhood.

(2)

No outdoor display or storage of marijuana growing, processing or producing materials, goods, supplies, or equipment is allowed.

(3)

No change in the outside appearance of the building or premises, or other visible evidence that the residence is being used for a cooperative is permitted.

(4)

The cooperative shall not generate nuisances such as traffic, on-street parking, noise, vibration, glare, odors, fumes, electrical interference, or hazards to any greater extent than what is usually experienced in the residential neighborhood.

All marijuana retail uses must have a State license and medical endorsement in accordance with RCW 69.50 and WAC 314-55 in order to obtain a City business license.

Location requirements.

As provided in RCW 69.50.331 and WAC 314-55-050, marijuana uses shall not be allowed to locate within 1,000 feet of elementary schools, secondary schools, or playgrounds. For purposes of this standard these uses are as defined in WAC 314-55.

Marijuana retail uses shall not be allowed to locate within 500 feet of public parks, recreation centers or facilities, libraries, child care centers, and game arcades within all downtown districts; shall not be allowed to locate within 1,000 feet of public parks, recreation centers or facilities, libraries, child care centers, and game arcades outside of downtown districts; and shall not be allowed to locate within 100 feet of public transit centers. For purposes of this standard, these uses are as defined in WAC 314-55.

Marijuana retail uses shall not be allowed to locate within 500 feet of correctional facilities, court houses, drug rehabilitation facilities, substance abuse facilities, and detoxification centers within all downtown districts; and shall not be allowed to locate within 1,000 feet of correctional facilities, court houses, drug rehabilitation facilities, substance abuse facilities, and detoxification centers outside of downtown districts.

Marijuana producer, processor and researcher uses shall not be allowed to locate within 1,000 feet of public parks, recreation centers or facilities, libraries, child care centers, game arcades, and public transit centers. For purposes of this standard, these uses are as defined in WAC 314-55.

Marijuana cooperatives shall not be allowed to locate within one mile of a marijuana retailer; and shall not be allowed to locate within 1,000 feet of primary and secondary schools, playgrounds, public parks, recreation centers or facilities, libraries, child care centers, game arcades, and public transit centers. For purposes of this standard, these uses are as defined in WAC 314-55.

Marijuana cooperatives shall not be allowed to locate within 1,000 feet of correctional facilities, court houses, drug rehabilitation facilities, substance abuse facilities, and detoxification centers.

The methodology for measuring the distances outlined above in subsections 11.a through f shall be the shortest straight line from the closest parcel line in which the state licensed marijuana retailer, processer, producer, researcher or cooperative is located to the closest parcel line of any of the uses in these subsections.

It shall be the responsibility of the owner or operator of the proposed state-licensed marijuana use or cooperative to demonstrate and ensure that a proposed location is not within one of the buffers outlined above in subsections 11.a through f.

An existing nonconforming use located within a zoning district that would otherwise not permit marijuana uses, such as an old convenience store in a residential district, shall not be allowed to convert to a marijuana use.

A maximum of sixteen (16) retail marijuana stores are allowed to operate in the City of Tacoma.

Mineral resource lands.

Classification. Mineral resource lands shall be classified based on geologic, environmental, and economic factors. The City shall use maps and information on location and extent of mineral deposits provided by the Washington State Department of Natural Resources. Sand, gravel, and valuable metallic substances must be classified.

Purpose. (Reserved)

Use standards.

An applicant who builds, alters, enlarges, or moves any buildings or structure on a lot in a residential zoning district adjacent to or within 400 feet of a mineral resource lands area shall provide a notice on title to alert all future owners of the proximity of a mineral resource lands area.

An applicant who plats or short plats any property adjacent to or within 400 feet of a mineral resource lands area shall provide a notice on such plat or short plant and notice on title on all the lots of the plat or short plat to alert all future owners of the proximity of a mineral resource lands area. Such notice shall explain that the mineral resource lands area is a legally existing use which may continue in the future. Such notice shall be recorded prior to the issuance of any necessary building permits.

Parks, recreation and open space.

Applicability. The standards contained in this section are specific to parks, recreation and open space uses, and are meant to be applied along with other applicable regulations. The following standards apply to both permitted and conditional parks, recreation and open space uses, whether or not a permit or authorization is required. Additional requirements may be imposed through the Conditional Use Permit process, when required per Section 13.06.560C.

Purpose. (Reserved)

Use standards.

Identification signage. Every park or recreation use (excluding passive open space) must be furnished with at least one sign, legible from an abutting public right-of-way, indicating the name of the site, the parties responsible for its management, and sufficient information for members of the public to contact those parties. The City of Tacoma and Metro Parks Tacoma’s name constitutes adequate contact information. The required identification sign shall meet the requirements of Section 13.06.090I and does not constitute an additional sign allowance.

Ancillary sales and service features. Within residential zoning districts, commercial activities clearly ancillary to the recreational function may be located within parks, recreation or open space sites provided the following:

(1)

Only food sales, park or recreation-oriented concessions, or rental of recreational equipment are permitted;

(2)

The feature must be a minimum of 100 feet from adjacent residentially zoned properties;

(3)

Hours of operation are limited to the hours the park is open to the public;

(4)

The footprint may not exceed 500 square feet;

(5)

No signage visible from public rights-of-way is permitted;

(6)

More substantial sales and service features may be considered through the Conditional Use Permit process, as part of a destination facility or high-intensity recreation facility as defined in Section 13.06.560C.

The following setbacks apply to parks, recreation and open space uses:

(1)

Parking lots, designated areas for active play, play structures, picnic tables and areas, and structured gathering or seating areas shall provide a minimum 10-foot setback from abutting residentially zoned properties;

(2)

Buildings and structures shall meet the setbacks for the zoning district, and shall provide a minimum 20-foot side yard setback in residential zoning districts;

(3)

Garbage and recycling collection areas shall provide a minimum 20-foot setback from abutting properties. Trash receptacles for pedestrian use are exempt; and

(4)

Outdoor sports courts, sports fields, swimming pools, or other sports facilities, and any lighted outdoor recreation facilities, shall provide a minimum 50-foot setback from abutting residentially zoned properties and a minimum 25-foot setback from abutting properties in all other zones (with the exception of industrial zones).

References to other common requirements:

Chapter 8.27	Parks Code
§ 13.01	Definitions.
§ 13.05.010	For Land use permits, including conditional use and variance criteria.
§ 13.06.010	General provisions (contains certain common provisions applicable to all districts, such as general limitations and exceptions regarding height limits, yards, setbacks and lot area, as well as nonconforming uses/parcels/structures.)
§ 13.06.070	Overlay districts (these districts may modify allowed uses and/or the development regulations of the underlying zoning district.)
§ 13.06.090B	Landscaping standards.
§ 13.06.090C	Off-street parking areas.
§ 13.06.090D	Loading spaces.
§ 13.06.090F	Pedestrian and bicycle support standards.
§ 13.06.090H	Transit support facilities.
§ 13.06.090J	Signs standards.
§ 13.06.100	Building design standards.

Short-term rental.

Applicability. (Reserved)

Purpose. The purpose of this section is to support entrepreneurship by providing residents with an opportunity to use their homes to engage in small-scale business activities; to support tourism; to make efficient use of structures; to provide safe alternative forms of lodging; and to protect neighborhood character. This is accomplished by establishing standards to ensure that short-term rentals are operated in a safe manner, and do not significantly affect the residential character of the neighborhood.

Use standards.

Owner occupancy. For short-term rentals that involve rental of individual guest rooms within a dwelling, the dwelling must be occupied by an owner of record during the rental term.

Safety sign. There must be a clearly printed sign inside the door of each rental guest room with the locations of fire extinguishers, gas shut-off valves, fire exits, and/or pull fire alarm.

The home shall be equipped with functioning smoke detectors and carbon monoxide detectors.

Occupancy. Maximum occupancy shall be dictated by the Minimum Building and Structures Code.

Special needs housing.

Applicability. (Reserved)

Purpose. It is found and declared that special needs housing facilities are essential public facilities which provide a needed community service. It is also recognized that these types of facilities often need to be located in residential neighborhoods. Thus, in order to protect the established character of existing residential neighborhoods, the public interest dictates that these facilities be subject to certain restrictions. The intent of these regulations is to minimize concentrations of certain types of facilities, mitigate incompatibilities between dissimilar uses, preserve the intended character and intensity of the City’s residential neighborhoods, and to promote the public health, safety, and general welfare.

Use standards.

The following use table designates all permitted, limited, and prohibited uses in the districts listed.

Special Needs Housing - Use Table
(P = Permitted Outright, CU = Conditional Use Permit Required, N = Not Permitted)
	UR-1 and UR-2 and NRX	UR-3, R-4, R-5, PRD, URX, RCX, NCX, T, C-1, HM, HMX, PDB	UCX, CCX, CIX, C-2, M-1, DCC, DMU, DR, WR	M-2, PMI
Emergency Shelter	N	CU	P	N
Staffed Residential Home	P	P	P	N
Extended Care Facility, Intermediate Care Facility, Continuing Care Retirement Community, Retirement Home, Residential Care Facility for Youth	P	P	P	N
Residential Chemical Dependency Treatment Facility, Extended Care Facility, Intermediate Care Facility, Continuing Care Retirement Community, Retirement Home, Residential Care Facility for Youth	CU	P	P	N

* Note: See Subsection 4, below, for additional siting restrictions

** Note: The residency limitations indicated in this use table apply to the number of residents housed at a facility, exclusive of any support or care staff. Where specific residency limitations are provided in the definition of the use, the size information herein is provided for reference only.

Within the JBLM Airport Compatibility Overlay District, maximum occupancy shall be limited to six residents.

Dispersion requirement.

Facilities lawfully in existence on the adoption date of this section, are exempt from the dispersion requirement. Such facility shall be permitted to expand from the site it lawfully occupied at the time of the passage of this section only onto contiguous property owned by or under lease to the use at the time of the adoption of this section.

This requirement shall apply only to development in the PRD, UR-3, R-4, R-5, URX and RCX districts.

The lot line of any emergency and transitional housing shall be located 600 feet or more from the lot line of any other emergency and transitional housing. Where existing proximity to a limited access highway or freeway affords comparable protection, the 600 foot distance requirement may be waived.

The City shall determine whether a proposed facility meets the dispersion requirement criteria from maps which shall note the location of emergency and transitional housing. Such maps shall be generated and maintained by the City as a reference document. Any person who disputes the accuracy of the maps may furnish the staff with the information and, if determined by the staff to be accurate, this information shall be used in processing the application.

Should the state adopt siting requirements in excess of those required by this section, this section shall be considered amended to be in compliance with state law.

Surface mining.

Applicability. (Reserved)

Purpose. The Growth Management Act (“GMA”), under RCW 36.70A.170, requires the designation of mineral resource lands. Mineral resources of Tacoma consist of rock and gravel deposits. The legislature has found that the extraction of these minerals by surface mining is an essential activity making an important contribution to the economic well-being of the state and nation. This section allows for surface mining, in accordance with Section 13.01.060, where the applicant can show that such uses are:

Located in an area sufficiently removed from existing residential or commercial developments;

That a safe and reasonable re-use of the property shall be possible upon expiration of the operation;

That adjoining properties and residences shall be safeguarded against undue, hazardous, or prolonged nuisances occasioned either by noise, odor, smoke, dust, debris, or other unsightly or obnoxious conditions. Special requirements for construction in residential districts within 400 feet of a mineral resource lands area can be found in Section 13.06.080K.

Use standards.

The planned, finished slope of the material in such a surface mining operation shall not exceed a slope steeper than one and one-half horizontal feet to one vertical foot, unless the applicant submits a written statement from a civil engineer, licensed by the state of Washington, and experienced in erosion control, to the effect that the planned, finished slope of the material in such an surface mining shall be equal to the angle of repose of said material. The angle of repose for a face of a surface mining operation that is composed of more than one type of soil, each of which has its own individual angle of repose, shall be equal to the angle of repose of the material that required the flattest angle. The planned, finished slope shall also provide permanent, safe, and stable lateral support to all surrounding lands. Where the angle of repose and the slope necessary for permanent, safe, and stable lateral support differ, the flatter slope will be considered as the required maximum slope.

In no case, however, shall the planned, finished slope of the material in such a surface mining operation exceed a slope steeper than one horizontal foot to one vertical foot.

The streets which are adjacent to such surface mining shall be kept free from sand, gravel, and debris occasioned by the surface mining operation.

All open surface mining which results in impounding water, issued a permit under provisions of this section, shall have a substantial, properly maintained fence at least six feet in height, with suitable gates, completely enclosing that portion of the property in which the surface mining is located, and such fences shall be located at all points at safe distance from the face of the surface mining walls on ground under which lateral support is not to be disturbed; provided, however, this shall not include excavation necessary for the construction of a structure for which a building permit has been duly issued. Said fence, or any portion thereof, shall be sight obscuring where deemed necessary to promote the purpose and intent of this section.

A rock crusher, cement plant, or other crushing, grinding, polishing, or cutting machinery, or other physical or chemical processes for treating the product, may be permitted in surface mining operations where it is determined that no undue, hazardous, or prolonged nuisances, including noise, dust, smoke, odors, or other obnoxious or unsightly influences will be made on surrounding land inconsistent with the purpose and intent of the zoning district in which the area is located.

Cash deposit or surety bond. The applicant shall file or deposit with the Planning and Development Services Department a bond or cash amount equal to the cost, plus 10 percent, of restoring the premises to the condition required by the Director, prior to commencement of work. The amount of the bond or cash deposit shall be fixed by the Director at the time the conditional use permit is authorized to be issued, and the Director shall, upon advisement, determine the amount necessary to restore the premises to a healthy, safe, and lawful condition, as required by the Tacoma Municipal Code. The sureties on the bond filed shall be approved by the Director of Finance, and the form of the bond shall be approved by the City Attorney.

Review of bond or cash amount. The Planning and Development Services Department, or permittee, may initiate a review of the amount of the bond or cash deposit where the conditional use permit is for a period in excess of 12 months. Review shall not be made within the first year of the permit, and review shall not be made more than once every six months after the first year; provided, where the permittee is in violation of the conditions of the permit or the provisions of this chapter, this limitation shall not apply. The Director may increase or decrease the amount of the bond or cash deposit where a change in circumstances justifying such action is warranted, and a statement of the change of circumstances upon which action is taken shall be set forth in a written order of the Director.

Release of sureties − Payment on bond. The cash deposit shall not be returned, or the surety released, upon his bond until the Director, or designee, has inspected and found that the conditions of the conditional use permit and the provisions of this chapter have been satisfied. In the event the Director, or designee, finds that the conditions of the permit or the provisions of this chapter have not been satisfied, then a notice and order, by certified or registered mail, shall be sent to the permittee and his surety, if any, stating that the conditions of the permit or the provisions of this chapter that have not been satisfied and specifying a reasonable time within which such conditions must be satisfied. The notice and order shall be sent to the address shown on the application for the conditional use permit; provided, the permittee or surety may change the address of receiving notice by giving written notification to Planning and Development Services and the Director.

In the event the permittee or surety fails to comply with the conditions of the permit or the provisions of this chapter within the time specified by the Director, or appeal therefrom, as hereinafter provided, the surety shall pay to Planning and Development Services the face amount of the bond. The funds obtained from the surety, or the cash deposit of the permittee, shall be used to satisfy the conditions of the permit or the provisions of this chapter and the remainder, if any, after deduction of 10 percent of the amount expended for costs of supervision by the Director, shall be returned to the party furnishing said funds. The Director may, in addition, revoke the conditional use permit where the permittee has failed to comply with the conditions of the permit or the provisions of this chapter, after notification as hereinabove provided.

Inspection. Planning and Development Services may inspect the premises, or any part thereof, at all reasonable times.

Temporary use.

Applicability. (Reserved)

Purpose. The purpose of this section is to allow listed temporary uses which:

Are not contrary to the various purposes of this chapter;

Will not impede the orderly development of the immediate surrounding area, as provided for in the Comprehensive Plan and the zoning district in which the area is located; and

Will not endanger the health, safety, or general welfare of adjacent residences or the general public.

Use standards. A temporary use shall be subject to the standards of development specified in this section.

Duration and/or frequency. Where permitted as a temporary use, the following uses may be authorized for the time specified in Table 1.

Table #1: TEMPORARY USES ALLOWED - NUMBER OF DAYS ALLOWED
Temporary Use Type	Days Allowed Per Year
Seasonal sales	45
Carnival	14
Temporary housing	See subsection 4, below
Temporary office space	See subsection 4, below
Temporary storage	See subsection 4, below
Temporary shelters	See subsection 4, below

The duration of the temporary use shall include the days the use is being set up and established, when the event actually takes place, and when the use is being removed.

A parcel may be used for no more than three temporary uses within a calendar year; provided, the time periods specified in Table 1 are not exceeded. Multiple temporary uses may occur on a parcel concurrently; provided, the time periods in Table 1 are not exceeded.

Temporary structure standards.

Temporary housing.

(1)

Such use shall be placed on a lot, tract, or parcel of land upon which a main building is being in fact constructed. The applicant shall have a valid building permit approved by Planning and Development Services;

(2)

Such uses are of a temporary nature not involving permanent installations, including structures and utilities;

(3)

That such a house trailer or mobile home shall be located at least 25 feet away from any existing residences;

(4)

That conformance with all applicable health, sanitary, and fire regulations occasioned by the parking and occupancy of said house trailer or mobile home shall be observed.

(5)

The temporary housing shall be removed within 30 days after final inspection of the project, or within one year from the date the unit is first moved to the site, whichever may occur sooner.

Temporary office space.

(1)

Such use shall be in accordance with the use regulations of the zoning district within which the temporary office is located.

(2)

Such use is appropriate due to the construction or reconstruction of a main building or the temporary nature of the use.

(3)

Such use is of a temporary nature not involving permanent installations, including structures, utilities, and other improvements, unless such improvements are to be used in conjunction with a permanent structure, plans for which have been approved by Planning and Development Services. This provision shall not be construed to prohibit the installation of utilities necessary to serve the temporary use or the requiring of improvements necessary to eliminate or mitigate nuisances or adverse environmental impacts resulting from the temporary use.

(4)

Such a temporary building shall be located at least 25 feet away from any existing structure or structures under construction unless it can be demonstrated that a lesser distance will be adequate to safeguard adjacent properties and provide a safe distance from any construction occurring on the site.

(5)

Such temporary building shall not be required to comply with the design standards found in Section 13.06.100.

(6)

That conformance with all applicable health, sanitary, and fire regulations occasioned by the parking and occupancy of said temporary building shall be observed.

(7)

The temporary office shall be removed within 30 days after final inspection of the project, or within one year from the date the unit is first moved to the site, whichever may occur sooner.

Carnival.

(1)

Such uses are of a temporary nature not involving permanent installations, including both structures and utility services, except those already existing on the premises.

(2)

Proper regard shall be given to the controlling of traffic generated by the use with respect to ingress and egress to the given site and the off-street parking of automobiles attracted by the use.

(3)

That any structures, buildings, tents, or incidental equipment shall be located at least 200 feet from existing residences;

(4)

That off-street parking for the primary use on the site shall not be reduced below the required parking for that use.

Temporary storage. Temporary storage units are transportable units designed and used primarily for temporary storage of building materials, household goods, personal items and other materials for use on a limited basis. Temporary storage can also include storage of food (including the growth of food items). Temporary storage units, where allowed, shall be subject to the following standards:

(1)

Temporary storage units shall be allowed in the following instances:

(a)

As part of an active construction project or active moving process; or

(b)

In conjunction with a conditional use, to support the conditional use; or

(c)

To support agricultural uses, such as growing food. Food shall not be sold from the site.

(2)

In residential zoning districts, the maximum duration of temporary storage shall be 180-days in any two-year period, with up to one 60-day extension allowed at the discretion of Planning and Development Services.

(3)

In commercial, mixed-use, or industrial zoning districts, temporary storage units shall be:

(a)

Removed within 30 days after final inspection of the project; or

(b)

If being used in conjunction with a conditional use, a maximum of 180 days in a two-year period, with up to one 60-day extension allowed at the discretion of Planning and Development Services.

(4)

Temporary storage units shall be placed in the least conspicuous location available to minimize disturbance to any adjoining properties and shall be located in accordance with all applicable building, health and fire safety ordinances and regulations. Units shall provide a minimum 5-foot setback from all exterior property lines and shall not be located within required buffer areas. Units shall not block, impair, or otherwise unduly inconvenience pedestrian or vehicular traffic patterns, emergency access, access points to the site, parking lots, or adjacent uses.

(5)

(6)

Such temporary building shall not be required to comply with the standard locational, bulk and area requirements or the design, landscaping, parking and other standards found in Sections 13.06.090 - .100.

(7)

Planning and Development Services shall have full discretion to stipulate additional limitations or conditions on such temporary use to ensure that it does not unduly affect the health, safety, or general welfare of adjacent properties or residences or the general public.

Temporary shelters.

Purpose. In recognition of the need for temporary housing for homeless persons, it is the purpose of this section to allow sponsoring religious, non-profit, and governmental organizations to use property owned or controlled by them for temporary homeless shelters, while preventing harmful effects associated with such uses, including the use of open flames, the possibility of impediments to emergency services, the possibility of environmental degradation, the use of improper sanitary facilities, and the possibility of any other factors that would be considered a nuisance under applicable laws.

Application. In order to allow sponsoring religious, non-profit, and governmental organizations to establish a temporary shelter on qualifying property, a permit must be obtained from Planning and Development Services in accordance with TMC Chapter 13.05, Land Use Permits and Procedures, and the following:

(1)

The Director of Planning and Development Services is authorized to issue permits for temporary shelters only upon demonstration that all public health and safety considerations have been adequately addressed, and may administratively adjust standards upon providing findings and conclusions that justify the requirements. A permit allowing a temporary shelter site may be terminated if the City determines the site is unfit for human habitation based on safety, sanitary conditions or health related concerns or activities have become disorderly or disorganized so as to impact the safety, health, and welfare of the neighborhood adjacent to the site.

(2)

An application for a temporary shelter shall include the following:

(a)

The dates of the start and termination of the temporary shelter;

(b)

The maximum number of residents proposed;

(c)

The location, including parcel number(s) and address(es);

(d)

The names of the managing agency, proposed self-management plan (the self-management plan would require consultation with the sponsor and oversight by City staff and meetings with neighboring property owners, businesses, Safe Streets organizations, Neighborhood Councils, and/or similar organizations), or manager and sponsor;

(e)

A site plan showing the following shall be prepared and reviewed by staff, which will make recommendations for best practices, including Crime Prevention through Environmental Design (“CPTED”) principles:

Property lines;

ii.

Property dimensions;

iii.

Location and type of fencing/screening (must be a minimum of ten feet from property lines);

iv.

Location of all support structures (administrative, security, kitchen, and dining areas) or planned space to be used inside an on-site structure;

Method of providing and location of potable water;

vi.

Method of providing and location of waste receptacles;

vii.

Location of required sanitary stations (latrines, showers, hygiene, hand washing stations);

viii.

Location of vehicular access and parking;

ix.

Location of dwellings for each person (must meet Tacoma-Pierce County Health Department requirements);

Entry/exit control points;

xi.

Internal pathways, and access routes for emergency services.

(f)

A statement from the sponsoring religious, non-profit, or governmental organization regarding its commitment to maintain liability insurance in types and amounts sufficient to cover the liability exposures inherent in the permitted activity during the existence of any sponsored temporary shelter;

(g)

A signed trespass order filed with the Tacoma Police Department;

(h)

A mandatory preapplication meeting to be attended by city representatives, such as agents from Planning and Development Services and Neighborhood and Community Services, as deemed appropriate;

(i)

Transition plan for assisting residents in moving to another location.

Safety and health requirements. A temporary shelter shall be established in accordance with the following standards:

(1)

No more than 100 residents shall be allowed per shelter location. The City may further limit the number of residents as site conditions dictate.

(2)

A minimum of 150 square feet of site area per resident shall be required for any given shelter, provided that the site meets all safety, health, logistical, operational, and site plan requirements for temporary shelters, as set forth in this section. Such minimum site area may be proportionally reduced if adjacent existing buildings are used for sleeping or support facilities such as kitchen, dining hall, showers, and latrines.

(3)

The maximum duration of a temporary shelter shall be 185 consecutive days, except as provided below:

(a)

The Director may extend the permit once for up to 40 days if unforeseen problems arise regarding shelter relocation. An extension must be requested before the last 30 days of the temporary permit and will not be granted if any violation of the temporary shelter permit has occurred. Notice of such an extension shall be provided to the same notification list required for the original permit application, as well as any other individuals who commented on the original request.

(b)

The Director may extend the permit once when inclement weather, natural disaster, or other emergency necessitates the continued use of the shelter location. The Director may extend the permit until the event necessitating the extension has ended but no longer than 90 days. An extension must be requested prior to the event or when reasonable given the circumstances of the event. Notice of such an extension shall be provided to the same notification list required for the original permit application, as well as any other individuals who commented on the original request.

(c)

The Director may extend the temporary permit for a longer period, up to 180 days, if the shelter has demonstrated continuing need and demonstrated compliance with this chapter. An extension must be requested before the last 60 days of the existing temporary permit. As indicated in Section 13.05.070H, the maximum duration for this type of temporary permit is one year, however, successive permits for one shelter facility can also be approved under this section. If an extension is approved, the decision shall address any appropriate modifications to conditions of approval. This type of long-term extension, or successive long-term permits, shall be processed in the same manner required for the original Temporary Shelters Permit (as outlined in Section 13.05), including the same level of community notification, community meeting, and comment period. The Director’s decision regarding this type of extension shall require periodic monitoring not less than every 45 days. An extension shall not be granted if any violation of the existing temporary shelter permit has occurred. In considering whether to grant this type of long-term extension, the Director shall consider factors such as:

The number of code compliance cases.

ii.

The number of calls placed to police due to disruptions on-site by residents.

iii.

The number of community engagements, which may include meetings or volunteer opportunities.

iv.

A report documenting the status of resident jobs, skills, or behavioral trainings.

A report documenting efforts, up to and including, transitioning of residents into other temporary, long-term, or more stable housing.

(4)

A temporary shelter may only return to the same site after six-months has lapsed since the end date of the previous temporary shelter.

(5)

In no event shall there be located in any one Police Sector shelter sites serving more than a cumulative total of 150 residents at any given time, and a minimum of one mile must separate each temporary shelter site, except where the Director determines adjusting proximity will not result in over-concentration or an adverse impact to the surrounding community. Prior to approving shelter sites, the total capacity of temporary shelter sites in a given sector will be evaluated. As part of the process for approving additional locations within a sector, the City shall determine whether there are adequate services to support additional locations in a sector.

(6)

Outdoor shelters shall be enclosed on all sides with a minimum six-foot tall, sight-obscuring fence. No fence will be required if the site is out of view of adjacent properties.

(7)

Permanent structures are prohibited from being constructed within the temporary shelter site. Existing permanent structures may be used for sheltering or service provision.

(8)

Temporary shelters are prohibited in Shoreline Districts, critical areas, and their buffers.

(9)

The sponsoring religious, non-profit, or governmental organization shall work with Neighborhood and Community Services and other agencies to find more permanent housing solutions for the inhabitants of the shelter during its operation.

(10)

One security/office/operations structure shall be provided for the site manager. The manager must be on site at all times. Persons who are acting as the on-site manager must be awake while on shift to monitor the security of the shelter and be ready and able to alert police and/or other emergency responders if the need arises.

(11)

The minimum age for unaccompanied shelter residents is 18 years of age. Individuals under the age of 18 will only be allowed if accompanied by a guardian.

(12)

Each resident shall be pre-screened for warrants and a background check shall be completed by the sponsor religious, non-profit, or governmental organization. No sex offenders will be permitted as shelter residents.

(13)

The temporary shelter must be located within one-half mile of a transit stop that is in service seven days per week.

(14)

The following facilities and provisions must be made available on-site and approved for adequacy and location by the Tacoma-Pierce County Health Department prior to occupancy:

(a)

Potable water as approved or provided by local utilities. Estimated usage is four to five gallons per day, per resident.

(b)

Provide sanitary toilets as provided in the following table:

Number of residents	1-20	21-40	41-60	61-80	81-100
Number of toilets required	1	2	3	4	5

(c)

Provide hand washing stations with warm water, soap, paper towels and covered garbage cans and recycling containers at the following locations:

Hand washing stations next to toilets provided in the following manner:

Number of residents	1-15	16-30	31-45	46-60	61-75	76-90	91-100
Number of stations required	1	2	3	4	5	6	7

(d)

Showering facilities are required as provided in the following table:

Number of residents	1-33	34-66	67-100
Number of showers required	1	2	3

(e)

At least one food preparation area with refrigeration, sinks, and cooking equipment. If food is prepared on-site, adequate dishwashing facilities must be available.

(f)

Food preparation, storage, and serving. No children under the age of ten shall be allowed in food preparation or storage areas.

(g)

An adequate water source must be made available to the site.

(h)

Indoor sleeping facilities must meet the following standards:

(i)

Must comply with all life safety and building code requirements.

(j)

Outdoor sleeping facilities must meet the following standards:

Appropriate spacing is required between all temporary, semi-permanent, and permanent sleeping structures of all types, materials, and sizes. Appropriate spacing will be specified during application intake and review.

(k)

Waste water disposal, which drains to sanitary sewer.

(l)

Solid waste: Garbage and recycling removal by local utilities. Adequate scheduled dumping to prevent overflow. Infectious waste/sharps disposal shall be made available.

(m)

Premises must be maintained to control insects, rodents, and other pests.

(15)

Premises must be maintained as approved by the Tacoma Fire Department (“TFD”), including:

(a)

Approval letter from the TFD, should the shelter site contain structures in excess of 200 square feet or canopies in excess of 400 square feet.

(b)

Provide fire extinguishers in quantity and locations as specified by TFD.

(c)

Adequate access for fire and emergency services, with a minimum of two access points, shall be maintained.

(d)

No smoking or open flames shall be allowed in sleeping or food prep structures. Smoking within the shelter site will be within designated smoking areas only.

(e)

Electrical inspections, in coordination with a Planning and Development Services electrical inspector, shall occur to ensure safe installation of power, if provided, including to support facilities (administration, security, kitchen, dining, shower, hygiene, and latrine facilities) and any sleeping structures.

(f)

Security plan. The security plan shall:

List the contact name and phone number of the on-site manager;

ii.

Contain an evacuation plan for the temporary shelter;

iii.

Contain a controlled access plan for residents; and

iv.

Contain a fire suppression and emergency access plan.

(16)

Parking standards.

(a)

Parking spaces, layouts, and configuration shall be designed in accordance with TMC § 13.06.090C.

(b)

A minimum of two off-street parking spaces per 25 residents are required for all temporary shelters.

(c)

Any required parking for the principal/existing use on-site shall not be displaced as a result of the temporary shelter.

(17)

Refuse and recycling containers shall be provided on-site, with service provided by Solid Waste Management and paid for by the applicant.

Wireless communication facilities.

Applicability.

(Reserved)

The following are exempt from the provisions of this section and shall be permitted in all zones:

(1)

Antennas and related equipment no more than three feet in height.

(2)

Wireless radio utilized for temporary emergency communications in the event of a disaster.

(3)

Licensed amateur (ham) radio stations not exceeding the permitted height requirements of the underlying zone. Amateur radio towers or antenna support structures exceeding the height limit shall be allowed only with approval of a Conditional Use Permit, in accordance with the provisions of Section 13.05.010A. Modification or use of such towers for commercial use shall require full compliance with this section.

(4)

Satellite dish antennas less than seven feet in diameter, including direct to home satellite services, when used as an accessory use of the property.

(5)

Routine maintenance or repair of a wireless communication facility and related equipment (excluding structural work or changes in height or dimensions of antenna, tower, or buildings), provided that compliance with the standards of this regulation are maintained.

(6)

A COW or other temporary wireless communication facility shall be permitted for a maximum of 90 days during the construction of a permitted, permanent facility or during an emergency.

(7)

Residential television antennas as an accessory installation on a residential dwelling unit.

Purpose. These standards were developed to protect the public health, safety, and welfare, and minimize visual impacts on residential areas and Mixed-Use Center Districts, while furthering the development of wireless communication services in the City. These standards were designed to comply with the Telecommunication Act of 1996, as well as the relevant provisions of the Middle Class Tax Relief and Job Creation Act of 2012 and the associated Federal Communications Commission’s Report and Order, FCC 14-153. The provisions of this section are not intended to and shall not be interpreted to prohibit or to have the effect of prohibiting wireless communication services. This section shall not be applied in such a manner as to unreasonably discriminate among providers of functionally equivalent wireless communication services. This section shall not be used to regulate uses and development activity located within street rights-of-way.

To the extent that any provision of this section is inconsistent or conflicts with any other City ordinance, this title shall control. Otherwise, this section shall be construed consistently with the other provisions and regulations of the City.

Permits required.

Where a transmission tower or antenna support structure is located in a zoning district, which allows such use as a permitted use activity, administrative review, and a building permit shall be required, subject to the project’s consistency with the development standards set forth in Section 13.06.080Q.9. In instances where the antenna height exceeds the height limit of the zoning district or is not allowed as a permitted use activity, a conditional use permit and building permit shall be required in addition to a demonstration of consistency with all required development standards. The table in Section 13.06.0 specifies the permits required for the various types of wireless service facilities that meet the standards of this ordinance.

Wireless communication towers and facilities use category. Wireless communication towers or wireless communication facilities use type refers to facilities used in the transmission of information by wire, radio, optical cable, electromagnetic, or other similar means. These types of facilities also include central office switching units, remote switching units, telecommunications radio relay stations, and ground level equipment structures.

Level 1: Modification of an existing wireless tower. This may include the complete replacement of an existing wireless communication tower or antenna support structure to its existing height or modifications to accommodate collocation or the installation of a concealed antenna. Such modifications are limited to a cumulative increase in height and/or width from the originally permitted facility, as specified in the criteria pertaining to substantial changes as set forth in subsection 13.06.080Q.9.h. Level 1 also includes an antenna attached to the sides of a building, an existing tower, water tank, or a similar structure. This level is limited to the following types of antenna(s): an omnidirectional or whip antenna no more than seven inches in diameter and extending no more than 16 feet above the structure to which it is attached; a panel antenna no more than 16 square feet in total area per panel and extending above the structure to which it is attached by no more than 16 feet; or a parabolic dish no greater than three feet in diameter per dish and extending no more than 16 feet above the structure to which it is attached.

Level 2: Wireless communication towers with associated antennas or dishes to a height of 60 feet, as well as building or structure-mounted antennae that exceed the associated limitations of Level 1 facilities outlined above.

Level 3: Wireless communication towers with associated antennas or dishes over 60 feet in height and not exceeding 140 feet in height.

Level 4: Wireless communication towers with associated antennas or dishes over 140 feet in height.

Use restrictions.

Wireless Facility Use Category	Zoning District Classifications
Wireless Facility Use Category	R-1; R-2; R-2SRD; R-3; R-4; R-4-L; R-5; T; HMX; DR; NRX	PDB; C-1; C-2, NCX; CCX; RCX; URX; UCX; DCC; DMU; WR	CIX; M-1	M-2; PMI
Level 1	A ^{1, 3}	A	A	A
Level 2	C³	C²	A	A
Level 3	C³	C	C	A
Level 4	C³	C	C	C
Symbols:
A - Allowed with administrative review
C - Allowed only with approval of a Conditional Use Permit

Footnotes:
1.	Permitted on public facility sites, subject to administrative review and building permit.
2.	Allowed 16 feet above underlying zoning district height limit, except in the C-1, C-2, and NCX Districts.
3.	New wireless communication towers and antennas prohibited in R-1, R-2, R-2SRD, and R-3 Districts, except on public or quasi-public property developed with existing public or quasi-public facilities and properties developed with existing wireless communication facilities.

Priority for siting and type of facility. The order of priority for the siting of new wireless communication towers and facilities is intended as guidance to applicants for the development of sites with wireless communication towers, antennas, and associated facilities. The priority for the type of facility shall be subject to the provisions set forth in Section 13.06.080Q.8.

Place antennas on appropriate rights-of-ways and existing public and private structures, such as buildings, towers, water towers, and smokestacks.

Place antennas and any necessary support structures, on public property developed with existing public facilities and properties developed with existing telecommunication facilities and, if practical, on non-residentially-zoned sites.

Place antennas and any necessary support structures, in M-2 and PMI Industrial Districts.

Place antennas and any necessary support structures in M-1 and CIX Mixed-Use Center Districts.

Place antennas and any necessary support structures in other non-residentially-zoned property.

Place antennas and any necessary support structures on public property developed with existing public facilities and, if practical, on multi-unit structures in residentially-zoned sites.

Place antennas and any necessary support structures in R-4-L, R-4, R-5, NCX, URX, RCX, CCX, T, and HMX Districts. Such placement shall be subject to the following criteria:

(1)

An applicant that proposes to locate a new antenna support structure in a residential, mixed commercial, or transitional zone shall demonstrate that a diligent effort has been made to locate the proposed wireless communications facility on a public facility, a private institutional structure, or other appropriate existing structures within a non-residential zone, and that due to valid considerations including physical constraints, and economic, or technological feasibility, no appropriate location is available.

(2)

Applicants are required to demonstrate:

(a)

That in the R-4-L, R-4, R-5, NCX, URX, RCX, CCX, T, and HMX Districts, they have contacted the owners of structures that are at least the height of the proposed facility within a one-quarter mile radius of the site proposed and which, from a location and height standpoint, could provide part of a network for transmission of signals; and

(b)

After proposing a lease agreement for the site consistent with the documented average market rate for similar properties, were denied permission to use such property or, due to other onerous lease-related terms, chose not to pursue the lease.

(3)

The information submitted by the applicant shall include:

(a)

A map of the area served by the tower or antenna;

(b)

Its relationship to other cell sites in the applicant’s network; and

(c)

An evaluation of existing buildings as addressed by Section 13.06.545.F.1.g(2)(a) within one-quarter mile of the proposed tower or antenna, which, from a location and height standpoint, could provide part of a network to provide transmission of signals.

Place antennas and any necessary support structures on public property developed with existing public facilities and properties developed with existing wireless communication facilities in R-1, R-2, R-2SRD, NRX, and R-3 Districts.

New antennas and necessary support structures shall be prohibited in R-1, R-2, R-2SRD, NRX, and R-3 Districts, except as noted above.

Siting priority on public property. Where public property is sought to be utilized by an applicant, priority for the use of City-owned land for wireless communication facilities shall be given to the following entities in descending order:

City of Tacoma, General Government and Public Utilities; and

Other governmental agencies.

Priority for type of facilities. Proposed antennas, associated structures, and placement shall be evaluated, based on available technologies, for approval and use in the following order of preference:

Collocation of facilities and the installation of concealed and/or flush mounted antennae;

Concealed/camouflaged free-standing facilities, which extend no more than 16 feet above adjacent existing vegetation or structures, only when subsection (a) cannot be reasonably accomplished;

Concealed/camouflaged free-standing facilities, which extend more than 16 feet above adjacent existing vegetation or structures, only when subsections (a) and (b) cannot be reasonably accomplished; or

New building/structure-mounted facilities that are not concealed within a new or existing building feature or are not flush-mounted to the side of the building/structure; or

If the applicant chooses to construct new free-standing facilities, the burden of proof shall be on the applicant to show a facility of a higher order of preference cannot reasonably be accommodated on the same or other properties. The City reserves the right to retain a qualified consultant, at the applicant’s expense, to review the supporting documentation for accuracy.

Use standards. The following special requirements and performance standards shall apply to any wireless communication tower or wireless facility:

Visual impacts.

(1)

Wireless communication towers or antenna support structures and related facilities shall be located and installed in such a manner so as to minimize the visual impact on the skyline and surrounding area. Facilities shall be placed in locations where the existing topography, vegetation, buildings, or other structures provide the greatest amount of screening. The use of attached antennas, concealed facilities, or the camouflaging of towers, antennas, and associated equipment shall be used, to the greatest degree technically feasible, in and adjacent to all residential districts, in and adjacent to the View Sensitive, Historic and Conservation Overlay Districts, and in the URX, NRX, RCX, NCX, UCX, and CCX Mixed-Use Center Districts.

(2)

Site location and development shall preserve the pre-existing character of the surrounding buildings, land use, and the zoning district to the extent possible, while maintaining the function of the communications equipment. Wireless communication facilities shall be integrated through location, siting, and design to blend in with the existing characteristics of the site through application of as many of the following measures as possible (examples are also provided below):

•	Provide required setbacks;
•	Incorporate the antenna, associated support structure, and equipment shelter as a building element or architectural feature;
•	Locate facilities toward the center of the site, and locate roof-mounted facilities toward the interior area of the roof;
•	Flush mount the antenna to the side of an existing building or structure and paint to match;
•	Use screening of building-mounted support structures and antennas in order to minimize view from adjacent properties and rights-of-way;
•	Preserve and improve existing on-site vegetation insofar as possible, and minimize disturbance of the existing topography, unless such disturbance would result in less visual impact of the site to the surrounding area;
•	Screen towers or mounts by placement of the structure among and adjacent to, within 20 feet, of three or more trees at least 50 percent of the height of the facility;
•	Locate facilities close to structures of a similar height;
•	Design freestanding towers to appear as another structure or object that would be common in the area, such as a flagpole or tree; and
•	Alternative designs which meet the same intent may be considered.

The examples of methods used to minimize the visual impacts of wireless facilities shown above include the preservation and use of existing vegetation (examples A and C), flush mounting and color-matching wireless facilities (examples B, F and G), screening above-ground equipment (example C), disguising a wireless facility as another freestanding structure, (example D, as a flagpole; examples A and C, as a tree), and incorporation of wireless facilities into a building feature (example E, inside the cupola; example F, top left looking like a brick parapet; and example G).

(3)

Related equipment facilities used to house wireless communications equipment shall be located within buildings or placed underground when possible. When they cannot be located in existing buildings or placed underground, equipment shelters or cabinets shall be limited to a maximum floor area of 400 square feet and a maximum height of 12 feet, shall be screened, and shall be insulated to ensure noise levels do not exceed the ambient pre-development noise level at any residential receiving property abutting the site with a maximum sound pressure level of 40 dB, pursuant to the 1993 ASHRAE Handbook. Alternate methods for screening may include the use of building or parapet walls, sight-obscuring fencing and/or landscaping, screen walls, or equipment enclosures or camouflaging; and

(4)

Wireless communication facilities and related equipment facilities shall be of neutral colors such as white, gray, blue, black, or green, or other appropriate color designed to disguise, conceal, or camouflage the facility or equipment, or similar in building color in the case of facilities incorporated as part of the features of a building, unless specifically required to be painted another color by a federal or state authority. Other screening methods, such as the use of siding which is architecturally compatible with adjacent buildings, or site-obscuring fencing materials may also be utilized. For such screening, including the screening for structure-mounted facilities, the applicant should use recognized durable, low maintenance materials that are similar to those used on the adjacent buildings or on the structure on which the facilities are being mounted. Wooden poles are not required to be painted.

Setbacks.

(1)

Towers and other support structures up to 60 feet in height shall provide the setbacks required for the underlying zone. Where a conditional use permit is required, minimum setbacks of 20 feet from all property lines or the setbacks of the underlying zone, whichever are greater, shall be required. Towers over 60 feet shall provide one additional foot of setback for every foot over 60 feet of height.

(2)

Towers and other support structures located in M-1, M-2, and PMI Districts, which meet the height limit of the underlying zone and abut residential zones, shall provide the required setback of the underlying zone. Towers located in M-1, M-2, and PMI Districts, which exceed the height of the underlying zone, shall be setback from the abutting residential district one additional foot for each foot of height over the maximum height permitted by the zone.

(3)

All setbacks shall be measured from the property lines of the site to the base of a monopole, lattice tower, or equipment mount, or in the case of a guyed tower, from the property lines of the site to the base of the guy wires which support it.

(4)

Attached facilities located on existing structures, which are nonconforming as to setback requirements, shall be allowed no closer to a property line than the nonconforming structure.

(5)

Equipment structures shall comply with the setback requirements of the underlying zone, except in the R-1, R-2, R-2SRD, NRX, and R-3 Districts, in which case a minimum setback of 20 feet from all property lines shall be provided, or the minimum setback of the underlying zone, whichever is greater.

Tower separation. An applicant will be required to demonstrate why it is necessary, from a technical standpoint, to have a tower within one-half mile of a tower, whether it is owned or utilized by the applicant or another provider, as well as why collocation is not feasible. The distance shall be measured tower-to-tower regardless of property lines and rights-of-way. If a technical dispute arises, the Director may require a third-party technical study to resolve the dispute. The cost of the technical study shall be borne by the applicant or wireless service provider.

Security fencing. Security fencing a minimum of six feet in height shall be required around the perimeter of any tower site. The required fencing shall be colored or should be of a design which blends into the character of the existing environment. No razor or ribbon wire may be utilized in conjunction with the fence installation.

Signage. No signs shall be permitted on towers. One non-illuminated identification sign, with a maximum area of six square feet for all faces, shall be required per development site. The design of the sign and its location on the site shall be subject to the approval of the Director and shall include the name and telephone number of the provider(s).

Lights and signals. No lights or signals shall be permitted on towers unless required by the FCC or the FAA. Building-mounted lighting and aerial-mounted floodlighting shall be shielded from above in such a manner that the bottom edge of the shield shall be below the light source. Ground-mounted floodlighting or light projecting above the horizontal plane is prohibited. All lighting, unless required by the FAA, or other federal or state authority, shall be shielded so that the direct illumination is confined to the property boundaries of the sight source.

Noise. No equipment shall be operated so as to produce noise in violation of Section 13.06.080Q.9.a(3) and the maximum noise levels set forth in WAC 173-60.

Minor modifications. Minor modifications to existing wireless communication facilities, including the installation of additional antenna and associated equipment, for which a valid conditional use permit exists, may be approved by Planning and Development Services, provided it is determined there is no substantial change in the visual appearance or the physical dimensions of the facilities and said modifications comply with the performance standards set forth in this section. A modification substantially changes the physical dimensions of a facility if it meets any of the following criteria, as set forth in the FCC’s Report and Order, FCC 14-153:

(1)

For towers other than towers in the public rights-of-way, it increases the height of the tower by more than 10% or by the height of one additional antenna array with separation from the nearest existing antenna not to exceed twenty feet, whichever is greater; for other eligible support structures, it increases the height of the structure by more than 10% or more than ten feet, whichever is greater;

Change in height. Changes in height should be measured from the original support structure in cases where deployments are or will be separated horizontally, such as on building rooftops; in other circumstances, changes in height should be measured from the dimensions of the tower or base station, inclusive of originally approved appurtenances and any modifications that were approved prior to the passage of the Spectrum Act;

(2)

For towers other than towers in the public rights-of-way, it involves adding an appurtenance to the body of the tower that would protrude from the edge of the tower more than twenty feet, or more than the width of the tower structure at the level of the appurtenance, whichever is greater; for other eligible support structures, it involves adding an appurtenance to the body of the structure that would protrude from the edge of the structure by more than six feet;

(3)

For any eligible support structure, it involves installation of more than the standard number of new equipment cabinets for the technology involved, but not to exceed four cabinets; or, for towers in the public rights-of-way and base stations, it involves installation of any new equipment cabinets on the ground if there are no pre-existing ground cabinets associated with the structure, or else involves installation of ground cabinets that are more than 10% larger in height or overall volume than any other ground cabinets associated with the structure;

It entails any excavation or deployment outside the current site;

ii.

It would defeat the concealment elements of the eligible support structure; or

iii.

It does not comply with conditions associated with the siting approval of the construction or modification of the eligible support structure or base station equipment, provided however that this limitation does not apply to any modification that is noncompliant only in a manner that would not exceed the thresholds identified above.

10.

Non-use/abandonment. Not less than 30 days prior to the date that a wireless communication provider plans to abandon the operation of a facility, the provider must notify the City, by certified mail, of the proposed date of abandonment. In the event that such notice is not provided, the records of the City of Tacoma, Department of Public Utilities, shall be utilized to determine the date of abandonment. Upon such abandonment, the provider shall have one year to reactive the use of the facility or dismantle and remove it. If the tower, antenna, foundation, and/or associated facility are not removed within one year, the City may remove them at the expense of the wireless communication providers.

Nothing in this subsection shall be construed to require the removal of architectural elements, including, but not limited to, false church steeples or flag poles that have been installed, pursuant to a valid building or conditional use permit, to conceal wireless communication facilities.

11.

Enforcement. Enforcement of the provisions set forth in this section shall be in accordance with the provisions set forth in Section 13.05.150.

Work release centers.

Applicability. (Reserved)

Purpose. It is found and declared that work release centers are essential public facilities which provide a needed community service. However, the public interest dictates that work release centers shall be subject to special regulations. The intent of these regulations is to reduce incompatible uses within established neighborhoods, to encourage equitable regional and statewide distribution of such essential public facilities, and to promote the public health, safety, and general welfare.

Use restrictions.

Maximum number of residents. No work release center shall house more than 30 persons, excluding resident staff, in the UCX District; no more than 25 persons, excluding resident staff, in the CIX District; 25 persons, excluding resident staff, in the M-1, and M-2 Districts; and 75 persons, excluding resident staff, in the PMI District.

Buffers. The lot line of any new or expanding work release center shall be located 600 feet or more from any residential zone, RCX zone, the lot line of a day care center or church with a day care center, the lot line of any state-licensed family day care, the lot line of any crisis care facility, the lot line of any special needs housing, the lot line of any public or private school, or any lot line of a public park.

The City shall determine whether a proposed facility meets the buffer requirement from maps which shall note the location of existing day care centers, churches with day care centers, state-licensed family day care, crisis care facilities, special needs housing, public or private schools, or any public park. Such maps shall be generated and maintained by the City as a reference document.

Dispersion. The lot line of any new or expanding work release center shall be located at least one-half mile from any other work release facility in the UCX, CIX, M-1, and M-2 Districts. No dispersion shall be required for work release centers located in the M-3 District. The City shall determine whether a proposed facility meets the dispersion requirement from maps which shall note the location of existing work release centers. Such maps shall be generated and maintained by the City as a reference document.

Siting. In addition to compliance with local siting and development requirements, the Department of Corrections (“DOC”), or a private or public entity under contract with the DOC, shall comply with a facility siting process found in RCW 72.65.220, or as later amended. Compliance with the siting process found in RCW 72.65.220 must be completed before local permits are issued. The applicant shall provide verifiable proof of compliance with the siting requirements found in RCW 72.65.220.

Discontinuance of use. Any authorized conditional use which has been discontinued shall not be reestablished or recommence except pursuant to a new conditional use permit. The following shall constitute conclusive evidence that the conditional use has been discontinued:

(1)

A permit to change the use of the property has been issued and the new use has been established; or

(2)

The property has not been devoted to the authorized conditional use for more than 12 consecutive months.

(3)

Vehicle service and repair; and vehicle service and repair, industrial.

Applicability. The following regulations apply in all zoning districts, with exceptions only as noted.

Purpose. The purpose of this section is to require minimum standards for all vehicle repair uses in order to protect adjoining property, minimize nuisances and off-site impacts, and support pedestrian-oriented design, particularly in mixed-use districts and along pedestrian streets.

Development standards.

Vehicles awaiting repair must be fully screened from public view. At a minimum, these areas shall be screened by a six-foot tall wall or opaque screening fence.

Customer vehicles awaiting repair or pickup must be parked on business property and not on City right-of-way.

All repairs must be conducted entirely within an enclosed building.

No windows or openings are allowed if facing a residential district.

Required landscaping, per 13.06.090B, shall be located between the screening wall or fence and the abutting properties and rights-of-way. For required landscape buffer areas, a means shall be provided to ensure maintenance access to the buffer.

Outdoor storage of inoperable vehicles, auto parts, and tires.

In Mixed-use and C-1 Districts: Inoperable vehicles, auto parts, and tires must be stored inside an enclosed building.

In C-2 General Commercial Districts: Outdoor storage of inoperable vehicles, auto parts, and tires is permitted when the following standards are met:

(1)

Outdoor storage is fully screened from public view. Screening shall be accomplished by locating the storage behind a minimum six foot tall wall or opaque fence that will screen the items from a non-elevated view from neighboring properties or adjacent public rights-of-way.

(2)

Outdoor storage shall not occupy more than 100 continuous lineal feet of any street frontage.

(3)

On Pedestrian Streets, see § 13.06.010D, storage areas shall not be located between a building and the pedestrian street and shall not comprise more than 50% of the pedestrian street frontage.

In M-1 and M-2 Industrial Districts: Outdoor storage of inoperable vehicles, auto parts, and tires is permitted when the following standards are met:

(1)

Outdoor storage is fully screened from abutting Residential Zoning Districts and Pedestrian Streets as depicted in Figure 7 of the Comprehensive Plan Urban Form Chapter. Screening shall be accomplished by locating the storage area behind a minimum six foot tall wall or opaque fence.

(2)

Site perimeter landscaping, consistent with the dimensional and planting requirements in TMC § 13.06.090B, shall be provided along designated Pedestrian Streets and shall be located between the right-of-way and any required screening wall or fence.

In PMI District: Outdoor storage of inoperable vehicles, auto parts, and tires is permitted.

Adaptive reuse of a heritage building.

Applicability. Reuse of an existing “heritage building” with a listed use shall be permitted in accordance with the district use table in TMC § 13.06.020E.4, subject to limitations and standards outlined below and applicable to that use. Reuse of an existing “heritage building” that do not conform to the limitation and standards outlined below might be eligible subject to a Conditional Use Permit in accordance with the district use table in TMC § 13.06.020E.4 and requirements in § 13.05.010A.

Purpose. To promote the preservation and productive use of existing structures that contribute to the City’s shared history and culture. To provide new economic opportunities where they would not otherwise be available. To support economic resiliency and local entrepreneurship.

General standards

To be eligible, all of the following must be applicable to the site:

(1)

The site is located in a R-4 or R-5 zoning district.

(2)

The site is zoned UR-3 and is adjacent to a designated Pedestrian Street or arterial classified street.

These provisions are limited to heritage buildings. A heritage building is defined as any structure or portion thereof at least 50 years old , per TMC § 13.01.060H.

Exterior alterations. One of the purposes of these provisions is to encourage the retention of existing structures for their enrichment of the area’s unique history and character. For this reason, any alterations to the building’s exterior must be consistent with the following standards:

(1)

Exterior materials. Change of exterior materials, including cladding and roof surfaces, and colors are permitted.

(2)

Windows and doors. Existing window and doors located on the front building facade may be replaced but opening locations and sizes shall be maintained. De-minimus variation in location and size is permitted when replacements are proposed. These limitations do not apply to the modification, including removal, of windows and doors on other facades.

(3)

(4)

Garages. Unless deemed necessary to meet off-street parking requirements, conversion of existing garages to enclosed or semi-enclosed non-vehicular space is permitted.

(5)

Additions.

•

Façade distinction. Building additions shall be distinguished from the existing building in at least one of the following ways: Setback) the addition is set at least 10 ft. behind the existing building’s exterior wall that is nearest the front lot line; Modulation) the additions front façade is separated from the existing building by a vertical modulation a minimum depth and width of at least 3 and 5 feet, respectively.

•

Height. The building’s height may not be increased and no more than 50% of the existing roof design may be altered, including the addition of dormers or other similar features. Projections, such as chimneys and exhaust vents, as well as features that do not material alter the roof’s design and shape, such as skylights, are exempt from this standard.

(6)

Heritage building preservation. A minimum of the following portions of the heritage building must be retained with any alterations. These limits only apply to the portions of the building that meet the age qualifications of a heritage building.

•	At least 50% of building’s footprint
•	100% of the front, street-facing facade
•	50% of the building’s exterior walls shall be preserved and remain exterior wall.

Use standards.

All development must conform to the following limitations.

(1)

Exterior non-residential activities are limited to outdoor seating, retail display, and may not exceed 50% of the interior space per tenant. Permanent outdoor storage is prohibited and items for sale and display furniture must be stored indoors outside of the associated business’s public hours of operation.

(2)

Public hours of operation. Any aspects of the business that are available to the public shall only be conducted between 8 a.m. to 8 p.m.

The proposed use(s) shall be limited to the following:

(1)

Assembly facilities.

(2)

Commercial recreation/entertainment.

(3)

Craft production.

(4)

Cultural institutions, including art galleries.

Eating and drinking.

Offices.

Personal services.

Retail.

Theater.

Exemptions from development standards.

(1)

No additional parking shall be required for the limited uses in 4b that are less than 3,000 square feet in area.

Permitted special use and conditional use standards comparison. Adaptive reuse of a heritage building is permitted by-right subject to Special Use standards as well as Conditional Use Permit approval. Whereas some eligibility and use standards are common to both, the CUP review provides an opportunity to request deviation from the exterior alterations (§ 13.06.080T.4.c) and use standards (§ 13.06.080T.4.a) above. See TMC § 13.050.010A.8.

Mixed-use residential development, limited

Applicability. Mixed-use residential development, limited shall be permitted in accordance with the district use table in TMC § 13.06.020E.4, subject to other limitations and standards outlined below and applicable to that use. Development of a Mixed-use residential development, Limited that does not conform to the limitation and standards outlined below might be eligible subject to a Conditional Use Permit in accordance with the district use table in TMC § 13.06.020E.4 and requirements in 13.05.010A.

Purpose. These provisions permit new mixed-use structures in certain Residential zones. Mixed-use development can provide convenient access from residences to places of employment and goods and services and support community goals related to reducing automobile dependence. These uses are found to be particularly appropriate where pedestrian activity and access to transit is prioritized, which is why this use is limited to sites located along designated Pedestrian Streets and arterial classified streets.

Mixed-use residential development, limited is also permitted at sites that do not meet the locational requirements here subject to Conditional Use Permit approval (TMC § 13.05.010A.). The use standards contained in this section are intended to mitigate negative impacts commercial uses might pose to surrounding residential uses.

Permit new mixed-use structures in certain Residential zones. Generally, mixed-use development can provide convenient access from residences to places of employment and goods and services and reduce automobile dependence. The purpose of this section is to recognize mixed-uses that promote these community goals by facilitating economic activity in conjunction with residential uses, which is particularly appropriate along designated Pedestrian Streets and arterial classified street.

General standards.

To be eligible, all of the following must be applicable to the site:

(1)

The site is located in a UR-3, R-4, and R-5 zoning district.

(2)

The site is adjacent to a designated Pedestrian Street or arterial classified street.

(3)

The site is located at the corner of two intersecting streets.

Use standards.

All development must conform to the following limitations.

(1)

Residential uses must occupy more than 50% of the interior building area.

(2)

All non-residential uses are limited to the ground-floor or below.

(3)

All non-residential uses may not occupy more than 3,000 sq. ft. cumulatively.

(4)

All non-residential uses must be within 100 ft. of a designated Pedestrian Street or arterial classified street.

(5)

(6)

Public hours of operation. Any aspects of the business that are available to the public shall only be conducted between 8 a.m. to 8 p.m.

The proposed use(s) shall be limited to the following:

(1)

Assembly facilities.

(2)

Commercial recreation/entertainment.

(3)

Craft production.

(4)

Cultural institutions, including art galleries.

Eating and drinking.

Offices.

Personal services.

Retail.

Theater.

Exemptions from development standards.

(1)

No additional parking shall be required for the limited uses in 4b that are less than 3,000 square feet in area.

Permitted special use and conditional use standards comparison. Mixed-use residential development, limited is permitted by-right subject to Special Use standards and with fewer restrictions subject to Conditional Use Permit approval. Whereas some eligibility and use standards are common to both, they differ in important ways. The table below identifies which aspects are shared and which are different.

Standard	Special Use, by-right	Conditional Use	Comparison
Eligibility	UR-3, R-4, or R-5 zoning; Pedestrian Street or arterial street frontage	UR-3, R-4, or R-5 zoning	Different
Residential use	Must occupy more than 50% of building	Must occupy more than 50% of building	Same
Non-residential use, location	Limited to ground floor; within 100 ft. of a Pedestrian Street or arterial street	Limited to ground floor	Different
Non-residential use, area	Max. 3,000 sq. ft.	Max. 3,000 sq. ft.	Different
Non-residential use, exterior uses	Max. 50% of interior space, use and storage limited to public hours of operation	Max. 50% of interior space, use and storage limited to public hours of operation	Same
Hours of operation	Public hours limited to 8 a.m. to 8 p.m.	Public hours limited to 8 a.m. to 8 p.m.	Same
Non-residential uses	Limited to specified uses	Limited to specified uses	Same

(Previously codified as 13.06.155, 13.06.150, 13.06.525, 13.06.530, 13.06.535, 13.06.540, 13.06.550, 13.06.560, 13.06.565, 13.06.570, 13.06.575, 13.06.580, 13.06.603, 13.06.635, relocated to § 13.06.080 by Ord. 28613 Ex. G, 2019-09-24; Ord. 28695 Ex. B, 2020-10-20; Ord. 28725 Exs. A and F, 2020-12-08; Ord. 28786 Ex. A, 2021-11-16; Ord. 28793 Ex. B, 2021-12-07; Ord. 28821 Ex. H, 2022-06-28; Ord. 28903 Ex. A, 2023-08-15; Ord. 28986 Ex. D, 2024-11-19; Ord. 29042 Ex. A, 2025-06-24; Ord. 29076 Ex. A, 2025-12-02)

§ 13.06.090 Site development standards.

Drive-throughs.

Applicability. The regulations of this section apply only to the portions of the site development that comprise the drive-through facility. The regulations apply to new developments, the addition of drive-through facilities to existing developments, and the relocation of an existing drive-through facility. Drive-throughs are not permitted in some zoning districts—see the permitted uses tables for the applicable zone. Where they are permitted, drive-through facilities are still not always feasible; the size or dimensions of the site, or the size and location of existing structures may make it impossible to meet the regulations of this section.

Purpose. To allow for drive-through facilities while mitigating potential negative impacts they may create. Of special concern are noise from idling cars and voice amplification equipment, aesthetics, and queued traffic interfering with on-site and offsite traffic and pedestrian flow. The specific purposes of this section are to:

•	Reduce noise and visual impacts on abutting uses, particularly residential uses;
•	Promote safer and more efficient on-site vehicular and pedestrian circulation;
•	Promote a pedestrian-oriented environment;
•	Reduce conflicts between queued vehicles and traffic on adjacent streets.

Development standards. A drive-through facility is composed of two parts - the stacking lanes and the service area. The stacking lanes are the space occupied by vehicles queuing for the service to be provided. The service area is where the service occurs. In uses with service windows, the service area starts at the service window. In uses where the service occurs indoors, the service area is the area within the building where the service occurs.

Pedestrian streets (includes all TMC pedestrian street designations in X-Districts and Downtown Districts) and transit stops.

(1)

Driveways that directly connect to any drive-through shall not be allowed along a pedestrian street, light rail or streetcar street.

(2)

Driveways that directly connect to any drive-through must be located at least 150 feet from any transit stop, as measured along the curb line between the driveway and the stop. Exceptions to this requirement shall be processed in accordance with TMC § 10.14.030B.7.

(3)

Exterior drive-through windows shall not face a designated pedestrian, light rail or streetcar street, and stacking areas shall not lie between a building and such a street.

Setbacks and landscaping.

(1)

Exterior service areas and stacking lanes, except for vehicle access crossings, must be set back a minimum of 5 feet from street frontages. In some cases, a greater setback may be necessary to meet other standards such as Landscaping.

(2)

Exterior stacking lanes and service areas shall provide a minimum 3 foot landscaped buffer along sides which do not abut the building. The buffer must be landscaped with decorative landscaping to include flowering or colored-foliage shrubs which will cover at least 50 percent of the landscaped area within three years; the remainder shall be fully landscaped with additional trees, shrubs and/or groundcover. Alternatively, on sides that do not front on streets, the buffer width may be reduced to 1 foot and improved with a vegetated wall at least 6 feet in height to reach maturity with full screening within three years. The required buffer may be interrupted by structures or for vehicle or pedestrian access crossings.

(3)

Where perimeter strips or buffers are otherwise required, they may also satisfy these requirements. The greater of the buffer, setback or perimeter areas shall apply.

(4)

All required landscaping must be maintained consistent with the provision of TMC § 13.06.090B.

Vehicular and pedestrian circulation.

(1)

Adequate stacking lane capacity must be provided to serve the proposed development on-site. Stacking spaces shall be a minimum ten (10) feet in width and eighteen (18) feet in length. The City Engineer, or designee, shall make a determination regarding the number of stacking spaces required. In pedestrian oriented areas including Downtown and X Districts, this determination shall reflect the overall goals of promoting pedestrian activity over vehicle orientation.

(2)

Stacking lanes must be designed so that they do not interfere with parking and vehicle circulation. Stacking lanes must be separated from traffic aisles, other stacking lanes, and parking areas.

(3)

Pedestrian paths that cross a drive-through aisle shall use a raised platform and be marked with symbols, signage, separate material, and/or special painting.

(4)

The drive-through shall not impede pedestrian or vehicular movement within the right-of-way. Drive-through driveways shall be designed to ensure adequate pedestrian visibility as vehicles cross sidewalks.

(5)

Driveways are also subject to applicable standards of TMC Chapter 10.14 and TMC § 13.06.090F.

Noise and trash receptacles.

(1)

Noise from amplified speakers shall be minimized through means such as orientation, volume control, and sound buffers or barriers. In addition, amplified speakers shall not be audible from abutting residential uses.

(2)

A trash receptacle shall be provided adjacent to the drive-through aisle in order to reduce the potential for littering.

Bicyclists.

(1)

Drive-throughs shall be required to serve bicyclists, both motorized and non-motorized.

The following additional standard apply in the Downtown Districts:

Drive-throughs and associated stacking lanes shall be located entirely within buildings.

Example of a drive-through within a structure

The following additional standards apply in X Districts where drive-throughs are permitted:

All exterior vehicle use areas associated with a drive-through shall be located at the side or rear of the building.

Drive-through stacking lanes and service windows shall be fully screened from the view of adjacent properties and the public right-of-way with landscaping and/or structures.

Within NCX Districts, exterior drive-through stacking lanes may be no closer than 25 feet to the property frontage of a designated pedestrian, light rail or streetcar street.

Within UCX Districts, drive-through stacking lanes and service windows shall either be located entirely within buildings, or fully screened from the view of adjacent properties and the public right-of-way with a partially enclosed vegetative wall, decorative grilles, architectural features, artworks, or similar visually attractive features. Review of any proposed public art shall be coordinated with the City’s Arts Administrator and/or approved by the Arts Commission, as determined by the Arts Administrator.

Example of partially enclosed vegetative wall

Drive-throughs accessory to existing use. Drive-through eating and drinking establishments (such as coffee stands) located in the C-2, CCX, M-1, M-2, and PMI Districts and that are accessory to an existing use, utilize existing driveways, and do not include a permanent foundation or similar permanent improvements, are not required to provide landscaping or separation along the stacking lane(s) as would be required by subsections 3.b.(2) and 3.c.(2), above.

Example drive-through layout

Landscaping standards.

Applicability.

Development activities. Unless specifically exempted, landscaping shall be provided consistent with this section for all new development, including structures and/or parking lots, as well as alterations to existing development, and street improvements, as outlined below. Vegetated Low Impact Development Best Management Practices (LID BMPs) designed in accordance with the City of Tacoma Stormwater Management Manual may be counted as landscaping. Trees and landscaping provided as required under this section may also be counted towards compliance with tree credits and amenity space as required in District Standards.

Alterations and additional structures added to a site. Three thresholds are used to gauge the extent of landscaping standard compliance on alterations to existing development:

(1)

Level I alterations to a site include all remodels and/or additions within a two-year period whose cumulative value is less than 50% of the value of the existing development or structure, as determined by the Building Code, excluding purchase costs of the property and/or structure. The requirement for such alterations is only that the proposed improvements meet the standards and do not lead to further nonconformance with the standards. For example, for an expanded parking area, landscaping would be required for the new parking area, but the applicant would not be required to bring an existing parking area into conformance with these landscaping standards. For additional structures added to a site with existing retained structure(s), landscaping requirements shall be calculated based on the affected development area (including the structure, amenity space and any required access/alterations).

(2)

Level II alterations to a site include all remodels and/or additions within a two-year period whose cumulative value ranges from 50% to 200% of the value of the existing development or structure, as determined by the Building Code, excluding purchase costs of the property and/or structure. All standards that do not involve repositioning the building or reconfiguring site development shall apply to Level II.

(3)

Level III alterations to a site include all remodels and/or additions within a two-year period whose cumulative value exceeds 200% of the value of the existing development or structure, as determined by the Building Code, excluding purchase costs of the property and/or structure. Such developments shall be brought into conformance with ALL of the applicable landscaping standards.

Remodels. The standards do not apply to remodels that do not change the exterior form of the building. However, if a project involves both exterior and interior improvements, then the project valuation shall include both exterior and interior improvements.

Landscaping alterations. No landscaping alteration shall increase the level of nonconformity or create new nonconformities to these standards. Existing on-site landscaping that is above and beyond the current requirements may be removed, provided that the quantity is not reduced below the current requirements for the site and that provisions for tree retention are met per TMC § 13.06.090B.3.e.(3). All landscaping shall be preserved in a healthy and thriving condition or replaced as necessary to maintain conformance with the applicable code requirements herein.

Street trees. Street trees are required per the thresholds identified above, unless exempted. In addition, street trees are required with the construction of new permanent roadways; alterations to the width of existing permanent roadways; construction of new sidewalk; and replacement of more than 50% of an existing sidewalk along a site’s frontage (when 50 linear feet or more is being constructed). In the case of sidewalk replacement, street trees shall be required proportional to the linear footage of sidewalks replaced.

Purpose. To contribute to the aesthetic environment of the City; enhance livability and foster economic development by providing for an attractive urban setting; provide green spaces that can support the citywide tree canopy goal of 30 percent; support wildlife, such as birds, in the urban environment; help reduce storm water runoff; filter pollution; reduce the urban heat island; buffer visual impacts of development; and contribute to the planting, maintenance, and preservation of a stable and sustainable urban forest.

General landscaping requirements.

Applicability. The following general standards are applicable to all required landscaping, including trees, shrubs and groundcover.

Urban forest manual. The Urban Forest Manual (UFM) provides best management practices for plant selection, design, installation, care, and other specifications. Required landscaping shall be selected, installed and maintained consistent with the technical guidance of the UFM.

Landscape plans and landscape management plans.

(1)

Landscape Plans and Landscape Management Plans demonstrating compliance with the installation, plant material, area and location, and maintenance requirements of this Section shall be submitted for all development proposals with landscaping requirements.

(a)

Developments with less than 500 square feet of landscaped area are exempt from submitting a Landscape Management Plan, and may submit a Landscape Plan prepared by a non-professional, provided that the required elements of the Landscape Plan are still provided. New permanent roadways involving fewer than 10 street trees are exempt from submitting a Landscape Management Plan for the landscaping within the right-of-way.

(2)

Landscape Plans and Landscape Management Plans, when required, shall be prepared by a Registered Landscape Architect, Certified Landscape Technician, Certified Arborist, or Certified Professional Horticulturalist, unless otherwise approved by the City, and shall be submitted in a form specified by the City.

(3)

Landscape Plans must be drawn to scale and show all of the following:

•	Plant species names (common and scientific);
•	Plant stock sizes, condition, and quantity;
•	Installation location of plant materials;
•	Existing and proposed utilities;
•	Existing and proposed bus stops (as applicable);
•	Existing tree(s) including the tree species, tree(s)’ size (DBH) for all trees on site, clearly demarcating which trees are planned to be retained and which trees are proposed to be removed;
•	Tree protection measures in accordance with the requirements of the UFM and the standard plans contained in the City of Tacoma Right-of-Way Design Manual for any trees that will be preserved;
•	Finished grade; and,
•	Required irrigation systems (if applicable).

(4)

Landscape Management Plans shall address the following:

•	Entity responsible for maintenance of the landscape during the establishment period (3 years following planting);
•	A schedule of maintenance activities, including, but not limited to, pruning, watering, fertilization, and inspection and replacement of dead and/or damaged plant materials during the establishment period.

(5)

The Director will consider adopted neighborhood, area-specific or streetscape design specifications and/or plans for landscaping selection and location, and may modify the standard requirements of this section if such plans meet the intent of this section.

(6)

Modifications to landscaping installed under this section shall be in conformance with the intent of these requirements and the technical guidance of the UFM. Regular on-site maintenance and pruning; replacement of plant material in kind; and revisions to planting plans that are consistent with all requirements and any conditions of approved permits, are authorized without further review. Significant changes to the configuration or location of required landscaped areas require the approval of the Director. Street tree maintenance, including pruning, or replacement planting requires review under TMC Chapter 9.20.

(7)

Landscaping provided to meet one requirement may in some cases count toward another applicable requirement if the intent of both requirements are fully met. When two or more landscaping requirements apply to the same portion of a site, the most stringent of the requirements shall apply.

(8)

All landscaping required by this section must be planted prior to the issuance of a certificate of occupancy or final inspection approval. If the applicant files financial security with the City, which ensures that the vegetation will be installed, the vegetation may be deferred during the summer months to the next planting season, but for no more than 6 months, unless otherwise approved by the Director.

(9)

Existing trees, shrubs, and groundcover which comply with the requirements of this Section may count towards the required landscape plantings.

Plant material selection.

(1)

Climate adapted. 100 percent of all required plants for landscaping development activities in this code shall be climate-adapted. The retention and use of natives is encouraged and permitted for any and all landscaping. Invasive species, as identified in the UFM, shall not count toward meeting required plantings. Noxious weeds and weeds listed as Class A, B, or C as determined by the Pierce County Noxious Weed Control Board, are prohibited from being planted in required landscaped areas.

(2)

Species native to western Washington and/or western Oregon.

(a)

In UR-1 and UR-2 zones, 50 percent of all plants that are not trees must be native to western Washington and/or western Oregon.

(b)

100 percent of plants (excluding trees) required for landscaping located within Comprehensive Plan designated Open Space Corridors, and a minimum of 75 percent in adjacent areas within 50 feet of Open Space Corridors, must be native to western Washington and/or western Oregon. A minimum of 50 percent of required landscaping located within 50 feet of designated Fish and Wildlife Habitat Conservation Areas must be native to western Washington and/or western Oregon.

(3)

Best management practices (BMPs). Required landscaping areas are encouraged to incorporate vegetated LID BMPs, as defined in the City of Tacoma Stormwater Management Manual. A vegetated LID BMP may be used to meet landscaping requirements. Limited flexibility shall be granted to specific landscaping standards as applicable to accommodate LID BMPs.

(4)

Visibility and safety. Except in cases where required landscaping is intended to provide dense visual buffers or to enhance natural conditions, trees and shrubs planted within or directly adjacent to the right-of-way and other publicly accessible areas shall be selected and maintained to maximize visibility at eye level for safety. To meet this requirement, shrubs shall be chosen that will grow to a mature height under 3 feet. Tree species shall be selected and pruned (once tall enough) to maximize views below 7 feet in height.

(5)

Shrubs and groundcover.

Turf lawn and mulch are not considered groundcover for the purposes of complying with this section.

ii.

Vegetated LID BMPs that incorporate trees, shrubs and/or groundcover may count towards meeting tree, shrub and groundcover requirements.

iii.

If there are more than 25 required shrubs, no more than 20 percent of them can be of one species.

iv.

Groundcover and shrub plants must be planted at a density that will cover the entire area within three years.

Trees.

(1)

Tree size categories. Trees are categorized as Small, Medium or Large based on the potential long-term canopy benefits of their species. Small, Medium and Large Tree lists are included in the UFM.

(a)

Calculating size category for unspecified species. To determine the size category of a tree not listed in the UFM, calculate Canopy Factor of the species using the following formula: (mature height in feet) x (mature crown spread in feet) x (growth rate number) x 0.01 = Canopy Factor. The growth rate number is 1 for slow growing trees, 2 for moderately growing trees, and 3 for fast growing trees. Large Trees have a Canopy Factor greater than 70; Medium Trees have a Canopy Factor from 40 to 70; Small Trees have a Canopy Factor less than 40. The applicant must provide an objective, authoritative source of information to support metrics used for the tree’s mature height, crown spread and growth rate. This information shall be from published sources or from the nursery providing the tree growth information, often called “cut sheets”.

(2)

Required on-site tree credits. Recognizing that not all trees offer the same amount of benefit, “Tree Credits” quantify the value of a tree’s canopy for the purposes of defining how many trees are required on a site. While existing mature trees provide benefits today, new trees provide value in the future, which increases as they mature. Therefore trees are allocated credit based on their species size category (for new trees) or DBH (for existing trees). When combined, the total credits of retained trees and new trees on a site must be equal to or greater than the number of required tree credits.

(a)

Calculating required tree credits. On-site tree credits are required based on the lot area of the site being developed at the percentage defined in District Standards tables, Section 13.06.020F and Section 13.06.020G.

For example, a 6,000 sf lot in a district requiring 30% tree credits would be required to provide 1,800 tree credits (6,000 x 0.30 = 1,800).

Figure (above): District Standards define the percentage of lot area that is used to determine how many trees or “tree credits” are required on a site. Both existing trees and new small, medium, and large trees are each worth a certain amount of credit toward this target area.

Figure (above): Together, these tree credit requirements work toward a Citywide tree canopy goal of 30%. However, 30% tree canopy coverage does not mean 30% of a lot is reserved for trees.

(b)

Calculating tree credits for retained trees. While new tree credits are based on the potential future canopy benefits offered by that species, the age of an existing tree is a better representation of the benefit it offers. Therefore, trees retained on-site consistent with TMC § 13.06.090B.3.e.(3). count toward required tree credits based on their trunk diameter (DBH) according to the table below.

	Trees less than 6” DBH	Trees 6” ≤ 12” DBH	Trees 12” ≤ 24” DBH	Trees over 24” DBH
Tree Credits for existing trees¹	50 credits per inch DBH	75 credits per inch DBH	100 credits per inch DBH	125 credits per inch DBH

Footnote:
1.	Any healthy retained tree of at least 2” DBH is worth not less than the tree credits offered for a new tree of that species in accordance with its designation as small, medium, or large per TMC § 13.06.090B.3.e.(2)(c).

For example:
•	A retained 17” DBH tree would be worth 1,700 tree credits (17” x 100 credits per inch = 1,700 credits).
•	A retained 3” DBH “small tree” species would be worth 200 credits (3” x 50 credits per inch = 150 credits). With 200 credits offered for a small species of tree, the minimum of 200 credits applies.

The Tree Credits for existing trees are contingent on tree health, and require a Certified Arborist’s Report to determine that the tree(s) is healthy and can be saved through construction activities. If retained trees are damaged during or after construction, replacement trees must meet the required Tree Credits and any applicable Canopy Loss Fees shall be assessed. A Certified Arborist’s Report and Tree Protection Plan consistent with the requirements outlined in the UFM showing existing trees, existing and proposed grading, new development on the site (such as buildings, utilities, etc.), measures taken to protect existing trees and any new trees that will be planted on the site shall be submitted if trees are being retained for credit. Trees must be healthy, or have minimal defects that can be mitigated by proper pruning as indicated on the Arborist Report and Tree Protection Plan.

In zones with tree requirements that do not use a Tree Credit system, retained trees shall count according to their species as Small, Medium and Large Trees.

One required tree for every retained tree of at least equal size;

ii.

Two required trees for every retained tree that is 8 inches to 20 inches in DBH;

iii.

Three required trees, for every retained tree 20 inches to 32 inches in DBH;

iv.

Four required trees, for every retained tree over 32 inches in DBH.

To facilitate and provide an incentive for the retention of substantial numbers of mature trees, additional flexibility is available on Parking Lot Distribution requirements.

(c)

Calculating tree credits for new trees. Tree Credits for new on-site trees are allocated according to species designation as Small, Medium and Large, as listed in the UFM.

	Small Trees	Medium Trees	Large Trees
Tree Credits for new trees	200	500	1,000

(3)

Tree retention and removal:

(a)

Applicability. Tree retention is regulated for all development in Urban Residential (UR) zones.

(b)

Retention regulations. Trees provide more services as they mature, helping to reduce urban heat island, manage stormwater, provide habitat, and improve air quality. Because of the increased benefits existing trees provide over newly planted trees, on-site tree removal is regulated based on tree size (DBH) as follows:

Tree Size	Retention Requirement
Trees 18” DBH or larger	Can be removed, but subject to Canopy Loss Fee¹
Trees 6” < 18” DBH	Can be removed, but subject to Canopy Loss Fee¹
Less than 6” DBH	Not regulated

Footnote:
1.	Canopy Loss Fee shall be assessed per Subsection (3)(e), below

(c)

Exemption from tree retention regulations. The following categories of trees may be removed without regard to the tree retention sizes listed, and without incurring a Canopy Loss Fee:

Hazard trees. A tree shall be designated as a hazard tree by an International Society of Arboriculture (ISA) Certified Arborist who has obtained an ISA Tree Risk Assessor Course and Exam certification or Tree Risk Assessment Qualification.

ii.

Significantly damaged trees. A tree that has been previously topped or significantly damaged to an extent that, if left unmanaged through extensive pruning and maintenance, could become a future Hazard Tree.

iii.

Fruit trees.

iv.

Trees damaging existing infrastructure. A tree that is directly damaging existing improvements such as utility infrastructure, walkways or structural foundations. A tree conflicts or interferes when it is demonstrated that there are no reasonable alternatives available to removal of the tree.

(d)

Additional incentives for tree retention. To facilitate and incentivize retention of mature trees, additional flexibility is available on parking lot distribution requirements per TMC § 13.06.090B.4.g.(6) and building standards per TMC § 13.06.020F.3 Flexibility for Tree Retention.

(e)

Canopy loss fee. A canopy loss fee will be assessed for removal of trees 6” DBH or larger, unless exempt under Subsection (3)(c) above. The Canopy Loss Fee will be placed into an account established by the City to support the Urban Forestry Program in planting, maintenance, and replacement of trees on public property or the right-of-way. The City should utilize those fees to plant and maintain trees in the same Watershed as the project that generated those fees.

For trees 18” DBH or larger, the Canopy Loss Fee is determined by a cost-per-inch of DBH removed, as specified in the Urban Forest Manual:

•	Canopy Loss Fee = Canopy loss, in inches X $ per inch

ii.

For trees 6” < 18” DBH, the Canopy Loss Fee does not apply to trees removed that are above and beyond the site’s applicable Tree Credit requirement. However, for trees removed below the applicable Tree Credit requirement, a Canopy Loss Fee shall be assessed and is determined by a cost-per-inch DBH removed minus the total caliper inches of replacement trees planted:

•	Canopy Loss Fee = (Canopy loss, in inches – Planted trees caliper, in inches) X $ per inch

(f)

Special protections for very large trees. Within Urban Residential (UR) Districts, existing trees that are 24” DBH or larger shall not be removed unless preserving the tree(s) would, despite exploring reasonable site layout alternatives, significantly limit the reasonable development of the site, as follows:

•	Avoiding Development in the critical root zone or drip line, or otherwise approved tree protection area, would result in a portion of a dwelling unit being less than 15 feet in width; or
•	Tree removal is needed for construction or installation of necessary pedestrian access, utilities, retaining walls, or other similar improvements associated with development.

(4)

Street trees. Street trees are required based on linear site frontage per TMC § 13.06.090B.4.f.(3) and do not count toward on-site Tree Credits, except per TMC § 13.06.090B.3.g.(5). New street tree plantings shall be in accordance with Tacoma standard plans LS-01, LS-02, and LS-03.

(5)

Species selection. Species shall be selected to avoid or minimize potential conflicts with infrastructure and utilities. Trees under power lines shall have a maximum mature height (at 25 years of age) not greater than 25 feet. Evergreen trees provided to meet these requirements shall also be species with the ability to develop a minimum branching width of 8 feet within 5 years. Weeping and fastigiate tree varieties, such as arborvitae, that do not meet these requirements for tree width and height are not eligible to meet tree requirements.

(6)

Tree variety. For projects that involve the planting of between four and ten trees, at least two different kinds (Genera) of trees shall be included. For projects involving the planting of more than ten trees, at least three different kinds (Genera) of trees, and a mixture of tree types (evergreen and deciduous) shall be included. For projects that involve planting more than twenty-five trees, no more than 25 percent shall be from one Genera and a minimum of 20 percent must be evergreen.

(7)

Tree size at planting. Trees provided to meet the landscaping requirements shall be consistent with the following size requirements at the time of planting: For deciduous trees, at least 50 percent of the trees provided shall be a minimum 2-inch caliper at the time of planting, with the remaining deciduous trees a minimum 1½-inch caliper. For evergreen trees, at least 50 percent of the trees provided shall be a minimum of 6 feet tall, with the remaining evergreen trees a minimum of 5 feet tall at the time of planting.

(8)

Tree location at planting. New tree plantings shall be a minimum of 2 feet from pavement (curb, sidewalk, alley, street), 5 feet from structures, 5 feet from underground utilities, and 10 feet from light standards. Distances may be reduced, with City approval, upon a demonstration that the species selected will not cause infrastructure conflicts. The UFM contains additional guidelines on this subject.

Installation and maintenance.

(1)

Landscaping shall be installed and maintained in a healthy, thriving, and safe condition, and replaced as necessary, during the plant establishment period and for the life of the development, consistent with the requirements, standards and specifications of this Section and the UFM.

(2)

Conditions shall be provided to promote tree longevity, thus reducing the need for replacement. Considerations shall include planting species in locations and with conditions favorable to their health and providing appropriate protection from potential damage from adjacent uses, development, or activities.

(3)

Minimum tree trunk setbacks, surface planting diameter, soil volumes and spacing requirements shall be provided for healthy tree growth, as follows:

Per Tree Minimum	Small Trees	Medium Trees	Large Trees
Unpaved planting area, assuming 3 ft. soil depth (sq. ft.):	167	334	400
Soil volume (cu. ft.) ¹:	500	1,000	1,200
Soil volume per tree if soil is shared by multiple trees (cu. ft.):	500	800	1,000
Unpaved surface planting diameter (ft.)²:	5	6	7
Trunk-to-trunk spacing between trees (ft.):	10	16	22

Footnotes:
1.	Minimum soil volume shall be achieved with soil depths of 3 feet where possible, but in no case shall be less than 24 inches. Soil depth provided to meet this cubic foot minimum can increase to 4’ depths only where a soil depth of 3’ would not allow Tree Credits to be met on site.
2.	This is the minimum unpaved dimension of planting area in any direction, often referred to as a “tree pit opening”. Provided that suspended pavement systems are used to meet required soil volume underground, this diameter can be reduced to 4’ if compliance with ADA accessible sidewalk width standards is otherwise infeasible.
Exceptions to these minimums may be approved by the Director of Planning and Development Services, if a certified arborist confirms that healthy tree growth will be achieved, and infrastructure and other conflicts will be avoided.

Figure: Each tree needs a minimum amount of soil to survive into maturity. But shared soil volumes allow a lower volume to be used per tree. And with suspended pavement systems, paving can extend over soil, provided the minimum opening is maintained at the surface.

(4)

All required landscaping must be planted in the ground, where feasible. In cases where this is not feasible, the use of open-bottom raised planters or other approaches may be authorized with the approval of a certified arborist and the Director of Planning and Development Services as long as minimum dimensions and soil volumes are maintained. Soil composition and volume shall be provided as appropriate to promote the health of the plants, per the specifications of the UFM. Any vegetated LID BMP, such as a bioretention cell, shall be designed in accordance with the City of Tacoma Stormwater Management Manual.

(5)

An irrigation system, which in some cases shall include hand watering, shall be provided for all required landscaping per the guidance of the UFM, to ensure survival through the plant establishment period.

(6)

Pruning of required trees or shrubs shall be for the purpose of maintaining the tree or shrub in a healthy and thriving condition and/or to enhance its natural growing form. Any street tree pruning shall be in compliance with the requirements of TMC Chapter 9.20. Trees and shrubs shall not be excessively pruned such that it adversely affects the healthy living condition of the plant, significantly damages the natural growing form of the plant, or eliminates or significantly reduces the purpose for the planting.

Topping, an extreme form of pruning, of trees required by this Section is prohibited. Pruning may be performed to remove a safety hazard, to remove dead or diseased material, or to avoid overhead power lines.

(7)

Violations of the provisions of this section are subject to Code Enforcement, per TMC § 13.05.150.

Incentives and flexibility. The following incentives and flexibility towards required trees may be utilized separately or in combination.

(1)

New evergreen trees. New evergreen trees, above and beyond those otherwise required, shall receive an additional 10% Tree Credit (a scale factor of 1.1). For example, 2 Medium evergreen trees beyond the required number of evergreen trees = 500 credits x 2 trees x 1.1 = 1,100 tree credits. If greater than two-thirds of required trees are evergreens, additional flexibility is available on Parking Lot Distribution requirements per TMC § 13.06.090B.4.g.(6)

(2)

Retained tree groves. A tree grove is comprised of 8 or more existing trees, of 12” DBH or greater, that form a continuous canopy. It excludes trees listed in the Prohibited and Not Recommended tree list in the UFM. Additional flexibility is available per TMC § 13.06.020F.3 for retention of a tree grove, which includes retention of trees and/or understory vegetation that cannot be removed without damaging the health of the grove.

(3)

Low impact development. LID BMPs that meet both stormwater management and tree requirements, like tree retention (BMP L615) and permeable pavement over planting soil (BMP L633 with suspended pavement systems), are encouraged. Vegetated LID BMPs may be used to meet all or a portion of the landscaping requirements. For sites utilizing LID BMPs as defined in the City of Tacoma Stormwater Management Manual as their primary stormwater management approach, additional flexibility is available on Parking Lot Distribution requirements per TMC § 13.06.090B.4.g.(6).

(4)

Tree credit fee and fee in lieu of tree planting. As an alternative to planting or retaining trees on the site to meet the applicable Tree Credit requirements, funds may instead be placed into an account established by the City to support the Urban Forestry Program in planting, maintenance, and replacement of trees on public property or the right-of-way. The required amount will be assessed per Tree Credit as specified in the Urban Forest Manual, and equal to 1.5 times the cost to purchase and plant the required landscaping and maintain it through establishment. This provision is limited to reducing the actual provision of on-site Tree Credits through tree planting and preservation to no less than 10% of the lot area in all UR zones. The City should utilize these fees to plant and maintain trees in the same Watershed as the project that generated the fees.

In limited instances when specific site characteristics do not support the preservation or planting of trees in zones with tree requirements that do not use a Tree Credit system, funds may instead be paid into the City Urban Forestry Fund. Applicants must demonstrate to the satisfaction of the Director that specific site characteristics make the installation of landscaping on the site problematic to its reasonable use. Landscaping buffer requirements may not be modified through this provision. Landscaping must still be installed to the maximum extent practicable. Funds collected will be used by the City Urban Forestry Program to plant trees on other public or private property within the City. The required amount will be equal to 1.5 times the cost to purchase and plant the required landscaping and maintain it through establishment, as specified in the UFM.

(5)

Right-of-way trees. New trees planted or retained in the right-of-way above and beyond those required per TMC § 13.06.090B.4.f.(3) can count toward on-site Tree Credit requirements. To use this mechanism, separately determine required tree credits per TMC § 13.06.090B.4.f.(3) to be met in the right-of-way, and required tree credits to be met on-site per TMC § 13.06.090B.4.e.(2)(a). Any additional tree credits provided with new trees in the right-of-way above the required minimum can count toward meeting the required on-site tree credits, provided the trees planted in the right-of-way meet TMC § 13.06.090B.4.f.

(6)

Multiple co-owned parcels. Multiple adjoining parcels under the same ownership may be combined for the purposes of calculating and meeting required on-site Tree Credits, provided that the requirements are met for the overall site. The City may require legal property restrictions to ensure the required trees are protected.

(7)

Tree banks. Required trees may also be planted on a separate private property, such as a religious organization, or public property, such as a park or school, as long as it is within the same Watershed as the project and necessary agreements are in place to ensure the long-term maintenance and protection of the tree(s). In order to use this option, the project proponent is responsible for identifying the alternative location and securing an agreement, that conforms to City requirements, from the owner of the receiving property transferring the responsibility for the required tree(s).

(8)

Prioritization of tree retention and tree canopy over parking.

(a)

Purpose. If complying with both tree requirements and on-site vehicular parking requirements would result in it being infeasible to achieve the maximum number of units permitted in the zone, then the tree credit and tree retention requirements shall prevail and the parking requirements will be reduced or waived, as required by RCW 36.70A. This reduction in parking requirements may occur during permit review as described below. The parking exceptions related to tree retention do not apply if the project chooses not to retain the potential conflicting trees.

(b)

Criteria. A development is exempt from residential off-street vehicle parking requirements if the applicant demonstrates that without such an exemption, at least one of the following would be necessary:

Removal of trees exceeding 6-inches DBH to create space for vehicle driveways, parking, or pedestrian access, despite exploring reasonable site layout alternatives;

ii.

Removal of trees in the public right-of-way for driveway construction; or,

iii.

Purchase of off-site tree canopy credits to meet tree canopy requirements.

(9)

Self managed agencies. An optional process is available for public agencies with urban forestry programs and plans. This option is intended to encourage public agencies to take a leadership role in implementing urban forestry goals and policies of the One Tacoma Plan and related Neighborhood or Subarea Plans. This flexibility can facilitate more intensive development of a particular development site, while meeting the urban forestry policies of the Comprehensive Plan and the standards of the landscaping code by planting the required landscaping at another site within the City of Tacoma and preferably within the same watershed or planning area, in the agency’s permanent control.

To initiate this optional process, public agencies must submit a request to Planning and Development Services to be designated as a self-managed agency, including the agency’s urban forestry plan, an overview of its urban forestry program, and an analysis demonstrating general consistency with the Comprehensive Plan and landscaping code. The landscaping and tree canopy requirements of this section apply. Plantings already required by a separate regulatory authority may not count toward meeting the requirements of this section. Upon review, the Director will issue a Determination regarding the consistency of the request with the Comprehensive Plan and code intent. If approved, the Determination shall grant self-managed agency status for up to ten years, subject to reevaluation. The Director reserves the right to withdraw the self-managed agency status should the intent not be met.

ii.

Self-managed agencies may choose to plant landscaping required as part of a particular development proposal in another location per their urban forestry plan. This flexibility can be utilized at the agency’s discretion on subsequent site-specific development proposals. Each request to utilize this process as part of a development proposal review shall make reference to the approved Determination, be supported by running totals of landscaping planted in this manner and include status updates on ongoing health of such landscaping.

iii.

Shoreline and Critical area buffers (Title 19, TMC Chapter 13.11) and zoning transition buffers (§ 13.06.090J), when required, must be provided on the development site and cannot be relocated to another site except as authorized by those standards. In addition, to the extent feasible, some portion of required street trees and parking lot landscaping shall be planted at the development site, or if shifted from the development site shall be planted in proximity to impervious surfaces, in order to achieve commensurate stormwater benefits.

iv.

Within the Tideflats Manufacturing and Industrial Center, off-site plantings must be located within the Center and preferably within the same watershed as the development site. Off-site plantings under this provision apply only to industrial uses.

Landscaping requirements for districts.

Applicability.

(1)

The landscaping standards of this section apply to new development and substantial alterations, as specified in TMC § 13.06.090B.1. LID BMPs may be used to fulfill all or a portion of landscaping requirements, where the vegetation within the LID BMP is comparable to the requirements.

(2)

Exemptions:

(a)

Passive open space areas, including City-owned forests, wetlands, streams and habitat areas, are exempt from all landscaping requirements (however development activities on such sites may trigger landscaping requirements).

(b)

Park and recreation uses are exempt from the Overall Site, Site Perimeter and Buffer requirements of this section.

Purpose. The standards of this section are intended to implement the goals of the Comprehensive Plan.

Determining required trees. The following standards contain both numerical and distribution requirements for trees. In each case, whichever requirement would generate the larger number shall control and be the required number of trees. Trees that meet the requirements of this section count toward required Tree Credits.

Overall site landscaping.

(1)

Purpose. Overall Site Landscaping is intended to ensure that a minimum amount of landscaping is provided with development per TMC § 13.06.090 B.2.

(2)

Overall site landscaping minimums. This requirement may be provided anywhere on the site. The amount is determined as a percentage of the site which is not covered with structures. It may be satisfied by landscaping provided to meet other requirements.

•	Residential Districts and Urban Residential Districts: 5 percent
•	Commercial Districts: 10 percent
•	Industrial Districts: No less than 10 percent of overall site
•	X Districts: 15 percent (for single-purpose residential projects)
•	In the Seaport Industrial Districts: 5 percent of the site area in the SCP District; 10% of overall site in the SCM, SCS, ST, and STT Districts.

(3)

Planting requirements. When Required, Overall Site Landscaping shall consist of a mixture of trees, shrubs and groundcover plants, as follows:

•	In all but Urban Residential Districts: At least one Small Tree per 200 square feet, one Medium Tree per 300 square feet, or one Large Tree per 400 square feet of required overall site landscaped area.
•	In Urban Residential Districts: See tree credit requirements in TMC.
•	Shrubs and groundcover shall be designed to completely cover the remaining area within 3 years.

(4)

X Districts exceptions. Requirements for developments with structured parking are relaxed based on the percentage of structured parking to the total number of on-site parking spaces. For example, if all parking is structured, there is no overall site landscaping requirement. If 50 percent of the parking is structured, then the amount of required overall site landscaping is reduced by 50 percent.

•	Green roofs and roof gardens may be used to meet up to one-third of the landscaped area requirements.
•	Planting strips within street rights-of-way shall not be counted toward this requirement.

Site Perimeter Landscaping:

(1)

Purpose. Site Perimeter Landscaping is intended to ensure that areas abutting property lines, and not developed with structures, be attractive, and provide the environmental benefits of vegetation.

(2)

Exceptions.

•	Site Perimeter Landscaping is not required in Urban Residential or X Districts.
•	In the Seaport Districts, site perimeter landscaping is not required in the SCP and SCM Districts, except as specifically provided for in (3)(d) below, and is only required for industrial uses within the STT Zone

(3)

General Standards.

(a)

When applicable, a Site Perimeter is required around the entire perimeter of the site. Perimeter strips may be broken for primary structures, vehicle and pedestrian access crossings, and to allow limited access to and use of utility services located in alleys, but not by accessory structures, paved areas, outdoor storage or other development.

(b)

A minimum 7-foot wide site perimeter strip shall be provided on sides without abutting street trees. The required perimeter strip shall be reduced to 5 feet for parcels of 150 feet or less in depth.

(c)

A minimum 5-foot wide site perimeter strip shall be provided on sides with abutting street trees.

(d)

In the M-1 and M-2 Industrial districts, industrial uses shall provide a minimum 15-foot wide site perimeter strip along all adjacent right-of-ways.

(e)

In the Seaport Industrial Districts a 15’ site perimeter strip will be provided along any property line abutting:

•	I-509 between E Alexander Ave and Taylor Way,
•	Marine View Drive,
•	East 11th Street west of Portland Avenue,
•	Portland Avenue (south of East 11th Street),
•	Port of Tacoma Road (south of Lincoln Ave to City Limit)
•	East 15th Street,
•	St. Paul Ave,
•	Taylor Way.

Along these rights-of-way, Site Perimeter strip requirements may be met within the public right-of-way and combined with street tree standards where the strict application of the requirement would pose a conflict with port/rail operations, or where a corridor design has been approved that meets the overall tree and landscaping standards.

(4)

Planting requirements. The perimeter strip shall be covered with a mixture of trees, shrubs, and groundcover plants, as follows:

(a)

At least one Small Tree per 200 sf; one Medium Tree per 300 sf; or one Large Tree per 400 sf of required landscaped area.

(b)

Trees planted shall be generally evenly distributed over the site.

(c)

Place trees to create a canopy in desired locations without obstructing necessary view corridors.

(d)

Shrubs and groundcover to completely cover the remaining area within 3 years.

Street trees:

(1)

Purpose. Street trees are intended to provide multiple benefits including aesthetics, traffic calming, environmental, shading, visual buffering and noise separation from streets.

(2)

Planting requirements.

(a)

Four Small Trees; Three Medium Trees; or Two Large Trees per 100 linear feet of site frontage. This can also be viewed as 1 Small per 25 feet, 1 Medium per 33.33 feet, or 1 Large tree per 50 feet of site frontage. Small, Medium and Large Trees may be used in combination, according to the applicable ratios. When dividing linear frontage to determine required tree quantities, a fraction of 0.3 or greater must be rounded up to the nearest whole number.

EXAMPLE: A site with 50 feet of street frontage would require 2 Small (25 x 2), 2 Medium (50 x 3/100 = 1.5, which rounds up to 2), or 1 Large (50 x 2/100 = 1).

EXAMPLE: A site with 60 feet of street frontage would require 3 Small (60 x 4/100 = 2.4 which rounds up to 3), 2 Medium (60 x 3/100 = 1.8, which rounds up to 2), or 1 Large (60 x 2/100 = 1.2, which rounds down to 1).

(b)

Street trees should generally be evenly spaced to create or maintain a rhythmic pattern but can be provided with variations in spacing and/or grouped to accommodate driveways, building entrances, traffic signs, or other streetscape features, or if such variations are demonstrated to better achieve the intent. For Seaport Districts, this flexibility may be applied when the strict application of street tree planting requirements would pose a safety hazard for freight mobility or conflict with rail operations.

(c)

Street trees shall, when possible, be planted within the right-of-way adjacent to the curb and between the pedestrian lane/sidewalk and curb. When this is not possible or a different location would better achieve the intent, street trees may be located elsewhere within the right-of-way, including behind the sidewalk, in street medians, parking strips or bulbouts. If neither of these preferred locations is possible, such as when existing infrastructure prevents trees from being planted within the right-of-way, trees located within 10 feet of the right-of-way may be counted as street trees. In this case, such trees only count toward the street tree requirement and do not count toward on-site Tree Credits.

(d)

Installation and maintenance of street trees shall adhere to the provisions in TMC § 13.06.090B.3.e.

(3)

Street tree retention. Existing street trees shall be preserved in a healthy, thriving, and safe condition per the tree installation and maintenance requirements of this section, TMC Chapter 9.20, and the technical specifications of the UFM. If required street trees are improperly pruned, damaged, or removed, they shall be replaced per the provisions of this section and TMC Chapter 9.20. Trees within the right-of-way that are retained consistent with TMC § 13.06.090B.3.f.(1) and TMC Chapter 9.20 count as required Street Trees according to their species as Small, Medium and Large Trees.

(4)

Street trees in downtown districts.

(a)

Four Small Trees, Three Medium Trees, or Two Large Trees shall be provided per each 100 linear feet of frontage. This standard, in its entirety, shall apply to all new construction, additions, substantial alterations, and when 50 percent or more of the existing sidewalk is replaced. Street trees shall be provided, consistent with the requirements of this standard, proportionate with the linear length of existing sidewalk that is replaced. Existing street trees shall be counted toward meeting this standard. Trees should generally conform to the Tacoma Downtown Streetscape Study and Design Concepts.

(b)

The required street trees should generally be evenly spaced to create or maintain a rhythmic pattern, but can be provided with variations in spacing and/or grouped to accommodate driveways, building entrances, etc.

(c)

When the minimum sidewalk width standards for the roadway designation and ADA compliance cannot be met with the minimum surface planting diameter, alternative pervious surface materials may be used to cover the tree pits, such as a porous, rubberized pavement, to accommodate pedestrians in the planting area.

Parking lot landscaping.

(1)

Purpose. Parking lot landscaping is intended to provide visual relief, to enhance the aesthetic appearance, screening from adjacent sites and public areas, to reduce environmental impacts of parking and other paved areas, and to provide shade and shelter for pedestrians.

(2)

Exceptions.

(a)

In Industrial districts, parking lot landscaping standards do not apply to outdoor storage areas or cargo and container marshalling yards.

(b)

Parking Lot Perimeter Landscaping is required only between parking lots and streets in Urban Residential (UR) Districts.

(c)

Parking lots of 16 stalls or less are not required to meet Interior Planting requirements.

(d)

Parking lots of 16 stalls or less, located behind buildings and accessed by alleys, are exempt from the Interior Planting and Site Perimeter requirements.

(3)

Parking Area tree minimum – Overall. One Small Tree per 700 square feet; one Medium Tree per 1,000 square feet; or, one Large Tree per 1,400 square feet of parking lot area, including drive lanes.

(4)

Parking lot – Interior planting requirements. A mixture of trees, shrubs and groundcover meeting the following requirements:

(a)

At least one Small Tree per 200 sf, one Medium Tree per 300 sf; or one Large Tree per 400 sf of landscaped area.

(b)

Trees planted shall be generally evenly distributed over the site. Shrubs and groundcover plants as required above.

(c)

Parking lot landscaping areas example:

(5)

Distribution.

(a)

No stall shall be more than 50 feet from a tree trunk.

(b)

Long rows of parking shall be broken by islands or peninsulas with trees, such that there are no more than eight parking stalls in a row without a tree.

(c)

Planting areas with trees are required at all parking aisle ends.

(d)

Trees shall be provided along walkways per 13.06.090F.

(6)

Distribution flexibility bonuses. For each of the following bonuses provided, Parking Lot Distribution requirements may be modified as follows: The maximum distance from each stall may increase by 10 feet; and, maximum parking row length may increase by 1 stall.

•	Tree retention: Retention of trees at least 20 inches in diameter constitutes at least 50 percent of the number of required trees.
•	Evergreen trees: Evergreen trees constitute greater than two-thirds of required trees.
•	Low Impact Development: Sites utilizing Low Impact Development (LID) techniques as defined in the City of Tacoma Stormwater Management Manual as their primary stormwater management approach.

(7)

Parking lot - Perimeter landscaping Planting Requirements.

(a)

Parking Lots with more than 20 stalls are required to provide a 10-foot wide planting strip per the planting requirements below.

(b)

Where the subject property is 150 feet or less in depth, the perimeter strip can be reduced to 5 feet in width.

(c)

When applicable, a Parking Lot Perimeter is required around the shortest circumferential line defining the exterior boundary of a parking, loading or similar paved area, excluding primary structures, driveways or walkways providing access to the facility.

(d)

Parking Lot Perimeters shall be planted with a mixture of trees, shrubs and groundcover meeting the following requirements:

•	At least one Small Tree per 200 sf, one Medium Tree per 300 sf; or one Large Tree per 400 sf of landscaped area.
•	Trees planted shall be generally evenly distributed over the site.
•	Shrubs and groundcover plants as required above.
•	Trees placed to create a canopy in desired locations without obstructing necessary view corridors.

(e)

When site constraints do not allow for the full 10 feet of perimeter width, the perimeter landscaping can be accommodated elsewhere on site, adjacent to the parking lot.

(8)

Downtown Districts.

(a)

All new surface parking lots, additions to parking lots, parking lots associated with buildings undergoing substantial alteration, parking lots increased in size by 50 percent, and parking lots altered on 50 percent of its surface shall provide a perimeter landscaping strip abutting adjacent sidewalks containing a combination of trees, shrubs and groundcover per the General Landscaping requirements and the Parking Lot Perimeter requirements of TMC § 13.06.090B.

•	In no case shall fewer than three trees per 100 linear feet of frontage be provided.
•	Masonry walls no lower than 15” and no higher than 30” may be substituted for shrubs.
•	For lots greater than 20 stalls, at least 15 percent of the interior area shall be planted with trees, shrubs and groundcover.
•	Pedestrian walkways from adjacent sidewalks shall be provided except where topographic constraints make this requirement infeasible.

(b)

Where trees are provided, they shall be planted a minimum of 10 feet from pedestrian light standards or parking lot light standards. However, limited flexibility in the placement of trees shall be allowed subject to approval from a certified arborist and the Director of Planning and Development Services to address unique circumstances such as unusual topography or where other required or existing features limit the ability to strictly meet this standard.

X District front yard and foundation landscaping:

(1)

Purpose. Trees, shrubs and groundcover plantings intended to soften the visual appearance of exposed foundations and building frontages in highly pedestrian areas.

(2)

In areas where buildings are not located adjacent to the sidewalk, the area between the public sidewalk and buildings shall incorporate expanded sidewalk space, outdoor seating, plazas and/or landscaping with a combination of trees, shrubs, and/or ground cover plants.

(3)

All street-facing elevations must have landscaping along any exposed foundation. The landscaped area may be along the outer edge of a porch instead of the foundation. This landscaping requirement does not apply to portions of the building façade that provide access for pedestrians or vehicles to the building.

(4)

The foundation landscaping must meet the following standards:

(a)

The landscaped area must be at least three feet wide.

(b)

There must be at least one shrub for every three lineal feet of foundation.

(c)

Groundcover plants must fully cover the remainder of the landscaped area.

Off-street parking areas.

Applicability. Buildings, structures, or uses hereafter established, built, enlarged, increased in capacity, or changed in principal use in all districts shall provide the following off-street parking areas.

Purpose. To ensure the safe and adequate flow of traffic in public right-of-way, it is deemed in the interest of the public health, safety, and general welfare that off-street parking areas be required as a necessary part of the development and use of land, and to ensure that required parking areas are designed to perform in a safe and efficient manner. Additionally, to minimize impacts to adjacent uses from areas used for storage of vehicles and other materials, specific design and development standards for such areas are provided in Subsection D.

Minimum parking requirements are particularly important in order to ensure resident, visitor, customer, and employee parking within reasonable distance to the uses served, reduce congestion on adjacent streets; and to minimize, to the extent possible, spillover parking into adjacent residential areas. The requirements herein set forth are also established to discourage under-used parking facilities and to minimize the amount of land dedicated to parking, consistent with the Comprehensive Plan, that encourages economic development, transit use, carpooling, energy conservation, and air quality improvement by providing for: only the minimum number of stalls necessary, compact stalls, shared parking between uses, transportation demand management, and incentives for reducing the size of parking areas.

Off-street parking spaces quantity. The quantity of off-street parking shall be provided in accordance with the standards of the tables below.

Fractions. Fractions resulting from required parking calculations will be rounded up or down to the nearest whole number.

Multiple uses. Where an establishment on a lot contains multiple types of uses, the required parking spaces shall be equal to the total spaces determined by computing each use type separately, except where specifically stated otherwise herein.

Use not listed. In the case of a use not specifically mentioned in this section, the requirements for off-street parking facilities shall be determined by the City Traffic Engineer. Such determination shall be based upon the requirements for the use specified in this section that is most nearly comparable to the unspecified use and traffic engineering principles and studies.

Historic buildings and sites. Structures and sites that are individually listed on the Tacoma Register of Historic Places shall be exempt from all parking quantity requirements. This provision does not apply to Historic Special Review District overlay zones.

For buildings in existence prior to the adoption of the Tacoma Municipal Code on May 18, 1953, no additional parking shall be required for changes in use. Existing parking that is above and beyond the current requirements may be removed, provided that the quantity of parking is not reduced below the current requirements for the use on the site. New development, including additions, shall provide parking as required.

In Commercial Districts (T, C-1, C-2, HM, and PDB), no additional parking shall be required for a change of use in a structure that existed prior to September 25, 2012. Existing parking that is above and beyond the current requirements may be removed, provided that the quantity of parking is not reduced below the current requirements for the use on the site. New development, including additions, shall provide parking as required.

If a new use would have required more parking before October 8, 2012, the accessible parking requirements shall be based on the standards in place before October 8, 2012, except in cases where, after consulting with the City’s ADA coordinator, the Building Official approves an alternative to providing on-site accessible parking upon a determination that the alternative is reasonable in light of circumstances associated with the specifics of an individual site and the needs of people with disabilities.

The following parking quantity standards apply to the Zoning Districts established in 13.06.020 Residential Districts, 13.06.030 Commercial Districts, and 13.06.060 Industrial Districts.

Where no alley is present to provide vehicular access to the rear of the site, and where one (1) onsite stall is required, the development is exempt from onsite parking requirements (unless the stall is a required accessible stall).

TABLE 1 − Required Off-Street Parking Spaces^{9, 14, 20} (All footnotes are in Table 2, below.)
Use	Unit ¹	Required parking spaces Minimum
Residential
UR-1 District	Dwelling unit	1.00^{17, 18, 19}
UR-2 District	Dwelling unit	0.75^{17, 18, 19}
UR-3 District	Dwelling unit	0.50^{17, 18, 19}
R-4, C-1, C-2, PBD, M-1 Districts	Dwelling unit	1.25^{17, 18, 19}
R-5 District	Dwelling unit	1.00^{17, 18, 19}
Group housing	Guest room, suite or dwelling unit	0.75 (0.5 in UR-3)^{17, 18, 19}
Mixed-Use Center District	See TABLE 2 (next table).
Residential in DR, DCC, DMU, and WR Districts	See § 13.06.050 Downtown.
Retail¹⁰
Retail commercial establishments, except as otherwise herein, less than 15,000 square feet of floor area	1,000 square feet of floor area.	2.50
Shopping Center	1,000 square feet of floor area.	4.00
Retail commercial establishments, except as otherwise herein	1,000 square feet of floor area.	4.00
Eating and drinking establishments ¹¹	1,000 square feet of floor area.	6.00
Office
Business and professional offices	1,000 square feet of floor area.	3.00
Medical and dental clinics	1,000 square feet of floor area.	3.00
Lodging
Hotel or Motel ¹	Guestroom or suite.	0.50
Institutional
Libraries, museums, art galleries	1,000 square feet of floor area.	2.50
Hospitals	Bed	1.75
Special needs housing, as listed in § 13.06.080N, and not otherwise listed in this table	Bed	0.10 plus one per employee
Extended care facilities	Bed	0.33
Religious assembly	Seat ⁴	0.20
Elementary, middle, and junior high schools	Classroom	1.20
High school	Student	0.40
College and university	Student	0.75
Work release or juvenile rehabilitation	Employee	1.00 ⁵
Recreational
Auditoriums, stadiums, and theaters	Seat ⁴	0.25
Miniature golf course	1,000 square feet of lot area, excluding parking.	2.50
Skating rink	1,000 square feet of floor area.	6.00
Bowling establishment	Lanes.	5.00
Public dance halls and private clubs	1,000 square feet of floor area.	7.50
Marina	Moorage space.	0.50
Boat launch	Ramp.	25.00 ⁶
Recreational uses not listed elsewhere	Same as retail, based on size.
Warehouse/Industrial ¹³
Self-service storage	Storage unit.	See note 7.
Warehousing	2,000 square feet of floor area.	1.00
Industrial/manufacturing	1,000 square feet of floor area.	1.00
Services
Laundromat	Washing and dry-cleaning machine.	0.50
Car wash	Wash stall or 25 feet of wash lane.	4.00 ⁸
Day-care centers	Each 10 children in care.	2.00

TABLE 2 – Exceptions to quantity requirements.
1.	Guest rooms, dwellings or suites in group housing, retirement homes, apartment hotels, residential hotels, and residential clubs shall be construed to be dwelling units for purposes of determining the number of off-street parking stalls required.
2.	For purposes of this regulation, a mobile home shall be construed to be a single-unit dwelling.
3.	Tandem parking is permitted for all types of residential development.
4.	Seat, 18 inches of bench or 25 square feet of floor space.
5.	There shall be 2 visitor-parking stalls provided for each 10 required employee stalls.
6.	Parking spaces shall be minimum 10 feet wide and 40 feet long.
7.	Parking shall be provided by parking/driving lanes adjacent to the buildings. These lanes shall be at least 20 feet wide when storage facilities open onto one side of the lane only and at least 25 feet wide when storage facilities open onto both sides of the lane. Driving lanes shall be designed to accommodate single unit vehicles. Two parking spaces shall be provided adjacent to the manager’s quarters. One parking space for every 200 storage spaces or fraction thereof shall be located adjacent to, or within 100 feet of, the office. A minimum of two such spaces shall be provided. Required parking spaces may not be rented as, or used for, long-term vehicular storage.
8.	The required stalls may include waiting and finishing or drying space.
9.	The number and size of required accessible parking spaces shall be consistent with the applicable Building Code.
10.	In commercial districts combined with a View-Sensitive Overlay District and adjacent to a shoreline district (i.e., Old Town), 0 stalls are required for the first 3,000 square feet of retail space.
11.	In commercial districts combined with a View-Sensitive Overlay District and adjacent to a shoreline district (i.e., Old Town), 0 stalls are required for the first 750 square feet of eating and drinking establishments.
12.	Additional off-street parking for existing residential uses, including those nonconforming as to off-street parking, in all Residential Districts shall only be required if the number of dwelling units is increased.
13.	Storage warehousing, distribution warehousing, and industrial uses.
	a.	The off-street parking requirements, set forth in Table 1 of this section, shall not include space devoted to office or other non-industrial related use. Where a warehousing or industrial facility contains office or other non-industrial related use, off-street parking for such spaces shall be computed utilizing the requirements set forth in Table 1.
	b.	In determining whether to apply the parking standard based on floor area or the standard based on the number of employees, the City shall consider the following:
		(1)	The extent to which automation is utilized in the operation of the facility;
		(2)	The long-term versus the short-term nature of the use;
		(3)	The means of product delivery and distribution;
		(4)	The need for storage of company vehicles on-site;
		(5)	The availability of accurate employee counts;
		(6)	Future expansion plans;
		(7)	The amount of available area which could be converted to additional off-street parking should the need arise; for example, due to an increase in the work force or change in use.
If, after reviewing the project in light of the above factors, the City finds that the off-street parking standard based on number of employees more accurately reflects the parking needs of the facility while still protecting the general health, safety, and welfare of the community, such standards shall be applied.
14.	In instances where the parking requirement is based on number of employees and the employees work in shifts, the number of regular employees in the largest shift shall be used for the purpose of determining the required number of parking stalls.
15.	For purposes of calculating parking quantity requirements, “floor area,” when used, shall not include space devoted to parking.
16.	Parking requirements in Commercial Zoning Districts may be reduced through provision of one or more of the Parking Quantity Reduction options offered in Mixed-Use Center Districts (TMC § 13.06.090C.4, below), up to a minimum of 1 stall per 2 rooms, suites or dwellings. Each parking reduction option provided shall receive 50 percent of the credit available in Mixed-Use Center Districts. This reduction may not be utilized in combination with the bonus offered through Footnote 1 of this table.
17.	Accessory Dwelling Units: No parking is required for Accessory Dwelling Units which meet the provisions of TMC § 13.06.080A.
18.	Bonuses – Urban Residential (UR) Districts: Required parking quantities may be reduced through the bonus options of the UR Districts. For projects with Tier 1 bonuses, the additional units allowed through the bonus program are exempt from parking requirements. For Tier 2 bonuses, the entire development is exempt from parking requirements.
19.	Reduced Parking Area: See j. below
20.	In the Seaport Transition – TOD District, no minimum parking requirements shall apply except for accessible parking stalls when required per TMC § 13.06.090C.5.

Reduced Parking Areas.

(1)

Applicability. The following standards apply within the Reduced Parking Areas (RPA), as defined both in Downtown and in Urban Residential Districts, Neighborhood Commercial Nodes and High-Density Multifamily areas.

(2)

Purpose. The following off-street parking standards are intended to achieve Comprehensive Plan policies that strive to minimize and effectively manage the amount of land both within Downtown Tacoma and in other districts near significant transit corridors that is dedicated to parking, as large parking areas are often unattractive, inefficient uses of land which disrupt cohesive urban form and pedestrian environment.

(3)

Geography.

(a)

The Downtown Tacoma RPA is generally bounded by Yakima Avenue, 6th Avenue, Dock Street, Puyallup Avenue, East ‘L’ Street, and Interstate 5 (the specific boundary of the area is shown in Figure 2, below).

Figure 2: Downtown Reduced Parking Area (RPA)

(b)

Urban Residential RPA. The Urban Residential RPA is generally delineated by areas within Urban Residential zoning districts (UR-1, UR-2 and UR-3), within Neighborhood Commercial Nodes (areas zoned C-1 that are at least 20,000 square feet in size) and areas designated High-Density Multifamily (on the Comprehensive Plan’s Future Land Use Map), that are also within a one-half mile walking distance of Major Transit Stops (the specific boundary of the area is shown in Figure 3, below):

Figure 3: Urban Residential Reduced Parking Area (RPA)

(4)

Quantity requirements in the Reduced Parking Areas (RPAs).

(a)

Downtown Tacoma RPA. There are no minimum off-street parking stall quantity requirements within the Reduced Parking Area (RPA), as delineated above, unless accessible parking is required per TMC § 13.06.090C.5.

	Residential Parking (stalls/unit)		Non-Residential Parking (stalls/floor area sf)
	Minimum	Maximum	Minimum	Maximum
RPA	Not Applicable	Not Applicable	Not Applicable	Not Applicable

(b)

Urban Residential RPA. There are no minimum off-street parking stall quantity requirements for residential projects or residential units within mixed-use projects that are located within the Urban Residential RPA, as delineated above, unless accessible parking is required per TMC § 13.06.090C.5.

Required off-street parking for Downtown Districts.

(1)

Applicability. The following standards apply within the Downtown Zoning Districts in 13.06.050.

(2)

Purpose. The following off-street parking standards are intended to achieve Comprehensive Plan policies that strive to minimize and effectively manage the amount of land in downtown that is currently dedicated to parking, as large parking areas are often unattractive, inefficient uses of land which disrupt cohesive urban form and pedestrian environment.

(3)

Quantity requirements in the Downtown Reduced Parking Area (RPA). See above.

(4)

Parking quantity standards outside of the RPA.

	Residential Parking (stalls/unit)		Non-Residential Parking (stalls/floor area sf)
	Minimum	Maximum	Minimum	Maximum
DMU	1	Not Applicable	2/1000	3/1000
DR	1	Not Applicable	1/1000	3/1000
WR	1	Not Applicable	1/1000	3/1000

(a)

Minimum parking ratios for non-residential development located east of Jefferson Avenue from South 23rd to South 28th Street shall be reduced by 50 percent in recognition of the availability of transit.

(b)

The first 3,000 square feet of each street level establishment is exempt from parking requirements.

(c)

Special needs housing, including, but not limited to, seniors, assisted living, congregate care, licensed care, or group care homes may provide less than one stall per residence upon a showing that a lesser parking requirement will reasonably provide adequate parking for residents, staff, and visitors, subject to the approval of the City Engineer.

(d)

Required parking for hotels shall be .5 stalls per room inclusive of all accessory uses.

(e)

Telecommunications exchange facilities may provide less than the required parking stalls upon a showing that a lesser parking requirement will reasonably provide adequate parking for operational, vendor, and transient service staff, subject to the approval of the City Engineer.

(f)

Group housing and efficiency multi-unit dwellings (250-450 sf in size) are exempt from vehicular parking requirements (with the exception of required accessible parking), provided the following:

•	Within a single building, no more than 20 dwelling units may utilize this bonus. For buildings that are greater than 40 dwelling units, 50% of the total dwelling units may utilize this bonus.

(5)

No parking is required for structures lawfully in existence on January 10, 2000, the time of reclassification to the above districts; however, new development and additions shall provide parking as required. No addition to a building or parking area can increase nonconformity to these standards or create new nonconformity.

(6)

Maximum parking ratios may be exceeded for providing parking available to the public and which is not dedicated to individual owners, tenants and lessees of any building. Ample signage at the facility must be provided to inform users that the excess parking stalls are available for public use at no charge or by fee.

(7)

For buildings that contain multiple types of uses, the required number of parking spaces shall be equal to the total number of spaces determined by computing each use type separately, except where specifically stated otherwise herein.

(8)

Structures and sites that are individually listed on the Tacoma Register of Historic Places shall be exempt from all parking quantity requirements. This provision does not apply to Historic Special Review District overlay zones.

(9)

Variances to the required standards may be authorized pursuant to Section 13.05.010B Variances.

Mixed-Use Centers – Required off-street parking spaces.

(1)

Applicability.

(a)

The following off-street parking requirements apply to mixed-use zoning districts as established in 13.06.040 Mixed-use Center Districts.

(b)

Accessible parking shall be provided for people with physical disabilities as part of all new buildings and additions to existing buildings in accordance with the standards set forth in Chapter 2.02 Building Code, based on the parking provided. However, after consulting with the City’s ADA Coordinator, the Building Official may approve an alternate to providing, or a reduction of, on-site accessible parking when it is determined that the alternate is reasonable in light of circumstances associated with the specifics of an individual site and the needs of people with disabilities.

(2)

Quantity.

Residential Uses. Minimum 1.0 stall per unit.

Commercial or Office Uses. Minimum 2.5 stalls per 1000 square feet of floor area.

Other Uses. For uses not specifically listed above, the parking requirement in the Mixed-Use Center Districts shall be 70% of the parking requirement for that use identified in Table 1.

See Section 13.06.090C for use of compact stalls.

For purposes of calculating parking quantity requirements, “floor area,” when used, shall not include space devoted to parking.

In the Tacoma Mall Center, the following parking quantities are required:

(a)

Residential uses. Minimum 0.5 stalls per unit.

(b)

Non-residential uses. Exempt from vehicular parking requirements, except for loading spaces pursuant to TMC § 13.06.090C, and accessible spaces pursuant to the provisions of 13.06A.090C.5.i.

(3)

Exemptions.

(a)

No parking is required for any structure in existence upon the date the Mixed Use Center was created within which it exists (see Section 13.17.020). New development shall provide parking as required.

(b)

In NCX and CCX Districts, no parking is required for buildings located within 10 feet of the right-of-way of the designated pedestrian streets (see Section 13.06.040).

(c)

In NCX, CCX, and UCX Districts, no parking is required for the first 3,000 square feet of each ground-level retail or eating and drinking establishment.

(d)

Group housing and efficiency multi-unit dwellings (250-450 sf in size) are exempt from vehicular parking requirements (with the exception of required accessible parking), provided that within a single building, no more than 20 dwelling units, or 50 percent of the total dwelling units (whichever is greater), may utilize this exemption.

(e)

Affordable housing units required through the Tacoma Mall Center Inclusionary Zoning provisions or certified as affordable through the Multifamily Tax Exemption Program, 12-year option, are exempt from providing vehicular parking.

Parking quantity reductions.

Mixed-use Centers and Downtown. The parking requirements for mixed-use, multi-unit, group housing, commercial, institutional and industrial developments within Mixed-use Center Districts as established in TMC § 13.06.040 and Downtown Districts as established in 13.06.050 may be reduced as follows:

(1)

Transit access. Parking requirement shall be reduced by 25% for sites located within 500 feet accessible walking distance of a transit stop and 50% for sites located within 500 feet accessible walking distance of a transit stop at which a minimum of 20-minute peak hour service is provided (routes which serve stops at least every 20 minutes during peak hours). Applicants requesting this reduction must provide a map identifying the site and transit service schedules for all transit routes within 500 feet of the site.

(2)

Trip reduction plan. Parking requirement shall be reduced by 25% for developments that create and implement a site-specific Trip Reduction plan and program that includes features such as employer-provided transit passes, telecommuting, ridesharing, carpooling, car-sharing, bicycling, flexible work schedules, etc. The trip reduction plan shall be reviewed and approved by the City’s CTR Coordinator and yearly reports shall be provided to evaluate the effectiveness of the program and ensure its continued maintenance and operation.

(3)

Car-sharing stalls. Parking requirements shall be reduced by one stall for each stall that is dedicated and designated for use by a locally-operating car sharing program, such as “Zipcar.”

(4)

Mixed-use/shared parking credit. No parking shall be required for the residential units in a mixed-use project where at least 50 percent of the floor area is designed for commercial or institutional use.

(5)

On-street parking credit. Parking requirements shall be reduced ½ stall per each new public, on-street parking stall provided as part of the project (through the installation of angled or perpendicular spaces with bulb-outs and curbs or other methods). Any modifications to the right-of-way are subject to the acceptance and approval of the Public Works Department. This one-time credit applies at the time of the development and shall not be affected by any future changes to the right-of-way configuration, design or alignment.

(6)

Bicycle parking credit. For every five non-required bicycle parking spaces provided on the site (beyond the standard requirements, as found in Section 13.06.090F), the automobile parking requirement shall be reduced by one space. This credit is limited to a maximum of 5 automobile spaces, or 15% of the standard parking requirement for the development, whichever is less. Vehicle parking for residential uses shall be replaced by long-term bicycle parking. For all other uses, a combination of long- and short-term bicycle parking shall be used for each vehicle space replaced.

(7)

Motorcycle/scooter parking credit. For every 4 motorcycle/scooter parking spaces provided, the automobile parking requirement shall be reduced by one space. Each motorcycle/scooter parking space must be at least 4 feet wide and 8 feet deep and may be located in areas that are otherwise unusable for automobile parking (such as in corners, at aisle ends and near pillars). This credit is limited to a maximum of 5 automobile spaces, or 5% of the standard automobile parking requirement for the development, whichever is less.

The Director or designee shall have the authority to require any and all necessary agreements or documentation, as they deem appropriate, to ensure that projects utilizing this parking quantity reduction program maintain all required features for the life of the project. Any such agreements or documentation shall be in a format acceptable to the City Attorney and shall be recorded on the title of the property.

Sections 13.06.020 Residential Districts, 13.06.030 Commercial Districts, and 13.06.060 Industrial Districts.

(1)

Guest rooms, dwellings or suites in group housing, retirement homes, apartment hotels, residential hotels, and residential clubs shall be construed to be dwelling units for purposes of determining the number of off-street parking stalls required. The parking requirements may be reduced to one parking space every three dwelling units; provided, the following conditions exist:

•	The use will provide residency for retirement age persons with an estimated average persons-per-dwelling unit factor of 1.5 or less, low-income individuals or households, or a combination thereof;
•	Amenity space is available on the same lot the use is to be located upon or an adjoining lot, where off-street parking at a future time could be provided should the use be converted to an apartment or for other reasons additional parking is needed to serve the premises.
•	If these conditions do not exist, a variance of the number of parking spaces to be provided is required.

(2)

Parking requirements may be reduced through provision of one or more of the Parking Quantity Reduction options, up to a minimum of 1 stall per 2 rooms, suites or dwellings. Each parking reduction option provided shall receive 50 percent of the credit available in Mixed-Use Center Districts. This reduction may not be utilized in combination with the bonus offered through (1), above.

Accessible parking quantities.

Accessible parking shall be provided for people with physical disabilities as part of all new buildings and additions to existing buildings in accordance with the standards set forth in the Building Code as adopted and amended by the City of Tacoma, Title 2, based on the parking provided. The minimum number of accessible parking stalls to be provided shall be based on the following criteria:

•	For non-residential development, accessible parking shall be calculated as if one general parking space were provided for each 1,000 square-feet of gross floor area of the development, minus the first 3000 square-feet of each street level establishment.
•	For hotels, accessible parking shall be calculated as if one-half (0.5) a general parking space was provided for each guest room, inclusive of all accessory uses.
•	For residential development, accessible parking shall be calculated as if one general parking space was provided for each dwelling unit.
•	In no case shall these provisions result in fewer accessible stalls than would be required per the Building Code.

Development standards – Downtown Districts.

Applicability. Unless otherwise specified herein, the off-street parking area development standards contained in TMC § 13.06.090C, which include minimum stall size and height, aisle width, paving and access requirements, but not including minimum quantity requirements, shall apply to all new off-street parking provided.

Tandem parking. Tandem parking is permitted only for residential development subject to approval of the City Engineer.

Lighting. Where pedestrian light standards or parking lot light standards are provided, they shall be placed a minimum of 10 feet from trees. However, limited flexibility in the placement of light standards shall be allowed to address unique circumstances such as unusual topography or where other required or existing features limit the ability to strictly meet this standard.

Surface parking lots on Primary Pedestrian Streets within the RPA boundary.

(1)

The following regulations are intended to promote a walkable, dense, urban environment on Primary Pedestrian Streets which is both aesthetically pleasing and commercially vibrant. The use of landscaping and publicly accessible amenities should be used to create harmony between vehicle and pedestrian areas.

(2)

Construction of a new surface parking lot to serve as commercial parking facility is prohibited.

(3)

Dedicated surface parking areas shall be located on the same site as the principle use.

(4)

The location of on-site surface parking areas is limited to the area behind the front wall line of the structure, within, or under the structure; and for corner sites surface parking shall not be located at the corner.

(5)

The maximum width of on-site surface parking areas along the frontage of Primary Pedestrian Streets, including driveways, is limited to 60 feet. Portions of surface parking that are more than 40 feet back from the property line along a Primary Pedestrian Street can exceed this width limitation. If the remaining area between the Primary Pedestrian Street and the surface parking area is vacant, it shall be required to comply with § 13.06.090C.6.d(7).

(6)

The expansion of an existing surface parking area located along the frontage of a Primary Pedestrian Street is prohibited. However, surface parking areas can be expanded as long as any such expansion is located at least 40 feet back from the property line along the Primary Pedestrian Street. If this remaining setback area between the Primary Pedestrian Street and the surface parking area is vacant, it shall be required to comply with § 13.06.090C.6.d(7) below.

(7)

A minimum of 15 percent of the setback area shall be landscaped with a combination of trees, shrubs, and ground cover and the setback area shall also include at least two amenities from the following: decorative lighting and pavers; seating, benches, or low sitting walls that could include weather protection or tables; planters; vegetated Low Impact Development Best Management Practices (LID BMPs), public art as coordinated with the City’s Arts Administrator and/or approved by the Arts Commission, as determined by the Arts Administrator; water feature or drinking fountain; public plaza; bike racks or bike boxes; or other public amenities as approved by the City.

(a)

The setback area shall be clearly identified with signage placed at a visible location with lettering visible to passersby indicating the nature of the setback area and, if appropriate, its availability to the general public.

(b)

The maintenance of the setback area shall be the responsibility of the property owner for the life of the associated building or the parking area, or until such time as the setback area is developed with a structure that is in conformance with this chapter.

(c)

If intended to be publicly accessible, the area shall be clearly and directly connected from the adjacent sidewalk meeting Accessibility Standards.

Development Standards – X-Districts and Multi-unit Residential.

Applicability. The following standards apply to all X-Districts and multi-unit residential development, except where otherwise noted.

Purpose. The size and placement of vehicle parking areas and access are regulated in order to enhance the appearance of neighborhoods, to break up monotonous street frontages with active uses, and to create a well-defined public realm.

Off-street parking location:

(1)

NCX, RCX, NRX, and URX Districts

(a)

Parking shall be located to the rear, side, within, or under a structure, or on a separate lot.

(b)

Surface parking located to the side of a structure shall not exceed a maximum of 60 feet in width for paved vehicular area along designated pedestrian street frontages.

(2)

CCX, UCX, HMX and CIX Districts

(a)

Parking may be located on any side provided maximum setback requirements are met.

(3)

Multi-unit development parking

(a)

In multi-unit residential developments with multiple buildings, off-street surface parking and circulation areas shall, to the extent practicable, be located on the sides and rear portions of the development site. In X-Districts, areas between buildings and along street frontages shall be used to fulfill yard space requirements.

(b)

Non-X-Districts: In multi-unit residential developments, including multi-unit residential development with a commercial component, all on-site parking shall be located in the rear portion of the lot and shall not be accessed from the front if suitable access to the rear is available, such as an abutting right-of-way that is or can practicably be developed. If access is not practicably available to the rear yard or not practicably limited only to the rear and sides (such as for institutional and other large uses), subject to determination by the City Engineer, then vehicular access to the front may be developed. However, in all cases such access and parking shall be limited to the minimum necessary and in no case shall driveway and/or parking areas exceed the following:

•	Surface parking and access thereto shall not occupy more than 50% of the front yard and corner street side yard street frontages and more than 80 feet in continuous street level frontage.
•	Surface parking located to the side of a structure meeting the maximum setback shall not exceed a maximum of 60 feet in width for paved vehicular area.
•	Surface parking shall not be located between a structure meeting the “build-to area” maximum setbacks and the pedestrian street right-of-way.

(4)

Urban Residential (UR) Districts.

(a)

In UR districts, refer to housing types in Section 13.06.100F.3 for parking locations.

Loading spaces. In NCX and RCX Districts, off-street loading spaces for retail sales and service uses shall only be required in shopping centers.

Development standards – Compact stalls.

Compact stalls. A maximum 50 percent of the parking spaces provided may be composed of compact stalls.

Development standards – Driveways.

Applicability. (Reserved)

Purpose. Driveways shall be located and developed in a manner that recognizes the overall goals for promoting pedestrian activity over vehicle orientation. They shall be limited in size and number and located in the preference order described below:

General standards.

(1)

New driveways in Mixed-Use Center Districts are subject to review and approval by the City Engineer pursuant to Chapter 10.14, taking into account safe traffic flow, existing and planned transit operations, the objectives and requirements of this chapter, and the efficient functioning of the development.

(2)

In addition to these standards, the driveway standards contained in Chapter 10.14 shall apply. When portions of Chapter 10.14 or this chapter are in conflict, the more restrictive shall apply.

Exceptions may be allowed by the City Traffic Engineer for public safety or if strict application of these standards would prohibit vehicular access to a development, pursuant to Chapter 10.14.

Any proposed exception to the standards and/or requirements for driveways in Chapter 10.14 or this chapter shall be forwarded to Pierce Transit for review and comment.

Location and frequency standards.

(1)

Driveways shall meet the location requirements of TMC § 10.14.050.

(2)

Pedestrian streets.

(a)

Driveways shall be no closer than 150 feet to another driveway as measured from centerlines on designated pedestrian streets.

(b)

The centerline of a driveway shall be no closer than 50 feet to a designated pedestrian street corner.

(3)

The total width of all driveways on a street for any one parcel shall not exceed 50 percent of the frontage of that parcel along the street, and shall not be more than two in number except as allowed under TMC § 10.14.050B.6.e.

(4)

Urban Residential (UR) Districts

(a)

In UR districts, refer to housing types in Section 13.06.100F.3 for driveway locations.

Drive way width.

(1)

Except as otherwise provided by TMC § 10.14.050, the width of any driveway shall not exceed 30 feet and shall not be less than 9 feet.

(2)

For driveways serving one dwelling unit, the minimum width shall be 9 feet and the maximum shall be 14 feet.

(3)

Except for single-unit dwellings, for driveways serving between 1 and 8 parking stalls, the minimum width shall be 10 feet, unless the driveway access is directly to an arterial street in which case the minimum width shall be 10 feet for 1 parking stall and 20 feet for 2 to 8 stalls. The maximum driveway width shall be 20 feet.

(4)

For driveways serving 9 to 20 parking stalls, the minimum width shall be 16 feet, unless the driveway access an arterial street in which case the minimum width shall be 20 feet.

(5)

For driveways serving 21 or more parking stalls, the minimum width shall be 20 feet.

(6)

In all cases, the access aisle will need to be designed to accommodate turning movements. This may require wider driveway widths. For driveways more than 100 feet in length serving more than one stall, turnarounds or passing lanes will be required.

(7)

The maximum driveway approach width shall be 25 feet on designated pedestrian streets and 30 feet on all other streets.

(8)

The radius of all driveway returns shall be a minimum of 10 feet, except on non-arterial streets for single-unit residences or duplexes, which shall have a minimum radius of five feet.

(9)

In all cases, the driveway approach width limitations indicated are exclusive of the radii of the returns (see graphic below). The measurement of the driveway approach width shall be made parallel to the center line of the street.

Figure: Measuring Driveway Width

Downtown districts.

(1)

Maximum driveway width on a street having light rail or streetcar lines or on a defined Primary Pedestrian Street is 25 feet.

(2)

All driveways on a street having light rail or streetcar lines or on a defined Primary Pedestrian Street shall be no closer than 150 feet as measured to their respective centerlines, provided that there will be allowed at least one driveway from each development to each abutting street.

(3)

All driveways on a street having light rail or streetcar lines shall be equipped with a sign to warn exiting vehicles about approaching trains.

(4)

All driveways located on a Primary Pedestrian Street shall be equipped with audible warning signals to announce exiting vehicles.

(5)

Variances to the required standards may be authorized pursuant to Section 13.05.010B.

10.

Development standards – Parking garage. The following standards apply to parking garages. They are intended to limit parking garage impacts on the pedestrian environment and reduce opportunities for crime in parking garages.

Core pedestrian streets.

(1)

Parking garages are prohibited at street level along the frontage of designated core pedestrian streets. These areas are intended to include uses and portions of uses that encourage pedestrian activity and interaction between adjacent uses and the streetscape.

(2)

To support pedestrian activity and urban vibrancy along these key streets, parking garage space shall not occupy more than 60% of a building elevation facing a designated core pedestrian street.

Pedestrian streets.

(1)

Parking garages shall not occupy more than 50% of the length of a building’s street-level frontage along a designated pedestrian street. The remaining portions are intended to include uses and portions of uses that encourage pedestrian activity and interaction between adjacent uses and the streetscape.

(2)

To support pedestrian activity and urban vibrancy along these key streets, parking garage space shall not occupy more than 60% of a building elevation facing a designated core pedestrian street.

Parking garage design standards. These standards apply to parking garages for five or more vehicles.

(1)

Parking garage openings, including vehicular access openings, shall not exceed 50% of the total ground floor façade adjacent to a public street or sidewalk.

(2)

Parking garage openings at the level of and facing a street, alley, courtyard, plaza, or open parking area shall incorporate decorative grilles, architectural elements, planters, and/or artworks that effectively reduce the visibility of vehicles within the garage while still allowing for limited visibility into and out of the garage. Review of any proposed public art shall be coordinated with the City’s Arts Administrator and/or approved by the Arts Commission, as determined by the Arts Administrator. Any portion of the screening that is between 3 and 7 feet above the adjacent grade shall be at least 20% transparent but not more than 80% transparent. Vehicular access openings shall be exempt from this standard.

(3)

For structured parking located within upper floors along designated pedestrian and core pedestrian streets, openings shall be designed to follow the rhythm and scale of the prevailing window pattern for the occupied spaces along the same elevation.

(4)

Sloped parking decks and ramps should not be located along designated pedestrian or core pedestrian street elevations or, where such design is infeasible, shall be concealed from public view.

Downtown standards. The ground-level façades of new or substantially altered parking garages and additions shall be designed to obscure the view of parked cars. Where commercial or residential space is not provided to accomplish this, features such as planters, decorative grilles, architectural elements, or works of art shall be used. Review of any proposed public art shall be coordinated with the City’s Arts Administrator and/or approved by the Arts Commission, as determined by the Arts Administrator. Parking garage openings at the level of and facing a street, alley, courtyard, plaza, or open parking area shall incorporate such elements in a manner that effectively reduces the visibility of vehicles within the garage while still allowing for limited visibility into and out of the garage. Any portion of the screening that is between 3 and 7 feet above the adjacent grade shall be at least 20 percent transparent but not more than 80 percent transparent. Vehicular access openings shall be exempt from this standard. This standard also shall apply when 50 percent or more of the sidewalk level façade is altered.

11.

Development standards – Off-site parking.

Parking areas for all uses shall be located on the same parcel with such uses; however, it is recognized that more efficient use of land, business, or organization growth, safety, or similar considerations may make off-site parking desirable. Therefore, an exception is provided that off-street parking areas may be constructed on a parcel separate from the main building or buildings occupied by such uses, under the following circumstances:

(1)

Where allowed. The parking area shall be considered an extension of the use it serves. The parking area shall be permitted, prohibited, or subject to conditional use permit in the same manner as the associated land use.

(2)

Proximity to use. The parcel(s) for such off-site parking area shall be located within 500 feet of the parcel(s) to be served. The distance shall be measured between the nearest points of pedestrian access between the two parcels.

(3)

Availability confirmation. Required parking spaces within such an off-site parking area are owned or under legal contract by the owner(s) or lease holder(s) of the property intended to be served.

(4)

Sign. A sign with a maximum area of 1.5 square feet shall be posted on the principal site providing notice of the availability and location of the additional parking. Said sign area will not be subtracted from any sign allowance in Section 13.06.090J.

(5)

Pedestrians. Upon review, the Traffic Engineer, or designee, may require sidewalk or pedestrian crossing improvements or fence openings to enhance pedestrian safety and mobility from the off-site parking to the use it serves when conditions warrant such improvements.

12.

Development standards – Shared parking.

Parking areas for all uses shall be located on the same parcel with such uses; however, it is recognized that more efficient use of land, business, or organization growth, safety, or similar considerations may make shared parking desirable. Therefore, two or more uses may share common parking facilities, subject to the following:

(1)

Off-site. The shared parking site shall comply with the provisions of off-site parking (subsection 2 above).

(2)

Performance. The applicant shall show that there is no substantial conflict in the principal operating hours of the two buildings or uses for which joint use of off-street parking facilities is proposed.

(3)

Availability confirmation. Required parking spaces within such a shared parking area are owned or under legal contract by the owner(s) or lease holder(s) of the property intended to be served.

(4)

Total spaces. When two or more uses share common parking facilities, the total number of parking spaces required shall be the sum of spaces required for those uses individually.

(a)

General exception. Where the uses involved are both daytime and nighttime uses, as defined below, the total required parking for all uses may be reduced by 50 percent of the daytime use requirement or the nighttime use requirement, whichever is smaller.

(b)

Religious assembly and school exception. All of the parking spaces required by this section for a religious assembly or for an auditorium incidental to a public or private school, college, or university may be supplied by the off-street parking areas provided by daytime uses.

(c)

Daytime uses established. For the purposes of this section, the following uses are considered as daytime uses: banks; business and professional offices; retail stores; daycare centers, manufacturing and warehouse buildings; and similar primarily daytime uses as determined by the City Engineer.

(d)

Nighttime uses established. For the purposes of this section, the following uses are considered as nighttime uses: auditoriums incidental to a public or private school; college; or university; churches; bowling alleys; dance halls; theatres; taverns; cocktail lounges; night clubs; or restaurants; and similar primarily nighttime uses as determined by the City Engineer.

(e)

Weekday/weekend uses. Similar sharing of parking may be allowed between other uses whose parking demand generally occurs at different times, such as between those that operate primarily on weekdays and those that operate primarily on weekends, as determined by the City Engineer.

(5)

Pedestrians. Upon review, the Traffic Engineer, or designee, may require sidewalk and pedestrian crossing improvements or fence openings to enhance pedestrian safety and mobility between the uses sharing parking and the parking area shared when conditions warrant such improvements.

13.

Other limitations on parking areas.

Where the principal use is changed and additional parking space is required as a result, it is unlawful and a violation of this chapter to begin or maintain such altered use until such time as the required off-street parking provisions of this chapter are complied with.

Where the minimum number of required off-street parking spaces has been provided to serve a use, such parking area shall not be subsequently reduced in the number of parking spaces provided.

Where off-street parking areas are developed and operated as a business and where a parking fee is charged, the parking area shall be located only in a commercial or industrial district.

14.

Vehicle access and parking for all single, two and three dwelling residential uses and townhouses, and all non-residential development in R-Districts, and all residential uses in Urban Residential (UR) Districts.

All on-site parking shall be located in the rear portion of the lot and shall not be accessed from the front if suitable access to the rear is available, such as an abutting right-of-way that is or can practicably be developed.

If access is not practicably available to the rear yard or not practicably limited only to the rear and sides (such as for institutional and other large uses), subject to determination by the City Engineer, then vehicular access to the front may be developed.

However, in all cases such access and parking shall be limited to the minimum necessary and in no case shall driveway and/or parking areas exceed a total of 50 percent of the front yard or 50 percent of a corner street side yard.

15.

Off-street parking area development standards.

Intent. In order to assure proper and uniform development of safe parking areas, protect adjoining property from undue invasion of privacy and peace, provide for pedestrian circulation, minimize nuisance factors, and maintain in appropriate locations a landscaped setting in keeping with accepted, sound standards of residential landscaping practice, every parcel of land hereafter used as an off-street parking area, as defined in this chapter, shall be developed in accordance with the following minimum standards.

Minimum standards. Parking areas for motorized vehicles, trailers, or a combination thereof, shall be developed in accordance with the following requirements:

(1)

Entrances and exit. The location and design of all entrances and exits shall be subject to the review and approval of the City Engineer, taking into consideration factors including, but not limited to, emergency vehicle mobility, safe turn movements, right-of-way width, speed limits, proximity to street intersections and/or other entrances or exits, street classification for motorists and/or bicyclists, pedestrian mobility, transit mobility, and retention of landscaping. Such entrances or exits shall not be designed to require vehicles to back into, or otherwise utilize a designated arterial street right-of-way as an aisleway for a parking area.

(2)

Parking aisles. Any aisle serving two-way traffic or providing one-way access to spaces at right angles to the aisle shall have a minimum width of 20 feet. Aisles providing one-way access to spaces at an angle of 60 degrees to the aisle shall have a minimum width of 18 feet. Aisles providing one-way access to spaces at an angle of 45 degrees to the aisle shall have a minimum width of 14 feet. On dead end aisles, aisles shall extend five feet beyond the last stall to provide adequate turnaround.

(3)

Border barricades. A bumper curb of a height and strength sufficient to retain all vehicles and trailers completely within the given parking area shall be provided, except at access points. Bumper curbs shall be designed and located in such a manner as to prevent vehicles parked within a parking area from protruding beyond the parking area property line and into public right-of-way and/or adjacent private property.

(4)

Surfacing of parking areas. Off-street parking areas shall be surfaced with a minimum all-weather surface, consisting of a crushed rock base with an asphalt concrete or cement concrete surface, or permeable pavers designed for traffic use. Such surface shall have a standard thickness of two inches, unless otherwise specified by the City Engineer. Permeable pavers and pavements are allowed and encouraged where feasible. Such a parking area shall provide a drainage system in accordance with the City of Tacoma Stormwater Management Manual and to the approval of the City Engineer. Alternatives to the all-weather surface may be provided, subject to the approval of the City Engineer. The alternative must provide results equivalent to paving. All surfacing must provide for the following minimum standards of approval:

(a)

Dust is controlled;

(b)

Stormwater is managed in accordance with the City of Tacoma Stormwater Management Manual; and

(c)

Rock and other debris is not tracked off-site.

The applicant shall be required to prove that the alternative surfacing provides results equivalent to paving. If, after construction, the City determines that the alternative is not providing the results equivalent to paving or is not complying with the standards of approval, paving shall be required.

(5)

Grades of access driveways. The grade of access driveways for off-street parking areas shall be subject to the approval of the City Engineer, as outlined in the driveway regulations contained in Chapter 10.14.

(6)

Parking space standards.

(a)

Standard parking spaces shall have a minimum width of eight feet, a minimum length of 16.5 feet. The minimum clearance above the parking space shall be consistent with the applicable Building Code.

(b)

Compact parking spaces shall have a minimum width of seven and one-half feet and a minimum length of 15 feet. The minimum clearance above the parking space shall be consistent with the applicable Building Code. A maximum 30 percent of the total parking spaces provided may be composed of compact stalls. The parking area shall be arranged such that a row of compact stalls has an exclusive aisleway or shares an aisleway with full size stalls. In no case shall two rows of compact stalls share the same aisleway. Aisleway widths shall conform to the requirements of full size parking. All compact stalls shall be clearly marked “COMPACT.”

(c)

Parking stalls accessed directly from alleys shall be a minimum depth of 20 feet to prevent vehicle overhang into the alley.

(7)

Landscaping. Provide landscaping consistent with Section 13.06.090B.

(8)

Walkways. See Section 13.06.090F for minimum requirements. The exact location of walkways shall be subject to the approval of the City Engineer.

(9)

Parking garage openings. Parking garage openings at the level of and facing a street, alley, courtyard, plaza, or open parking area shall incorporate decorative grilles, architectural elements, planters, and/or artworks that effectively reduce the visibility of vehicles within the garage while still allowing for limited visibility into and out of the garage. Review of any proposed public art shall be coordinated with the City’s Arts Administrator and/or approved by the Arts Commission, as determined by the Arts Administrator. Any portion of the screening that is between 3 and 7 feet above the adjacent grade shall be at least 20% transparent but not more than 80% transparent. Vehicular access openings shall be exempt from this standard.

Loading spaces.

Applicability. The regulations shall apply in all zoning districts with exceptions only as noted. The Traffic Engineer may otherwise specify off-street loading requirements where necessary to protect the public interest. The Traffic Engineer may also administratively lower the number of required loading spaces upon request of an applicant and making a finding that the characteristics of a proposed development do not necessitate the stated minimum.

Purpose. To require all future commercial, business, or industrial development to provide off-street loading facilities, in order to guarantee full utilization of existing rights-of-way to accommodate present and future traffic demands. Off-street loading facilities are intended to provide adequate space to accommodate outside deliveries from large vehicles which cannot be functionally served by normal parking stalls. Off-street loading facilities must be located in such a manner that service vehicles do not block or intrude into public rights-of-way or block driveways or parking area circulation.

Quantity standards.

Loading Space Required Quantity Table.¹
Use	Unit	Required Space
Offices	Floor area 0-10,000 square feet	1 stall, an adjacent parking lot may be used for loading in off-peak hours to satisfy the requirement
	10,001-25,000 square feet	1 stall
	25,001-100,000 square feet	2 stalls
	Over 100,000 square feet	1 stall for each additional 100,000 square feet or fraction thereof over 100,000 square feet
Retail and wholesale sales warehouses and industrial	Floor area 0-10,000 square feet	1 stall
	10,001-25,000 square feet	2 stalls
	Over 25,000 square feet	2 stalls plus 1 stall for each additional 25,000 square feet thereof over 25,000 square feet
Hospitals	Floor area 0-5,000 square feet	1 stall
	5,000-20,000 square feet	2 stalls
	Over 20,000 square feet	2 stalls plus 1 stall for each additional 20,000 square feet or fraction thereof over 20,000 square feet
Restaurants		An adjacent parking lot which can be used during off-peak business hours for loading stall purposes
Self-service storage facilities, multi-storied facilities		3 loading stalls per 200 storage units

Footnotes:
1.	For purposes of calculating loading space quantity requirements, “floor area,” when used, shall not include space devoted to parking.

Development standards.

Dimensions. The off-street loading spaces herein required shall each have minimum dimensions of ten feet in width, 25 feet in length, with a clear space above approved by the Traffic Engineer, and shall be accessible to an alley, court, or street with said access subject to approval by the Traffic Engineer.

Screening. Where off-street loading is located adjacent to a public street right-of-way or residential zone, the off-street loading area shall be screened by landscaping or vegetative screen.

Storage areas and vehicle storage areas.

Applicability. The following regulations apply in all zoning districts, with exceptions only as noted.

Purpose. To require minimum standards for all storage areas and vehicle storage areas in order to protect adjoining property, minimize nuisances, and maintain a landscaped setting along street frontages. Storage areas and vehicle storage areas are places where minimal movement of equipment and vehicles occur. These areas are not to be construed as parking lots or areas with high traffic movement.

Development standards.

Screening. Where storage areas and vehicle storage areas are located adjacent to a public street right-of-way or residential zones, the area shall be screened by a six-foot tall, opaque screening fence. Storage areas in the PMI District shall be exempt from this screening requirement.

Surfacing of storage areas. Surfacing of storage areas and vehicle storage areas must provide for the following minimum standards of approval:

(1)

Dust is controlled;

(2)

Stormwater is treated to City standard; and

(3)

Rock and other debris is not tracked off-site.

If, after construction, the City determines that the surfacing is not providing the standards listed above, paving shall be required.

Entrances and exits shall be provided in accordance with Section 13.06.090C.

If provided, lighting shall meet requirements of Section 13.06.090C.

Application. The foregoing regulations shall apply in all zoning districts with exceptions only as noted.

Pedestrian and bicycle support standards.

General applicability.

The pedestrian and bicycle support standards fully apply to all new development and alterations that, within a two-year period, exceed 50 percent of the value of existing development or structures, as determined by the Building Code, unless specifically exempted herein.

Through-block connections are required with 60,000 square feet of new construction, provided that there are public rights-of-way abutting the site which can feasibly be connected. In Residential and Urban Residential Districts, through-block connections may be required for projects with 40 dwelling units or more, subject to a review under TMC Chapter 13.12.

Alterations that, within a two year period, exceed 15 percent of the value of existing development or structures, as determined by the Building Code, shall comply with the following requirements of this subsection related to Bicycle and Pedestrian Connections:

(1)

Connection between streets and entrances;

(2)

Minimum Connection Frequency;

(3)

Route Directness;

(4)

Facility Design, as applicable.

The standards do not apply to remodels that do not change the exterior form of the building or involve construction of paved areas. However, if a project involves both exterior and interior improvements, with exterior improvements amounting to 50 percent or more of the project valuation, then the project valuation shall include both exterior and interior improvements.

No alteration shall increase the level of nonconformity or create new nonconformities to these standards.

Any requirement resulting in a fraction when applied shall be rounded up or down to the nearest whole number.

In areas with steep topography, limited access points, or other barriers are present, the Director or designee may consider alternate approaches that meet the intent of this section.

Each item of this section shall be addressed individually. Exceptions and exemptions noted for specific development situations apply only to the item noted.

Exceptions.

Super regional malls. Additions to super regional malls which add less than 10,000 square feet of floor area shall be exempt from these standards. Additions larger than 10,000 square feet shall meet the requirements of this section applicable within the vicinity of the addition. Additions of an anchor tenant or 140,000 or more square feet shall require full provision of these requirements for the entire mall site. Larger additions and construction may be subject to the requirements of TMC § 13.05.010C, Site Approval.

Temporary. Temporary structures are exempt from the standards of this section.

Residential or mixed-use. Residential structures of four dwelling units or fewer only need to comply with the standards of Section 4, below. Mixed-use structures shall comply with all of the standards.

Historic. In any conflict between these standards and those applied by the Tacoma Landmarks Preservation Commission, the standards of the Commission shall prevail.

Purpose. The design standards of this section are required to implement the transportation, urban design, livability and public health goals of the Comprehensive Plan of the City of Tacoma.

Bicycle and pedestrian connections.

Purpose: Pedestrian and bicycle standards encourage a safe, direct, attractive, and usable multimodal circulation system in all developments as well as connections between abutting streets and buildings on the development site, and between buildings and other activities within the site.

Interior access roads. Interior access roads in multi-building developments shall be designed to provide safe, comfortable, and attractive multi-modal travel and shall include features such as planting strips and street trees, sidewalks on one or both sides, and perpendicular or parallel parking on one or both sides.

Connection between streets and entrances. There must be a connection between one main entrance of each building on the site and the adjacent street. The route may not be more than 20 feet longer or 120 percent of the straight line distance, whichever is less. Where there is more than one street frontage, an additional connection, which does not have to be a straight line connection, is required between each of the other streets and a pedestrian entrance of each building.

Minimum connection frequency.

(1)

Commercial, office, mixed-use and residential uses. Additional walkways are required when needed to provide at least one connection to the public sidewalk for each 150 feet of street frontage or every three parking aisles, whichever is less.

(2)

Industrial uses and uses which require controlled site access for essential operational or public safety reasons. Additional walkways are required when needed to provide at least one connection to the public sidewalk for each 300 feet of street frontage or every six parking aisles, whichever is less.

(3)

Parks and recreation uses (excluding passive open space), or portions thereof, which are undeveloped with buildings, shall provide a minimum of one walkway, and an additional walkway for each additional improved street frontage greater than 500 feet in length (unless topography, critical areas or public safety issues preclude reasonable provision of such additional access points).

Route directness. Connections to streets shall be designed and located to facilitate direct travel to all abutting public sidewalks, bus stops, transit stations/centers, schools, public bicycle facilities, trails, or shared-use paths in proximity of the development site. Walkways shall be located to provide the shortest practical route from the public sidewalk or walkway network to customer and/or public building entrances.

Internal pedestrian system.

(1)

On sites larger than 10,000 square feet, and with multiple buildings or uses, an internal pedestrian connection system must be provided. The system must connect all main entrances on the site that are more than 20 feet from the street, and provide connections to other areas of the site, such as parking areas, bicycle parking, recreational areas, common outdoor areas, pedestrian amenities and adjacent sidewalks.

(2)

On sites with two or more street frontages 300 feet or more in length, and with multiple buildings or uses, a through-block connection is required providing a continuous pedestrian pathway between the abutting street frontages.

(3)

On sites requiring three or more pedestrians connections, and with multiple buildings or uses, the most centrally located connection shall be an enhanced through-block connection that provides a continuous pedestrian pathway between the abutting street frontages.

Example A: 300 x 200 site	Example B: 300 x 300 site
Example C: 300 x 600 site

Facility design.

(1)

Lighting and landscaping. For walkways that are longer than 25 feet, trees shall be provided adjacent to the walkways at a rate equivalent to the linear requirements for street trees in § 13.06.090B, and pedestrian-scaled lighting shall be provided at a ratio of 2 per 100 feet. Where pedestrian light standards are provided, they shall be placed a minimum of 10 feet from trees. However, limited flexibility in the placement of light standards shall be allowed to address unique circumstances such as unusual topography or where other required or existing features limit the ability to strictly meet this standard.

(2)

Size and materials.

(a)

Required walkways must be hard-surfaced and at least five feet wide, excluding vehicular overhang, except for walkways accessing residential uses where the minimum width shall be 3-feet for walkways accessing one or two units and 4-feet for walkways accessing three or more units. When more than one walkway is required, at least one walkway must be 10 feet wide. Permeable pavement surfaces are encouraged where feasible.

(b)

Where the system crosses driveways, parking areas, and loading areas, the system must be clearly identifiable, through the use of elevation changes, speed bumps, a different paving material, or other similar method. Striping does not meet this requirement. Elevation changes and speed bumps must be at least four inches high.

(c)

Where the system is parallel and adjacent to an auto travel lane, the system must be a raised path or be separated from the auto travel lane by a raised curb, bollards, landscaping or other physical barrier. If a raised path is used it must be at least four inches high and the ends of the raised portions must be equipped with curb ramps. Bollard spacing must be no further apart than five feet on center.

(d)

Internal pathways in multi-building residential developments shall be separated from structures at least three feet by landscaping, except where adjacent to usable yard spaces or other design treatments are included on or adjacent to the wall that add visual interest at the pedestrian scale. Examples include the use of a trellis with vine plants, sculptural, mosaic, bas-relief artwork, or other decorative wall treatments. Review of any proposed public art shall be coordinated with the City’s Arts Administrator and/or approved by the Arts Commission, as determined by the Arts Administrator.


Figure: Above left and center: Parking lot pathway examples. Above right: Separate walkway from structures with at least 3’ of landscaping.

(3)

Bicycle facilities. At least one driveway and travel lane on site shall be designed to accommodate bicycles in accordance with the Public Works Design Manual. Where a ten-foot walkway is provided, it may be used as a shared-use path for both pedestrians and bicyclists. The route shall include signage to direct bicyclists to on-site bicycle parking facilities.

(4)

Through-block connections.

(a)

Through-block connections shall be a minimum of ten feet in width.

(b)

Enhanced through-block connections, required for larger sites as described above, shall meet one of the following design options:

Minimum seven-foot wide sidewalks on both sides of a private roadway designed to provide safe, comfortable and attractive multi-modal travel with features such as planting strips, street trees and perpendicular or parallel parking on one or both sides.

ii.

A pedestrian pathway a minimum of ten feet in width.

(c)

Through-block connection design. Through-block connections shall meet the lighting and landscaping, size and materials standards above, and provide street furniture, per the design specifications below, at a frequency of one seating area every 250 feet. Enhanced through-connections shall provide street furniture at a frequency of one seating area every 150 feet.

Street furniture.

Purpose. To support transportation choices, including walking, the following standards shall be met to assist pedestrian safety, comfort, and mobility, including resting places at reasonable intervals.

Minimum. A minimum of one fixed bench or equivalent seating area for every 250 feet of street frontage. This requirement determines quantity and not distribution, and is not required if the site has less than 250 feet of street frontage. Projects in the SCP and SCM Districts are exempt from this requirement. Parks, recreation and open space uses are only required to provide street furniture adjacent to buildings fronting on a street.

Minimum on designated pedestrian streets in Mixed-Use Center Districts. A minimum of one fixed bench or equivalent seating area for every 150 feet of street frontage. This requirement determines quantity and not distribution, and is not required if the site has less than 150 feet of street frontage. Parks, recreation and open space uses are only required to provide street furniture adjacent to buildings fronting on a street.

Design. Furniture shall be consistent with any applicable adopted business area improvement plans and shall utilize designs that discourage long-term loitering or sleeping, such as dividers or individual seating furniture. See examples below.

Credit. Any adjacent public street furniture can be counted toward this requirement.

Short and long term bicycle parking.

Applicability. The following standards apply to all new development and alterations that, within a two-year period, exceed 50 percent of the value of existing development or structures, as determined by the Building Code, unless specifically exempted herein.

Purpose. To promote bicycling as an important and integral mode of transportation, which enables healthy lifestyles, is affordable, and reduces greenhouse gas emissions, and to provide the necessary bicycle parking facilities for a bicycle friendly community. The following requirements and standards are intended to provide for safe and efficient bicycle parking at the trip origin and destination and to serve the needs of specific uses that generate bicycle traffic by residents, customers, guests and employees.

Bicycle parking shall be provided as follows:

The minimum number of parking spaces for bicycles required for specified uses is set forth in Table 13.06.090.G. In the case of a use not specifically mentioned in this section, the requirements for bicycle parking shall be determined by the City Traffic Engineer. Such determination shall be based upon the requirements for the use specified in this section that is most nearly comparable to the unspecified use.

After the first fifty cumulative (50) spaces for bicycles are provided, additional spaces are required at one half (1/2) the ratio shown in Table 13.06.090.G, except for rail transit facilities, residential uses, passenger terminals, and park and ride lots.

Vehicle parking spaces, other than spaces required for electric vehicles and accessible parking, shall be permitted to be used for the installation of required long-term bicycle parking spaces.

Table 13.06.090.G: Minimum Quantity Requirements for Short and Long-Term Bicycle Parking.

Bicycle parking shall be provided at the following rates.

Minimum requirements: Identified uses shall provide no less than 1 long-term and 2 short-term bicycle parking space, except where indicated as “none” below. Also, no long-term bicycle parking is required on a site where there is less than 2,500 square feet of gross building area. Where the calculation results in a fraction, the fraction shall be rounded to the nearest whole number, with 0.5 rounding up.

Minimum Quantity Requirements for Short and Long-Term Bicycle Parking
Use		Long-term	Short-term
Commercial Uses
1.	Business and professional offices	1 per 4,000 sq. ft.	1 per 40,000 sq. ft.
2.	Medical and dental clinics	1 per 12,000 sq. ft.	1 per 40,000 sq. ft.
3.	Lodging	1 per 20 rentable rooms	2 per business
4.	Shopping Center	1 per 12,000 sq. ft.	1 per 8,000 sq. ft.
5.	Eating and Drinking establishments	1 per 12,000 sq. ft.	1 per 4,000 sq. ft.
6.	Retail	1 per 12,000 sq. ft.	1 per 4,000 sq. ft.
Residential Uses
7a.	Dwellings with 1-4 units	1 per unit	None
7b.	Dwellings with 5 or more units	1 per unit	1 per 20 units
8.	Group housing and Special Needs Housing (except as listed below)	0.75 per bedroom (or bed if there are not individual bedrooms)	1 per 20 bedrooms
8a.	Extended care facilities, residential chemical dependency treatment facilities, and intermediate care facility	A number of spaces equal to ten (10) percent of employees.	1 per 20 bedrooms
8b.	Continuing care retirement communities and retirement homes	0.2 per independent living or assisted living bedrooms plus a number of spaces equal to ten (10) percent of employees	1 per 20 bedrooms
Institutional Uses
9.	Libraries, museums, art galleries	1 per 4,000 sq. ft.	1 per 2,000 sq. ft.
10.	Religious Assembly	1 per 12,000 sq. ft.	1 per 40 seats or 1 per 1,000 sq. ft. of non-seat area
11.	Elementary schools	2 per classroom	4
12.	Secondary (middle, junior and high) schools	3 per classroom	8
13.	College and university	A number of spaces equal to ten (10) percent of the maximum students present at peak hour plus five (5) percent of employees	1 per 40,000 sq. ft.
14.	Hospitals	1 per 12,000 sq. ft.	1 per 40,000 sq. ft.
Warehouse/Industrial
15.	Warehousing	1 per 40,000 sq. ft.	None
16.	Industrial/Manufacturing	1 per 15,000 sq. ft.	None
Recreational
17.	Auditoriums, stadiums, theaters	1 per 12,000 sq. ft.	10, or 1 per 40 seats
18.	Miniature golf course	1 per 12,000 sq. ft.	1 per 4,000 sq. ft.
19.	Skating rink and bowling alley	1 per 12,000 sq. ft.	1 per 4,000 sq. ft.
20.	Public dance halls and private clubs	1 per 12,000 sq. ft.	1 per 4,000 sq. ft.
21.	Marina	1 per 40 slips	At least 2
22.	Open Space/Habitat Areas with Trailhead or Passive Recreation	None	1 per 10 acres, but not less than 2
23.	Active Parks Community gardens, Neighborhood Parks, and Community/Urban Parks Regional Park	None A number of spaces equal to ten (10) percent of employees who work on-site	1 per 40,000 sq. ft. of maintained area, plus 2 per outdoor recreation facility provided at the park 1 per 40,000 sq. ft. of maintained area, plus 2 per outdoor recreation facility provided at the park
24.	Community center	1 per 12,000 sq. ft.	1 per 4,000 sq. ft.
25	Other recreation facilities not listed	A number of spaces equal to ten (10) percent of employees.	1 per 4,000 sq. ft
Transportation Facilities
26.	Rail transit station, bus transit centers, and passenger terminals	5% of projected a.m. peak period daily ridership	At least 1.5% of projected a.m. peak period daily ridership
27.	Principal use parking and park and ride lots	1 per 40 auto spaces. If the park & ride lot provides parking for a rail transit station, bus transit center or passenger terminal: (a) Required long-term bike parking may be provided at the rail transit station, bus transit center or passenger terminal in lieu of at the parking location in order to improve convenient access to transit. (b) No additional long-term bike parking is needed if the rail transit station, bus transit center or passenger terminal already meets or exceeds the bike parking requirements above.	1 per 40 auto spaces
Services
28.	Day-care centers	1 per 10,000 sq. ft.	At least 2

Development standards – Short-term bicycle parking facilities.

Location standards.

(1)

Short-term bicycle parking shall be located within 50 feet of, and visible from, the primary building entrance for individual sites. When there are multiple public entrances and more than four short-term spaces are required, bike parking should be distributed near multiple entrances, proportionate to the amount of bicycle traffic expected at each entrance. Developers are encouraged to consider likely bike routes to their location, visibility, weather protection, and security when siting bike parking.

(2)

Short-term bicycle parking may be shared at a common location on the same block and same side of the street, provided the quantity meets the total requirement and is no more than 100 feet from any site served.

(3)

Where directional signage is provided at the main building entrances, short-term bicycle parking shall be permitted to be provided at locations not visible from the main entrance.

(4)

Short-term bicycle parking may be grouped near an owner designated primary entrance in shopping centers.

(5)

Short-term bicycle parking shall not block pedestrian use of a walkway and shall be located where there is sufficient space to allow bicycle maneuvering and allow access to the rack without moving another bicycle.

(6)

Short-term bicycle parking shall be located at the same grade as the sidewalk or at a location reachable by ramp or accessible route.

(7)

Short-term bicycle parking serving parks and open space/natural areas may be located and distributed throughout the park to serve multiple access points and outdoor recreation facilities.

Design of short-term bicycle parking facilities:

(1)

Bicycle parking facilities shall be consistent with professional best practices as well as any applicable, adopted business area improvement plan, streetscape design plan, or other applicable design guidelines.

(2)

If the location is not currently lighted, it shall be provided with illumination of not less than 1 footcandle at the parking surface. Lighting is not required for park and open space/natural areas where the use is limited to daylight hours.

(3)

It shall have an area of not less than 24 inches by 72 inches for each bicycle, with a minimum of 36 inches between parallel racks, 24 inches between each rack and wall or curb, and 48 inches minimum between rows of bicycle racks.

Illustrative diagram of required bike parking spacing.

Image Source: Association of Pedestrian and Bicycle Professionals (2015), Essentials of Bike Parking

(4)

It shall be provided with a rack or other facility for locking or securing each bicycle in an upright position and to allow for the frame and at least one wheel to be secured with a standard U-lock or, in the case of bike lockers, provide a locking door.

(5)

To increase visibility to pedestrians, racks should have a minimum height of 33 inches or be indicated or cordoned off by visible markers.

(6)

The following rack types are acceptable for short-term bicycle parking:

(a)

Inverted U Rack (also called hoop or staple rack). These may be installed individually or on rails in a series. Each Inverted U rack provides two bicycle parking spaces.

Image Source: Association of Pedestrian and Bicycle Professionals (2015). Essentials of Bike Parking.

(b)

Bike lockers. Each secure segment holds one bicycle and can be securely locked. For short-term bike parking, bike lockers must free to use and cannot require a membership, cell phone, or code to access.

Image Source: Association of Pedestrian and Bicycle Professionals (2015). Essentials of Bike Parking.

Art racks or custom designs may be allowed as long as they meet the following criteria from the Association of Pedestrian and Bicycle Professionals “Essentials of Bike Parking Guide”.

•	Support bike upright without putting stress on wheels
•	Accommodate a variety of bicycles and attachments
•	Allow locking of frame and at least one wheel with U-lock
•	Provide security and longevity features appropriate for the intended location
•	Rack use is intuitive

(7)

The following rack types are not acceptable for short-term bicycle parking:

•	Wave (also called undulating or serpentine)

•

Bollard

•	Schoolyard (also called comb, grid)

•

Spiral

•	Coathanger

•	Swing arm secured

•

Wheelwell

Image Source: Association of Pedestrian and Bicycle Professionals (2015). Essentials of Bike Parking.

Development standards – Long-term bicycle parking facilities.

Location standards.

(1)

Long-term bicycle parking facilities for residential uses shall be located on site and within 100 feet of the building they serve.

(2)

Non-residential long-term bicycle parking shall be located on-site or within a shared bicycle parking facility within three-hundred (300) feet of the lot, except as provided in subsection (5) below.

(3)

Long-term bicycle parking shall be in a secure location where access to the bicycles is limited and is not available to the general public.

(4)

Long-term bicycle parking shall be located at the same grade as the sidewalk or at a location reachable by ramp or accessible route. When co-located with vehicular parking or crossing driveways, special care should be taken to ensure safe bicycle and pedestrian access to the bike parking.

(5)

Long-term bicycle parking shall not block pedestrian use of a walkway and shall be located where there is sufficient space to allow bicycle maneuvering and allow access to the rack without moving another bicycle.

(6)

If garage racks are accessible to the general public they must be directly adjacent to an attendant booth that is occupied 24-hours a day.

(7)

Bicycle parking for non-residential uses may be located in a facility within three hundred (300) feet of the lot that is not a shared bicycle parking facility, if the Director determines that safe, accessible and convenient bicycle parking accessory to a nonresidential use cannot be provided on-site or in a shared bicycle parking facility within three-hundred (300) feet of the lot without extraordinary physical or financial difficulty.

(8)

For residential uses, in unit, private garage, and patio or deck bike parking may count toward the required long-term bike parking minimums, if they meet the following:

(a)

There is a barrier-free route from the public right-of-way to the unit and to the long-term parking space. This can include ground floor units and units with an elevator that is suitable for bikes.

(b)

The bike parking area and the route to the bike parking area must have appropriate finishes to minimize damage and wear and tear from bringing bike in or through the unit and any shared building spaces.

(c)

For in-unit or private garage spaces, there is a 32x72 inch clear space provided per bike. No bike rack is required for in unit or private garage bike parking spaces as long as they are only accessible to one unit.

(d)

All bike parking spaces on patios or decks must be covered and have side weather protection. Ground floor to 2nd floor outdoor spaces and all outdoor spaces accessible to more than one unit must provide a bike locker or be otherwise fully and securely enclosed. One of the approved long-term rack or locker options must be provided for secure locking of the bicycle. Private outdoor spaces above the third floor that cannot be accessed from the ground floor or another unit are not required to install a bike rack.

(e)

The space must be accessible from the unit’s entrance and not block entrances/exits when a bike is parked there.

(f)

For buildings with fewer than 10 units or where all units have private garages, up to 100% of bike parking may be provided in unit, in private garages or on patios/decks. For buildings with 10 or more units, where not all units have a private garage, a maximum of 75% percent of bike parking may be provided in-unit or on patios/decks.

Facility type. Long-term bicycle parking facilities may include, but are not limited to, the following:

(1)

Designated indoor bike room with locking system;

(2)

Bike cage with locking system in a parking garage;

(3)

Uncaged bike parking in a garage or area with 24-hour secured access (protect bike parking areas not in a cage from autos with bollards, curbs, or other means);

(4)

Individual bicycle lockers with locking system;

(5)

Designated bike space with racks inside an office area which can be locked when it is not occupied;

(6)

Limited access areas and areas monitored by a security camera, with weather protection;

(7)

Covered outdoor enclosures with a locking system, roof, and walls;

(8)

For residential uses, in unit, private garage, and patio or deck bike parking which meets the location standards outlined above.

Design standards.

(1)

Long-term bicycle parking shall be designed per accepted professional best practices.

(2)

The following rack types are acceptable for long-term bicycle parking:

(a)

At least 50% of racks must be ground level racks:

•	Inverted U (single or fastened in a series)

•	Ground-level bike lockers.
	Bike lockers are not required to include a rack as long as they can be securely locked. .
	Image Source: Association of Pedestrian and Bicycle Professionals (2015). Essentials of Bike Parking.

(b)

Up to 50% of racks may be vertical or two tier racks:

•	Vertical racks must allow locking of frame and at least one wheel with U-lock

•	Two-tier or double-decker.
	Two-tier or double decker bike lockers are also allowed. All two-tier bike parking must have lift assist.

Image Source: Association of Pedestrian and Bicycle Professionals (2015). Essentials of Bike Parking.

(3)

The following rack types are not acceptable for long-term bicycle parking:

•	Wave (also called undulating or serpentine)

•

Bollard

•	Schoolyard (also called comb, grid)

•

Spiral

•	Coathanger

•	Swing arm secured

•

Wheelwell

Image Source: Association of Pedestrian and Bicycle Professionals (2015). Essentials of Bike Parking.

(4)

Long-term bicycle parking shall be provided with a permanent cover including, but not limited to, parking structure, roof overhang or awning.

(5)

A minimum 3 feet parallel spacing between conventional ground-level bicycle racks (e.g. inverted-U racks) to allow access to bicycles parked adjacent to each other.

(6)

A minimum 5 feet perpendicular access aisle between rows of bicycle parking to allow users to safely move and park their bicycles.

(7)

A minimum 2 feet 6 inches perpendicular spacing between a row of conventional ground-level bicycle racks (e.g. inverted-U racks) and walls or obstructions to allow the bike to be placed correctly on the rack.

(8)

Allow 24” minimum clearance for user access between a wall or other obstruction and the side of the nearest parked bicycle (may use 18" minimum for some rack types such as wall-mount).

(9)

For spaces not in-unit, in patio, or in private garages, provide at least 50 percent ground-level bicycle parking spaces, to allow for use by those unable to lift their bicycles to higher racks and those with bicycle types that may not fit in upper-level or wallhanging racks (e.g. recumbents, folding bicycles, cargo bicycles, or those with trailers). Two-tier or double-decker racks must have list assist.

(10)

For in-building bicycle parking facilities and where more than five (5) long-term bicycle parking spaces are required, lockable clothing/gear storage lockers must also be provided. However, residential buildings and facilities that already provide personal lockers are not required to provide additional locker space for bicycle clothing/gear.

(11)

For long-term bicycle parking located within in parking garages, there must an electric outlet accessible to 10% of required long-term spaces. All in-unit, private garage, or patio/deck bike parking spaces shall have an accessible electric outlet.

Transit support facilities.

Applicability.

These provisions apply Citywide to all new development and alterations that, within a two-year period, exceed 50 percent of the value of existing development or structures, as determined by the Building Code, on streets where regularly scheduled transit service is provided. The standards do not apply to remodels that do not change the exterior form of the building. However, if a project involves both exterior and interior improvements, then the project valuation shall include both exterior and interior improvements. No alteration shall increase the level of nonconformity or create new nonconformities to these standards.

Projects required to provide transit support facilities. Any residential, commercial, industrial, or park or recreation project that will be located on, or within 500 feet of, a street where regularly scheduled transit service is provided, and meets the project size thresholds in Table 13.06.090H.3 below, shall be required to provide a concrete pad(s) for the required transit support facilities and pay to Pierce Transit the costs of providing and installing such facilities, unless mutually agreeable alternative arrangements for providing support facilities that conform to Pierce Transit’s standards are agreed to between the project applicant and Pierce Transit. In addition, for parks, recreation and open space uses required to obtain a Conditional Use Permit, the Director shall determine the appropriate transit support facilities based on the methodology outlined below. For projects subject to the transit support facilities standard, evidence of compliance with this requirement shall be provided to Planning and Development Services prior to issuance of a certificate of occupancy.

Exemptions. Projects shall be exempt from these requirements when the required transit support facility(ies) (a bench or shelter) already exist(s) at the nearest bus stop pair (the closest stops on both sides of the street) or when Pierce Transit determines that the required facilities would not enhance the capacity or function of the transit system, such as when there are accessibility issues or pending route changes.

Purpose. It is found and declared that new development and redevelopment in the City of Tacoma creates a need for transit support facilities, namely benches and shelters, and that such development should provide for such facilities based on existing or potential transit ridership and Pierce Transit standards. Such seating and weather protection, where warranted, are needed for those who depend on transit for daily transportation; these facilities also help encourage use of the transit system, which is consistent with the Comprehensive Plan.

Facility standards. Two benches and foundation pads are to be provided at a bus stop within 500 feet of the proposed project where at least five transit riders are expected to board buses on an average weekday. Two foundation pads and shelters are to be provided at a bus stop within 500 feet of the proposed project where at least ten transit riders are expected to board buses on an average weekday. Where there are multiple transit stops within 500 feet of the project site, Pierce Transit shall be consulted as to the need for an appropriate location for the transit support facilities.

TABLE 13.06.090.H.3
	2 Benches and Foundation Pads (for future transit provided shelters)	2 Foundation Pads and Shelters
Office	16,000–32,000 square feet of floor area	Over 32,000 square feet
Retail and service	5,000–10,000 square feet of floor area	Over 10,000 square feet
Shopping center	4,000–8,000 square feet of floor area	Over 8,000 square feet
Convenience market	2,000-4,000 square feet of floor area	Over 4,000 square feet
Fast-food restaurant	1,000-2,000 square feet of floor area	Over 2,000 square feet
Manufacturing	45,000–90,000 square feet of floor area	Over 90,000 square feet
Parks and recreation (as defined in Section 13.06.560C)	High-intensity recreation facilities	Destination facilities
Residential	30–60 dwelling units	More than 60 dwelling units

Note: These project thresholds are generally based on trip generation rates published in the Institute of Transportation Engineers (ITE) Trip Generation Manual, 6th Edition, and Pierce Transit data showing 3% of weekday vehicular trips are on transit.

Sign standards.

Applicability.

The provisions and requirements of this section shall apply to signs in all zones as set forth in this chapter. Applicable sign regulations shall be determined by reference to the regulations for the zone in which the sign is to be erected.

The regulations of this section shall regulate and control the type, size, location, and number of signs. No sign shall hereafter be erected or used for any purpose or in any manner, except as permitted by the regulations of this section.

The provisions of this code are specifically not for the purpose of regulating the following: traffic and directional signs installed by a governmental entity; signs not readable from a public right-of-way or adjacent property; merchandise displays; point of purchase advertising displays, such as product dispensers; national flags, flags of a political subdivision, and symbolic flags of an institution or business; legal notices required by law; historic site plaques; gravestones; structures intended for a separate use, such as Goodwill containers and phone booths; scoreboards located on athletic fields; lettering painted on or magnetically flush-mounted onto a motor vehicle operating in the normal course of business; and barber poles.

Additional regulations pertaining to signs in Shoreline Districts are found in Title 19.

Purpose. The purpose of this section is to establish sign regulations that support and complement land use objectives set forth in the Comprehensive Plan, including those established by the Highway Advertising Control Act (Scenic Vistas Act). Signs perform important communicative functions. The reasonable display of signs is necessary as a public service and to the proper conduct of competitive commerce and industry. The sign standards contained herein recognize the need to protect the safety and welfare of the public and the need to maintain an attractive appearance in the community. This code regulates and authorizes the use of signs visible from public rights-of-way, with the following objectives:

To establish uniform and balanced requirements for new signs;

To ensure compatibility with the character of the surrounding area;

To promote optimum conditions for meeting sign users’ needs while, at the same time, improving the visual appearance of an area which will assist in creating a more attractive environment;

To achieve quality design, construction, and maintenance of signs so as to prevent them from becoming a potential nuisance or hazard to pedestrian and vehicular traffic.

General sign regulations.

Administration.

(1)

Director. The Director shall interpret, administer, and enforce the sign code in accordance with Chapter 13.05.

(2)

Building Official. The Building Official shall issue all permits for the construction, alteration, and erection of signs in accordance with the provisions of this section and related chapters and titles of the Tacoma Municipal Code (see Chapter 2.05). In addition, all signs, where appropriate, shall conform to the current Washington State Energy Code (see Chapter 2.10), National Electrical Code, and the National Electrical Safety Code. Exceptions to these regulations may be contained in the Tacoma Landmarks Special Review District regulations, Chapters 1.42 and 13.07.

(3)

Applicability. All new permanent signs, painted wall signs, and temporary off-premises advertising signs require permits. Permits require full conformance with all City codes, particularly Titles 2 and 13. Signs not visible from a public right-of-way or adjacent property are not regulated herein, but may require permits pursuant to the provision of Title 2.

(4)

In addition to and notwithstanding the provisions of this section, all signs shall comply with all other applicable regulations and authorities, including, but not limited to, Chapter 47.42 RCW – Highway Advertising Control Act – Scenic Vistas Act and Chapter 468-66 WAC – Highway Advertising Control Act.

(5)

Substitution clause. Any sign allowed under this Code may contain, in lieu of any other message or copy, any lawful noncommercial message or copy.

Exempt signs. The following signs shall be exempt from all requirements of this section and shall not require permits; however, this subsection is not to be construed as relieving the user of such signage from responsibility for its erection and maintenance, pursuant to Title 2 or any other law or ordinance relating to the same.

(1)

Changing of the advertising copy or message on a sign specifically designed for the use of replaceable copy.

(2)

Repainting, maintenance, and repair of existing signs or sign structures; provided, work is done on-site and no structural change is made.

(3)

Signs not visible from the public right-of-way and beyond the boundaries of the lot or parcel.

(4)

Incidental and warning signs.

(5)

Sculptures, fountains, mosaics, murals, and other works of art that do not incorporate business identification or commercial messages.

(6)

Signs installed and maintained on bus benches and/or shelters within City right-of-way, pursuant to a franchise authorized by the City Council.

(7)

Seasonal decorations for display on private property.

(8)

Memorial signs or tablets, names of buildings and date of erection, when cut into any masonry surface or when constructed of bronze or other incombustible material.

(9)

Signs of public service companies indicating danger and aid to service or safety.

(10)

Non-electric bulletin boards not exceeding 12 square feet in area for each public, charitable, or religious institution, when the same are located on the premises of said institutions.

(11)

Construction signs denoting a building which is under construction, structural alterations, or repair, which announce the character of the building enterprise or the purpose for which the building is intended, including names of architects, engineers, contractors, developers, financiers, and others; provided, the area of such sign shall not exceed 32 square feet.

(12)

Window sign.

(13)

Temporary on-premise or off-premise signs, subject to the regulations in TMC § 13.06.090I.3K:

(14)

Professional name plates two square feet or less.

(15)

Changing plex-style faces in existing cabinets; provided, work is done on-site without removing sign.

(16)

Temporary public event signs not exceeding 12 square feet, and temporary event banners, placed on publicly owned land or adjacent public right-of-way. Signs or banners shall be securely attached to the ground or a structure and must be removed after the event.

(17)

Home address signage: one per street face, per unit, including ADUs, located entirely on private property.

Prohibited signs. The following commercial signs are prohibited, except as may be otherwise provided by this chapter:

(1)

Signs or sign structures which, by coloring, wording, lighting, location, or design, resemble or conflict with a traffic control sign or device, or which make use of words, phrases, symbols, or characters in such a manner as to interfere with, mislead, or confuse persons traveling on the right-of-way or which, in any way, create a traffic hazard as determined by the City Engineer or designee.

(2)

Signs which create a safety hazard by obstructing the clear view of pedestrians or vehicular traffic, or which obstruct a clear view of official signs or signals as determined by the City Engineer or designee.

(3)

Signs, temporary or otherwise, which are affixed to a tree, rock, fence, lamppost, or bench; however, construction, directional, and incidental signs may be affixed to a fence or lamppost.

(4)

Any sign attached to a utility pole, excluding official signs as determined by Tacoma Public Utilities.

(5)

Signs on public property, except when authorized by the appropriate public agency.

(6)

Signs attached to or placed on any stationary vehicle or trailer so as to be visible from a public right-of-way for the purpose of providing advertisement of services or products or for the purpose of directing people to a business. This provision shall not apply to the identification of a firm or its principal products on operable vehicles operating in the normal course of business. Public transit buses and licensed taxis are exempt from this restriction.

(7)

Roof signs, except where incorporated into a building to provide an overall finished appearance.

(8)

All portable signs not securely attached to the ground or a building, including readerboards and A-frames on trailers, except those allowed by the regulations of the appropriate zoning district.

(9)

Abandoned or dilapidated signs.

(10)

Portable readerboard signs.

(11)

Inflatable signs and blimps.

(12)

Digital Billboards.

(13)

Off-premises signs, except pursuant where specifically authorized in § 13.06.090I.3.l.

Special regulations by type of sign. In addition to the general requirements for all signs contained in this section, and the specific requirements for signs in each zone, there are special requirements for the following types of signs: Wall signs; Projecting signs; Freestanding signs; Electronic changing message center signs; Under-Canopy and Blade Signs; Canopy and awning signs; Temporary signs; Off-premises direction signs; and Billboards.

The special requirements for these signs are contained in subsections e. through m. of this section.

Wall signs.[1] Special regulations governing wall signs are as follows:

(1)

A wall-mounted sign shall not extend above the wall to which attached or above the roofline.

(2)

A wall sign shall not extend more than 18 inches from the wall to which it is attached.

(3)

Wall signs may not cover, obscure or cause removal of any significant architectural features on the building, except as permitted by applicable law.

(4)

Where a wall sign extends over a public or private walkway, a vertical clearance of eight feet shall be maintained above such walkway.

(5)

For the purposes of this subsection, any building with an actual or false mansard roof may use such walls or roof for wall sign installation.

(6)

An architectural blade designed primarily for the placement of signs may be erected on top of a wall, parapet, roof, or building face and shall comply with all applicable height limitations. All supporting structure for such signs shall be completely enclosed.

[1]

Note: Wall billboards are a category of wall signs and thus are subject to special regulations applicable to wall signs.

Projecting signs. Special regulations governing projecting signs are as follows (Note, for the purposes of this section, Blade Signs and Under Canopy Signs are not considered projecting signs).

(1)

No projecting sign shall extend nearer than two feet to the face of the nearest curb line, measured horizontally.

(2)

The maximum projection permitted for any one sign shall be six and one-half feet or two-thirds of the width of the sidewalk below the location of the projecting sign, whichever is less.

(3)

A projecting sign shall not rise above the roofline or the wall to which it is attached.

(4)

Minimum clearance. All projecting signs over the public right-of-way shall have a minimum clearance to the ground as follows:

(a)

Over alleys and driveways, 14-1/2 feet; provided, said projection is no more than 12 inches;

(b)

Over automobile parking lots and other similar areas where vehicles are moved or stored, 14-1/2 feet;

(c)

Over footpaths, sidewalks, and other spaces accessible to pedestrians, eight feet;

(d)

All parts of electric reflector lamps or other illuminating devices extending over the sidewalk space shall be at least ten feet above the sidewalk, and the projection horizontally over the sidewalk space may not be more than six and one-half feet, but no closer than two feet from the curb line.

(5)

No projecting sign shall be erected in such a position as to completely block visibility of another projecting sign already in place on either side.

(6)

All projecting signs shall be installed in such a manner that the support structure above a roof, building face, or wall shall be minimally visible.

(7)

Supporting framework for a projecting sign may rise 12 inches above a parapet; however, where there is a space between the edge of the sign and the building face, such framework must be enclosed.

Freestanding signs.[2] Special regulations governing freestanding signs are as follows:

(1)

No freestanding sign shall be located within 15 feet of a residentially-zoned district, and where the side of a commercially zoned property abuts the side of a residentially-zoned property the first 100 feet of the commercial frontage shall have a sign setback requirement of 15 feet.

(2)

Minimum clearance. All freestanding signs shall have a minimum clearance to the ground as follows:

(a)

Over parking lots and other similar areas where vehicles are moved or stored, 14-1/2 feet;

(b)

Over footpaths, sidewalks, and other spaces accessible to pedestrians, eight feet.

(3)

Signs shall be located upon the frontage for which the sign area is calculated.

(4)

No freestanding sign shall project over a public right-of-way, unless an adjacent structure or sign is built out to or over the property line that blocks visibility to a freestanding sign on the adjoining property; then, such freestanding sign may be located so that the sign structure is on private property and the sign cabinet may project over the right-of-way, subject to all the provisions regulating projecting signs which project over rights-of-way.

(5)

Signs placed on public property and/or right-of-way, abutting the business for which they identify, will require a Right-of-Way Occupancy Permit. Sign regulations shall be determined by the zoning district of the abutting property.

[2]

Note: Freestanding billboards are not subject to the special regulations of this Subsection “G” and are instead subject to the special regulations of Subsection “M”.

Electronic changing message center signs. Electronic changing message center signs may either be attached to buildings or freestanding signs, and in addition to all other applicable sign regulations the following are special regulations governing electronic changing message center signs. When a conflict exists between these regulations and other regulations outlined throughout the sign code, the more restrictive shall apply:

(1)

Freestanding electronic changing message center signs cannot exceed 15 feet in height. Such signs located on sites defined as a Regional Public Convention & Entertainment Facility and super regional mall sites are exempt from this limitation.

(2)

One digital changing message center sign is allowed per site. The maximum allowed sign area for any electronic changing message center sign shall be limited to 75% of the area that would be allowed outright in the zoning district it is located in, or 30 square feet, whichever is less. Such signs located on sites defined as a regional public convention & entertainment facility and super regional mall sites are exempt from this limitation.

(3)

Electronic changing message center signs shall never flash, flicker, scroll, animate, depict movement or provide video. The frequency of picture/message change for an electronic changing message center sign shall not be less than 12 seconds per message.

(4)

The brightness of an electronic changing message center sign shall not exceed .3 foot candles over ambient light levels at any given time. Such signs shall be equipped with a sensor and automatic dimmer/light adjuster to ensure compliance with this requirement. When brightness is deemed a traffic safety hazard or is deemed a nuisance, the brightness of such sign shall be reduced to a level determined by the Director.

(5)

Electronic Changing Message Center signs shall not operate between 10 PM and 6 AM. Businesses located outside of a residential district that are open beyond these hours may have such signs on between 10 PM and 6 AM, but in no instance may such sign be on when the business is closed. Such signs shall be equipped with an automatic timer or sensor that turns the sign off and on to ensure compliance with this requirement. Such signs located on sites defined as a regional public convention & entertainment facility and super regional mall sites are exempt from this limitation.

(6)

Electronic changing message center signs shall only provide advertising for goods and services that are available on-site. Advertising for other businesses and services that are off-site shall be prohibited.

Under-canopy and blade signs.

(1)

Under-canopy signs shall be considered “blade signs” for the purposes of sign area calculation.

(2)

Each business is allowed one individual blade sign or under canopy sign as-of-right, up to eight square feet in area. Such signs shall not be counted against the business’ allowed sign area.

(3)

An under-canopy sign may project the full width of such feature. Such a sign shall not exceed eight square feet in area unless otherwise allowed in the district.

(4)

A blade sign may project a maximum of 3 ½ feet from the building face.

(5)

Both blade and under-canopy signs are limited to a maximum sign thickness of 12 inches.

(6)

Both blade and under-canopy signs must meet all minimum clearance requirements for projecting signs.

(7)

Such signs shall be illuminated only by indirect lighting.

Canopy and awning signs. Special regulations governing canopy and awning signs are as follows:

(1)

Signs are permitted along the faces and edges of canopies and awnings; provided, they are printed, marked, stamped, or otherwise impressed upon the awning in a professional manner.

(2)

Signs designed as an integral part of a canopy or awning and located along the face or edge may be illuminated. Sign area calculation shall include all illuminated areas, except that area providing illumination to the sidewalk below.

(3)

Signs located on canopies and awnings shall designate only the name of the business and/or the place and kind of business. A decorative design and/or the emblem or initials of the business occupying the premises may be placed flat on the main portions of the canopy or awning.

(4)

Awnings and canopies may extend over public property, but no portion of any awning or canopy shall extend nearer than two feet to the face of the nearest curb line, measured horizontally. Awnings shall project a minimum of three feet and not more than seven feet, when over public property, from the face of the supporting building. Canopies shall not extend more than 11 feet, when over public property, from the face of the supporting building.

(5)

Awnings and canopies shall maintain a minimum clearance of eight feet and shall not extend above 15 feet in overall height from grade to top of awning or canopy. Awnings and canopies shall not rise above the wall, roofline, or parapet to which it is attached.

(6)

Awnings and canopies which have support systems attached to public property, right-of-way or sidewalk will require a Right-of-Way Occupancy Permit.

Temporary signs. Special regulations governing temporary signs are as follows:

(1)

Unless otherwise regulated in TMC § 13.06.090I.4, a property owner, or another party with approval of the property owner, may place up to two signs per issue or event on private property or on the right-of-way adjacent to said private property. The signs shall be displayed in such a manner as to not constitute a traffic hazard or impair or impede pedestrians, bicycles, or disabled persons. If either condition is not met, the abutting property owner or the City may remove the sign.

(2)

Signs shall not be fastened to any utility pole, street light, traffic control device, public structure, fence, tree, shrub, or regulatory municipal sign.

(3)

All temporary signs shall be securely fastened and positioned in place so as not to constitute a hazard to pedestrians or motorists.

(4)

All temporary signs shall meet vehicular sight distance requirements established by the Traffic Engineer.

(5)

No temporary sign shall project over or into a public right-of-way or property except properly authorized banners over streets (see Title 9).

(6)

Temporary signs are prohibited in a median[3], traffic circle, or the roadway itself.

[3]

Code Reviser’s note: A scrivener’s error in Ord. 28821 was corrected in December 2024, to replace the word “medium” with “median”.

(7)

No flashing temporary signs of any type shall be permitted.

(8)

Unless otherwise regulated in TMC § 13.06.090I.4, signage shall not exceed 4 square feet in area per side (eight square feet total) and three feet in height.

(9)

The duration of display of a temporary sign shall not exceed six months in any 12‑month period OR the temporary sign must be removed within 14 days of the event for which it is intended, whichever is less.

(10)

See TMC § 13.06.090I.3.c for additional prohibitions related to temporary signs.

Off-premises directional signs. Special regulations governing off-premises directional signs are as follows:

(1)

Off-premises directional signs shall be limited to a maximum of 15 square feet in area and 6 feet in height.

(2)

Off-premises directional signs shall contain only the name of the principal use and directions to the use in permanent lettering.

(3)

Off-premises directional signs shall be placed on or over private property, except that business district identification signs may be located and comply with the applicable requirements of Title 9.

(4)

Off-premises directional signs are permitted when on-premises signs are inadequate to identify the location of a business. If applicable, only one such sign shall be allowed.

Billboards. Special regulations governing billboards are as follows:

(1)

New billboard faces. Any new billboard face must be located or installed upon, or mounted to, a sign structure in compliance with this chapter and shall require a permit. For purposes of this chapter, “new billboard face” shall mean and refer to a billboard face that is located or installed upon or attached to a sign structure on a date on or after the 25th day of December, 2017. “New billboard face” does not mean or include, (i) replacement of an existing billboard face located or installed upon, or mounted to, a sign structure; provided that, the sign structure remains in the same location and there is no increase in square footage or height of the billboard face(s) being replaced, or (ii) where two posters are located side-by-side on the same sign structure, the replacement of the two posters with one bulletin billboard; provided that, the sign structure remains at the same location and there is no increase in height of the billboard face.

(2)

Demolition permit required. Any sign permit application, and multiple sign permit applications concurrently filed with the City, to install one or more new billboard face(s) must be accompanied by an application(s) for a demolition permit for demolition of a billboard(s) and total billboard face square footage that is equal to or greater than the total new billboard face square footage requested in the permit or concurrently filed permits. Except as provided in Subsection (3) below, billboards and billboard faces removed pursuant to a demolition permit issued prior to the date set forth in Subsection (1) above shall not be included in the calculation of the allowable number of billboards or billboard face square footage allowed pursuant to this Subsection (2).

(3)

Banked demolition permits. An applicant for a permit(s) to install a billboard(s) may include with the application(s) those billboard demolition permits issued by the City to the applicant, or applicant’s predecessor in interest, for billboards that were removed between August 9, 2011 and the date set forth in Subsection (1) above. The total billboard face square footage of the billboard faces removed under such demolition permits may be included in the aggregate total of billboard face square footage for purposes of calculation of the number of new billboard face square footage allowed pursuant to Subsection (2) above.

(4)

Replacement only restrictions. Where the District Sign Table (TMC § 13.06.090I.4) notes “replacement only”, this means that a billboard demolition permit for the same zoning district must be submitted to the City per Subsection (2) above.

(5)

Demolition. Permanent removal of all billboard faces from a billboard sign structure shall require the issuance of a demolition permit for the sign structure itself, except for wall mounted billboards.

(6)

Scheduling of removal. Removal of billboard faces (and their associated sign structures, if necessary) shall be completed prior to the installation or mounting of new or relocated billboard faces. Freestanding Sign structures removed shall be removed to grade and the grade restored at the site. Building-mounted sign structures shall be removed and the building wall restored.

(7)

Maintenance. All billboards, including paint and structural members, shall be maintained in good repair and in compliance with all applicable building code requirements. Billboards shall be kept clean and free of debris. The exposed area of backs of billboards must be covered to present an attractive and finished appearance. Failure to maintain the billboard or its structure, including exterior painting, shall constitute a violation of this section and be subject to strict enforcement under the Land Use Code Enforcement procedures and penalties (Section 13.05.150), which may include removal by the City at the expense of the property owner, sign owner, or permittee.

(8)

Design standards. The following design standards apply to all billboards.

(a)

Each sign structure must, at all times, include a facing of proper dimensions to conceal back bracing and framework of structural members and/or any electrical equipment. During periods of repair, alteration, or copy change, such facing may be removed for a maximum period of 48 consecutive hours.

(b)

No more than two billboard faces shall be located on a single structure.

(c)

Billboard faces shall not be off-set forward or backward more than 8 feet in direction from center. Freestanding signs are prohibited from being cantilevered where the vertical support column extends beyond the width boundaries of the billboard face.

(d)

No billboard can be located in such a way that locates any portion of the sign face or structure over a building.

(e)

A freestanding billboard may be constructed on a site where there is a freestanding sign provided the minimum separation distance for freestanding signs can be met, or provided the signs share the same structure.

(f)

Building-mounted billboards may not cover more than 50% of the building wall area to which they are mounted.

(9)

Landscaping. The following standards apply to all billboards installed after August 1, 2011.

(a)

No code-required landscaping may be diminished for the installation of a billboard, but may be replaced or relocated to allow for installation of a billboard.

(b)

Installation of a billboard shall not be considered an alteration for the purposes of the landscaping code (TMC § 13.06.090B).

(c)

Any alteration to any street tree (removal or pruning) is subject to City review and approval.

(10)

Dispersal. The distance between billboards shall be measured in linear feet from the middle of the billboard face.

(a)

Bulletin Billboards not located on the same structure shall be a minimum of 500 feet apart on the same street, including any bulletin billboards which may be located outside the City limits.

(b)

Poster Billboards shall be a minimum 300 apart on the same street.

(c)

Bulletin billboards and poster billboards shall be a minimum of 500 feet apart on the same street.

(d)

Building-mounted billboards not on the same structure must be a minimum of 200 feet apart when located on the same street, unless both are not visible from the same view corridor, i.e. signs on opposite sides of adjoining buildings that cannot be seen directly and read from one view point location.

(e)

There shall be a minimum distance of one hundred and fifty radial feet (150’) between freestanding billboards and between billboard faces not located on the same sign structure, unless both are not visible from the same view corridor, i.e. signs on opposite sides of adjoining buildings that cannot be seen directly and read from one view point location.

(11)

Lighting.

(a)

No internally illuminated billboards are allowed.

(b)

All lighting must be shielded to maintain light on the subject property.

(c)

Lighting shall be directed toward the billboard and utilize cutoff shields or other means to prevent glare and spillover onto adjacent properties or skyward.

(d)

No flashing billboards shall be permitted.

(e)

Signs shall not imitate or resemble traffic control devices.

(f)

All lighting for billboards must be turned off between the hours of midnight and 5:00 a.m.

(12)

Buffering – Sensitive uses/areas. Except as provided in subsection (14) below, billboards shall maintain the following minimum buffers from sensitive uses and no billboard zones as measured by the distance to the middle of the billboard face.

(a)

The buffer from residential districts (including URX and NRX):

•	If the billboard is located within an industrial zone (M1, M2, PMI), 100 feet; and
•	If the billboard is located in commercial, mixed-use and downtown zones (CIX, UCX, CCX, PDB, NCX, DR, WR, T, DCC and DMU ), 250 feet, reduced to 100 feet for billboards that are no more than 32 feet in height or are wall-mounted billboards.

(b)

The buffer from any other “no-billboard” zone shall be 150 feet for all billboards, reduced to 100 feet if billboard structure is not more than 32 feet in height or are wall-mounted billboards.

(c)

The buffer from historic, conservation, or VSD shall be 250 feet for all billboards.

(d)

The buffers from special uses (public schools, private primary or secondary schools with over 50 students enrolled, public open space greater than 1 acre in size, public playgrounds, public parks greater than 1 acres in size and historic properties (registered federally, state or locally) shall be 100 feet;

(e)

Buffer areas shall not include rights-of-way for state highways, interstate freeways, or streets with three or more travel lanes, excluding 2-way center turn lanes and pocket turn lanes, or that are at least 60’ wide as measured on the pavement.

(Example of Measuring Buffer in Eligible locations)

(f)

Buffering exemptions may be allowed via a sign code variance where it can be demonstrated that topography or intervening development prevents a billboard from being seen from the buffered area.

(13)

Height. For the purpose of this section, height shall be the distance to the top of the normal display face from the main traveled way of the road from which the sign is to be viewed (see diagram below).

(a)

The maximum height of all freestanding billboard signs shall be 32 feet, except in the PMI District, where the maximum height shall be 45 feet; provided that, where a billboard is located more than 500 feet from a buffered district or use, including no billboard zones, and sensitive areas consisting of historic, conservation and view sensitive overlay districts, the height of a billboard may be a maximum of 40 feet.

(b)

A building-mounted billboard shall not exceed the height of the building wall to which it is mounted, or 200 feet, whichever is less.

Figure: Measuring Maximum Billboard Height

(14)

Location. Billboards shall only be allowed as set forth in the sign regulations for each district, and additionally as follows:

(a)

All billboards are allowed in the M1, M2 and PMI zoning districts.

(b)

All billboards are allowed, subject to all dispersal requirements, with a 100-foot buffer distance from sensitive uses/areas noted in section (7) above, along the following arterials:

•	South 38th Street, Steele Street, and Tacoma Mall Boulevard within the Tacoma Mall Regional Growth Center;
•	6th Avenue between Mildred and Orchard;
•	Mildred and South 19th Streets in the James Center Crossroads Center;
•	Union Avenue in the Tacoma Central Crossroads Center;
•	The C-2 portions of South 72nd Street and South Hosmer adjacent to Interstate 5;
•	Pearl Street, Westgate Boulevard, North 21st Street and North 26th Street within the Westgate Crossroads Center; and
•	Center Street between Tyler Street and Orchard Street.

(15)

Allowed changes/alterations to nonconforming billboards. It is the intent of this subsection to allow a change or alteration to a legal conforming or nonconforming billboard sign as provided below.

(a)

Where the back of a billboard sign is not fully covered, a billboard face of up to the same size and height of the existing billboard sign face may be located on the reverse side of the sign structure. Such change or alteration that increases nonconformity with buffering and dispersal requirements, size limitations and height requirements shall not be subject to the limitations under subsection N.2.

(b)

Where two posters are located side-by-side on the same billboard sign structure, the two posters may be replaced with one bulletin billboard up to the same height of the existing posters and up to a maximum size of fourteen feet by forty eight feet (672 sf). Such change or alteration that increases nonconformity with buffering and dispersal requirements, size limitations and height limitations shall not be subject to the prohibitions under subsection N.2.

Residential Districts sign regulations.

UR-1, UR-2, UR-3, and NRX. One non-illuminated temporary sign, not exceeding 12 square feet in area shall be allowed pertaining to the lease, rental, or sale of a building or premises on which it is located. One non-illuminated nameplate, not exceeding one and one-half square feet in area, placed flat against the building, shall be allowed for each adult family home, staffed residential home, group home, residential care facility, and family day care home. One ground sign shall be allowed, with a maximum area of 30 square feet identifying a subdivision. A subdivision identification sign shall be approved by the Director. A 32-square-foot temporary sign advertising a subdivision during construction shall be allowed adjacent to each street abutting the site, in conformance with Chapter 13.04.

Parks, recreation and open space uses on sites that are under one acre in size or which have less than 100 feet of street frontage are allowed the following non-illuminated signs:

•	One ground sign with a maximum area of 30 feet;
•	Interpretive or directional signs not more than 7 feet in height and 20 feet in sign area.

Parks, recreation and open space uses on sites over one acre in area that have a minimum of 100 feet of street frontage shall be allowed the following:

•	One freestanding sign, not exceeding 40 square feet in area per face and not greater than 8 feet in height (or, up to 15 feet in height in association with conditional parks and recreation uses);
•	One building face sign, of the same maximum dimension. Building face signs shall not extend above or beyond the edge of any wall or other surface to which they are attached, nor shall they extend more than 12 inches beyond the surface to which they are attached.
•	One additional ground sign with a maximum area of 30 square feet shall be allowed on each additional street frontage.
•	Interpretive or directional signs, not to exceed 7 feet in height and 30 square feet in sign area.
•	All signs shall meet the lighting, materials and location requirements applicable to signs for conditional uses in residential districts, as contained in this section.

Residential developments of four or more dwelling units are permitted one ground sign not exceeding six square feet in area for each face and not greater than five feet in height. Maximum sign area for each sign shall be one additional square foot for each dwelling unit, not to exceed 25 square feet in area. Indirect floodlighting shall be the only allowable means of illumination of ground signs. The base and/or support structures shall incorporate stone, brick, or masonry or shall relate to the architecture of the development that it is associated with.

R-4, R-5, and Planned Residential Districts sign regulations.

(1)

One freestanding sign not exceeding 30 square feet in area for all faces and not greater than six feet in height, or one building face sign of the same maximum dimensions, shall be allowed for each development site. For PRDs, a single identification sign for the overall development shall be allowed at each major access to the PRD District; provided, only one overall development sign shall be allowed adjacent to each frontage of the PRD District.

(2)

Indirect illumination, floodlighting, or internal illumination shall be the only allowable means of illumination of signs. All external lighting shall be directed away from adjacent properties to minimize the effects of light and glare upon adjacent uses. No bare bulb or neon illumination of signs shall be allowed. No flashing or animated signs shall be allowed. No electrical wire or cable serving an electric or illuminated sign shall be laid on the surface of the ground.

(3)

Signs shall only identify the name of the development or business and may contain secondary information related to rental or sale of units. Public identification signs may be placed upon public service structures such as telephone booths and bus shelters.

(4)

All signs shall be of permanent materials (no cardboard, cloth, paper, etc.). No flags, banners, or other devices shall be displayed for the purpose of attracting attention to a development or site. No temporary or portable signs shall be allowed. The display of the national flag, state flag, and flags of other political subdivisions shall not be restricted.

(5)

No sign shall be placed in a location which obstructs sight distance for an adjacent driveway or street right-of-way. No signs for a development shall be placed in any public right-of-way. No sign shall be erected which imitates or resembles any official traffic sign, signal, or device. Incidental public service signs less than four square feet in area, which contain no advertising but are intended for the convenience of the public and provide such messages as “entrance,” “exit,” “emergency entrance,” “no parking,” or other incidental service messages, shall be allowed.

(6)

All signs shall be submitted for review by Planning and Development Services, as required by the Building Code and the Electrical Sign Code. Additionally, the proposed design of all signs shall be submitted to Planning and Development Services prior to construction for review to ensure conformance with the standards listed hereinabove.

Sign regulations for conditional uses in residential districts and specified uses in all districts.

(1)

Application. The following regulations apply to conditional uses as designated. These regulations also apply to the uses noted as permitted uses in any district when the provisions below provide the greater sign allowance, in whole or in part.

(2)

For conditional uses in residential districts limited to public park facilities, public and private schools, and religious assembly facilities, which are on sites that are over one acre in area and have a minimum of 100 feet of street frontage: one freestanding sign, not exceeding 40 square feet in area per face and not greater than 15 feet in height, and one building face sign, of the same maximum dimension, shall be allowed for each conditional use. One additional ground sign with a maximum area of 30 square feet shall be allowed on each additional street frontage. Building face signs shall not extend above or beyond the edge of any wall or other surface to which they are attached, nor shall they extend more than 12 inches beyond the surface to which they are attached.

(3)

For public and private schools, public park facilities, and churches which are on sites less than one acre or sites with less than 100 feet of frontage, as well as for all other conditional uses in residential districts: one freestanding sign, not exceeding 30 square feet in area for all faces and not greater than six feet in height, and one building face sign, of the same maximum dimensions for each conditional use; provided, the total area for the freestanding and building face signs may not exceed 30 square feet. Building face signs shall not extend above or beyond the edge of any wall or other surface to which they are attached, nor shall they extend more than 12 inches beyond the surface to which they are attached.

(4)

Lighting. Indirect illumination, floodlighting, or internal illumination shall be the only allowable means of illumination of signs. All external lighting shall be directed away from adjacent properties to minimize the effects of light and glare upon adjacent uses. No bare bulb or neon illumination of signs shall be allowed. No flashing or animated signs shall be allowed. No electric wire or cable serving an electric or illuminated sign shall be laid on the surface of the ground.

(5)

(6)

No sign shall be placed in a location which obstructs sight distance for an adjacent driveway or street right-of-way. No signs for a development shall be placed in any public right-of-way. No sign shall be erected which imitates or resembles any official traffic sign, signal, or device. Incidental public service signs less than four square feet in area which contain no advertising, but are intended for the convenience of the public and provide such messages as “entrance,” “exit,” “emergency entrance,” “no parking,” or other incidental service messages, shall be allowed.

(7)

For conditional uses in residential districts, freestanding signs larger than 30 square feet for all faces or taller than six feet shall be located a minimum of 50 feet from a lot occupied by a single-unit residence. Freestanding signs for conditional uses may be constructed to the front property line.

(8)

In addition to the signage otherwise permitted, one sponsor identification logo sign may be included on a freestanding or wall sign for a conditional use. The sponsor identification logo shall not be internally illuminated and shall be limited to a maximum of one square foot per sign face.

(9)

District sign standards. In addition to the general sign standards of this Section, the following standards also apply within the designated zoning districts.

(a)

District sign standards.

	DCC, DMU	WR	DR
Signage Allocation
Total sign area allocation for signs attached to buildings and freestanding signs	Each business, 1-1/2 square feet per 1 foot building or street frontage on which the sign(s) will be located (area is calculated from frontage occupied by the business it identifies).	Same as DCC.	1 square foot per 1 foot of building frontage occupied by the business.
Signs Attached to Buildings
Maximum number	Each business allowed 2 signs per frontage, but no more than 3 signs total for the business, no maximum number for public facility over 5 acres.	Same as DCC.	Same as DCC.
Maximum area per sign	Non-residential, 150 square feet per sign. Public facility over 5 acres, 300 square feet. Residential, 20 square feet.	Non-residential, 200 square feet per sign. Residential, 20 square feet.	Non-residential, 100 square feet per sign. Residential, 20 square feet.
Minimum sign area	First floor, 30 square feet. Second floor, 25 square feet.	Same as DCC.	Same as DCC.
Wall	Shall not exceed 35 feet above grade level, except for 1 corporate logo sign of 150 square feet allowed per building above 35 feet. Public facility over 5 acres not limited to 35 feet above grade.	Same as DCC.	Same as WR, except no corporate logo allowed.
Awning, canopy, marquee, under marquee		Same as DCC.	Same as DCC.
Projecting	One per building allowed if no freestanding sign exists on the same frontage, shall not extend above 35 feet. Public facility over 5 acres not limited to 35 feet above grade.	Same as DCC.	Same as DCC.
Blade, under-canopy	One per business, shall not exceed 8 square feet per side, shall be illuminated only by indirect lighting, maximum projection of 3-1/2 feet, maximum wide thickness of 12 inches, and shall maintain a minimum clearance of 8 feet above the sidewalk. Area increase of 25% when using symbolic shape, rather than rectangle or square.	Same as DCC.	Same as DCC.
Rooftop signs	Prohibited.	Prohibited.	Prohibited.
Billboards		Replacement only.	Replacement only.
Freestanding Signs
Maximum number	1 per street frontage, per site not use and no more than 2 per site. 1 per street frontage(s) for public facility over 5 acres.	Same as DCC.	Same as DCC.
Maximum area per sign	30 square feet. 300 square feet for public facility over 5 acres.	100 square feet.	30 square feet.
When not allowed	When building signage exceeds the sign area limit, not allowed on the same frontage as a projecting sign.	Same as DCC.	Same as DCC.
Maximum height	6 feet. 30 feet for public facility over 5 acres.	20 feet.	6 feet.
Directionals	Shall be limited to 4 feet in height.	Same as DCC.	Same as DCC.
Setback	None, but signs shall be on private property.	Same as DCC.	Same as DCC.
Billboards	Replacement only.	Replacement only.	Replacement only.
Sign Features
Lighting	Indirect, internal illumination, neon, and bare bulb allowed.	Same as DCC.	Bare bulb illumination prohibited.
Rotating, mechanized	Allowed.	Same as DCC.	Prohibited.
Flashing, animated	Prohibited.	Prohibited.	Prohibited.
Electronic changing message center	Allowed.	Same as DCC.	Same as DCC.
Temporary Signs
A-boards	2 permitted each business, shall not exceed 12 square feet in area nor 4 feet in height and shall not be placed on sidewalks less than 12 feet in width.	Same as DCC.	Same as DCC.
Banners	1 banner per business with a 60 square feet maximum displayed no longer than 6 months per year. Banners for cultural purposes shall not exceed 400 square feet and are not limited in number or duration.	1 banner per business with a 60 square feet maximum displayed no longer than 6 months per year.	Not allowed.
Feather Signs	Prohibited. Feather Signs are prohibited in all Downtown zones except for the following: a) Feather Signs identifying an accessory retail outlet co-located with a manufacturing facility. In this instance two feather signs are authorized per business. b) One special event per business once every two years. In this instance two feather signs are authorized for no more than 15 consecutive days. c) When associated with a use not located in private property such as food carts or car sharing services. Feather Signs must be located on private property unless a City right-of-way occupancy permit is secured.	Same as DCC	Same as DCC
Flags	Shall be on private property, no advertising allowed except logos.	Same as DCC.	Same as DCC.
Window signs	Exempt, but shall not exceed 25 percent of the window area.	Same as DCC.	Same as DCC.
Searchlights, beacons	1 allowed per site, displayed no longer than 7 days per year. No restrictions during an event for public facility over 5 acres.	Same as DCC.	Prohibited.
Temporary off-premises advertising signs	Public facility sites in the DCC and DMU Districts shall be allowed temporary advertising signs of 32 square feet, including banners not to exceed 160 square feet, attached to temporary fencing during the time of construction.	Prohibited.	Prohibited.

(b)

District sign standards.

	C-2, CIX, CCX, UCX, M-1, M-2, PMI	C-1
Signage Allocation
Maximum total sign area	Wall signage, 1 square foot per 1 linear foot of the building frontage with the public entrance. Freestanding signage, 1 square foot per 1 linear foot of street frontage(s).	Same as C-2.
Signs Attached to Buildings
Maximum number	3 per business, 25 percent of maximum total area allowed on building wall(s) without a public entrance. (Note: 50 percent is allowed provided only 2 signs are installed at the business.) No maximum number for public facility over 5 acres.	Same as C-2.
Maximum area per sign	200 square feet. 400 square feet for public facility over 5 acres.	100 square feet.
Minimum sign area	Each business allowed 30 square feet regardless of frontage.	Same as C-2.
Wall	Allowed subject to development standards of this Section.	Same as C-2.
Awning, canopy, marquee, under-marquee	Allowed subject to development standards of this Section.	Same as C-2.
Projecting	Allowed subject to development standards of this Section. Maximum projection 6-1/2 feet. Single business, in lieu of freestanding sign. Multi-business, not allowed.	Same as C-2.
Blade, under-canopy	Allowed subject to development standards of this Section. Provisions of Section 13.06.090I.3 shall apply. 1 per business, shall not exceed 8 square feet per side, shall be illuminated only by indirect lighting, maximum projection of 3-1/2 feet, maximum wide thickness of 12 inches, and shall maintain a minimum clearance of 8 feet above the sidewalk. Area increase of 25% when using symbolic shape, rather than rectangle or square.	Same as C-2.
Roof signs	Prohibited.	Prohibited.
Billboards	Poster billboards allowed in all districts. Bulletin billboards allowed in PMI, M-1, M-2 and as set forth in Section 13.06.090I.3.	Prohibited.
Freestanding Signs
Maximum number	1 per street frontage, each 300 feet considered separate street frontage, corner sites require a minimum 300 feet on both frontages for an additional sign.	Same as C-2.
Maximum area per sign	200 square feet (additional 100 square feet allowed for name of shopping center), sites with freeway frontage shall not exceed 75 percent of the maximum allowed. 400 square feet for public facility over 5 acres.	100 square feet.
When not allowed	No freestanding sign shall be on same frontage as a projecting sign.	Same as C-2.
Maximum height	35 feet maximum; signs located 300 feet or less from residential district shall not exceed height of building it identifies. Sign height for site with freeway frontage is prohibited to exceed height of building it identifies. 45 feet for public facility over 5 acres.	6 feet for sites with less than 100 feet of frontage, 15 feet for sites with frontage between 100 feet and 300 feet, no sign shall exceed the height of the building it identifies.
Directionals	Shall be limited to 4 feet in height, except 15 feet shall be allowed in PMI.	Same as C-2.
Off-premises directionals	Provisions of Section 13.06.090I.3.l shall apply, except 25 square feet shall be allowed in PMI with a maximum height of 15 feet and a maximum number of four per business.	Same as C-2.
Setback	Provisions of Section 13.06.090I.3.g shall apply, minimum 200 feet separation from other freestanding signs, sites with freeway frontage shall locate signs on the abutting parallel frontage, no signs shall be allowed adjacent to the freeway.	Same as C-2.
Billboards	Poster billboards allowed in all districts. Bulletin billboards allowed in PMI, M-1, M-2 and as set forth in section 13.06.090I.3. Development standards of section 13.06.090I.3.m apply.	Prohibited.
Sign Features
Lighting	Indirect, internal illumination, neon and bare bulb allowed.	Bare bulb illumination prohibited.
Rotating, mechanized	Allowed.	Prohibited.
Flashing, animated	Prohibited.	Prohibited.
Electronic changing message center	Allowed, but prohibited on Pedestrian Streets and Core Pedestrian Streets, as defined in §§ 13.06.300C, 13.06.200, and 13.06.090I.3.h.	Same as C-2.
Temporary Signs
A-boards	In the CIX District, 2 per business, 12 square feet per side, 4 feet in height. Such signs may be located off-site, but must remain within the same Mixed-Use Center in which the business is located. For all other districts, 1 per business, on private property, 12 square feet per side, 4 feet height.	Same as C-2.
Banners	1 per business, 60 square feet maximum, 6 months per year. Banners for cultural purposes shall not exceed 400 square feet and are not limited in number or duration.	Prohibited.
Feather Signs	1 per 50 feet of street frontage, per site, with maximum of 2 signs per street frontage. Each sign allowed up to 12 square feet in area and ten feet in height. Shall be located on private property.	Same as C-2.
Flags, pennants	Shall be on private property, no advertising allowed, except logos.	Same as C-2.
Window signs	Exempt, but shall not exceed 25 percent of the window area.	Same as C-2.
Searchlights, beacons	One allowed per site, displayed no longer than 7 days per year. No restrictions during an event for public facility over 5 acres.	Prohibited.
Temporary off-premises advertising signs	Allowed subject to development standards of this Section.	Prohibited.

(c)

District sign standards.

	T, NCX, URX, Non-Residential Districts with VSD	HM, HMX
Signage Allocation
Maximum total sign area	1-1/2 square feet per 1 linear feet of building frontage abutting a street frontage, applies to the first 50 feet, with 1/2 square foot per 1 linear foot of building frontage over 50 feet.	HM and HMX sign regulations for use by hospitals only, all other uses in HM and HMX to follow T sign regulations.
Signs Attached to Buildings
Maximum number	2 per primary frontage (1 may be ground sign), 1 per perpendicular frontage(s), 1 per alley frontage with a public entrance.	One per elevation.
Maximum area per sign	Shall not exceed size allocation on primary frontage, 50 square feet on perpendicular frontage(s), 25 square feet on alley frontage, 10 square feet on upper story or basement uses.	Identification signs at 75 square feet. Directional signs at 25 square feet.
Minimum sign area	30 square feet, except for upper story or basement uses.
Wall	Allowed subject to development standards of this Section.	Same as T.
Awning, canopy	Allowed subject to development standards of this Section.	Same as T.
Blade, under-canopy	Allowed subject to development standards of this Section. Indirect illumination only.	Same as T.
Projecting	Allowed subject to development standards of this Section. 40 square feet with frontage of at least 25 feet and not allowed on alleys, provisions of Section 13.06.090I.3.g shall apply.	Allowed subject to development standards of this Section.
Roof signs	Prohibited.	Same as T.
Billboards	Replacement only – except, URX, where prohibited, and where allowed as set forth elsewhere in this Section. Poster billboards allowed in all districts except URX where prohibited.	Prohibited.
Freestanding Signs
Maximum number	1 per site, sign area shared with building sign allocation (not allowed on an alley).	1 per right-of-way frontage or 1 per access, regardless the number of major accesses on one right-of-way frontage.
Maximum area per sign	30 square feet.	Identification or directory signs at 50 square feet. Directional signs at 25 square feet.
When not allowed	When the building signage has utilized the allowed sign area for wall signage or when a projection sign exists on the site.	N/A.
Maximum height	6 feet.	Identification or directory signs at 15 feet.
Directionals	Shall be limited to 4 feet in height.	Shall be limited to 6 feet in height.
Setback	None, but signs shall be on private property.	Same as T.
Billboards	Replacement only – except URX, where prohibited, and where allowed as set forth elsewhere in this Section. Poster billboards allowed in all districts except URX where prohibited.	Prohibited.
Sign Features
Lighting	Indirect, or internal illumination allowed. No bare bulb illumination allowed. All external lighting to be directed away from adjacent properties to minimize effects of light and glare upon adjacent uses.	Same as T.
Rotating, mechanized	Prohibited.	Same as T.
Flashing, animated	Prohibited.	Same as T.
Electronic changing message center	Prohibited.	Allowed, but prohibited on pedestrian streets and core pedestrian streets as defined in § 13.06.010C.
Temporary Signs
A-boards	In the NCX and URX districts, 2 per business, 12 square feet per side, 4 feet in height. Such signs may be located off-site, but must remain within the same Mixed-Use Center in which the business is located. For all other districts, 1 per business, on private property, 12 square feet per side, 4 feet heights.	Prohibited.
Banners, pennants	Prohibited.	Banners allowed at 30 square feet.
Feather Signs	Prohibited, unless associated with use not located on private property such as food carts or caring sharing service. In such instances, only one allowed per business, 12 square feet in area and ten feet in height.	Prohibited.
Flags	Prohibited, except for the national flag, state flag, flags of other political subdivisions.	Same as T.
Window signs	Exempt, but shall not exceed 25 percent of the window area.	Same as T.
Incidental public service signs	Less than 4 square feet, contains no advertising, intended to provide messages such as “no parking,” “exit,” “entrance,” etc.	Same as T.
Searchlights, beacons	Prohibited.	Same as T.

(d)

District sign standards.

	PDB	RCX
Signage Allocation
Maximum total sign area	Single business (wall signs), ½ square foot per 1 linear foot of building frontage.	1 square foot per 1 linear foot of building frontage abutting a street frontage, applies to the first 50 feet, with 1/2 square foot per 1 linear foot of building frontage over 50 ft.
Signs Attached to Buildings
Maximum number	Single business, 1 per elevation, 2 total. Multi-business, 1 per business.	2 per primary frontage (1 may be a ground sign), 1 per perpendicular frontage(s), 1 per alley frontage with a public entrance.
Maximum area per sign	Single business, 75 square feet per elevation, total 150 square feet for all signs. Multi-business, 20 square feet.	30 square feet maximum on perpendicular frontage(s), but not to exceed size area allocation, 10 square feet on alley frontage, upper story and basement uses.
Minimum sign area	Single business, 30 square feet each business regardless of frontage. Multi-business, 20 square feet each business regardless of frontage.	20 square feet each business regardless of frontage.
Wall	Provisions of Section 13.06.090I.3.e shall apply.	Same as PDB.
Awning, canopy, under-canopy	Provisions of Section 13.06.090I.3.i and Section 13.090I.3.j shall apply.	Same as PDB.
Roof signs	Prohibited.	Prohibited.
Billboards	Allowed as set forth elsewhere in this Section. Poster billboards allowed.	Prohibited.
Freestanding Signs
Maximum number	1 per site (single or multi-business) located in landscaped area.	1 per site (not allowed on an alley).
Maximum area per sign	30 square feet.	25 square feet.
Maximum height	6 feet.	4 feet.
Directionals	Shall be limited to 4 feet in height.	Same as PDB.
Setback	Minimum 5 feet from property lines.	None, but signs shall be on private property.
Billboards	Allowed as set forth elsewhere in this Section. Poster billboards allowed.	Prohibited.
Sign Features
Lighting	Indirect or internal illumination allowed. No bare bulb or neon illumination allowed. All external lighting shall be directed away from adjacent properties to minimize effects of light and glare upon adjacent uses.	Same as PDB.
Rotating, mechanized	Prohibited.	Same as PDB.
Flashing	Prohibited.	Same as PDB.
Electronic changing message center	Allowed subject to development standards of this Section.	Prohibited.
Temporary Signs
A-boards	Prohibited.	2 per business, 12 square feet per side, 4 feet in height. Such signs may be located off-site, but must remain within the same Mixed-Use Center in which the business is located.
Banners, pennants	Prohibited.	Prohibited.
Window signs	Exempt, but shall not exceed 25 percent of the window area.	Same as PDB.
Feather signs	Prohibited.	Prohibited.
Flags	Prohibited, except the national flag, state flag, flags of other political subdivisions.	Same as PDB.
Incidental public service signs	Less than 4 square feet, contains no advertising, intended to provide messages such as “no parking,” “exit,” “entrance,” etc.	Same as PDB.
Searchlights, beacons	Prohibited.	Prohibited.

(e)

District sign standards.

1. Multi-Unit Residential	All Shoreline Districts
Signage Allocation
Total sign allocation	1 building or 1 freestanding sign per development site
Signs Attached to Buildings
Maximum number	1
Maximum sign area	20 square feet
Freestanding Signs
Maximum number	1
Maximum sign area	15 square feet per face
Maximum height	6 feet
Location	A freestanding sign may not be placed anywhere on a site where it significantly degrades a vista, viewpoint, or view shed presently available to the public, or impairs the visual access to the water from such view areas.
Lighting
Lighting and illumination restrictions for signs attached to buildings and freestanding signs	Indirect illumination and floodlighting shall be the only allowable means of illumination of signs. All external lighting shall be directed away from the water and adjacent properties to minimize the effects of light and glare upon adjacent uses. No external bare bulb illumination of signs shall be allowed, except that neon signs shall be allowed in the “S-8” Shoreline District. No flashing, revolving, fluttering, undulating, animated, or otherwise moving signs shall be allowed.

2. Commercial	S-7, S-9, and S-10 Districts	S-8 District	S-1a, S-1b, S-5, S-6, S-6/7, S-11, and S-15 Districts
Signage Allocation
Total sign allocation	1 building or 1 freestanding per development site Signs having both land and water access may have one sign facing landward and one facing waterward.	2 building signs on separate building elevations or 1 building and 1 freestanding sign Signs having both land and water access may have one sign facing landward and one facing waterward. Freestanding signs must be oriented landward.	1 building or 1 freestanding per development site Signs having both land and water access may have one sign facing landward and one facing waterward.
Maximum total sign area		Buildings containing one business are allowed .75 square-foot of sign area per lineal foot of building frontage. Buildings on development sites containing multiple buildings may calculate their sign area based on .75 square feet of sign area per lineal street frontage.
Signs Attached to Buildings
Maximum number	1 per development site	2 signs, on separate building faces Buildings containing multiple businesses are allowed one additional non-freestanding sign for a total of 3 signs.	1 per development site
Maximum sign area	60 square feet	The maximum area for any sign is 75 square feet.	60 square feet
Minimum sign area	One additional sign per tenant up to 6 square feet in area. This sign area is not included in the maximum sign area.	One additional sign per tenant up to 10 square feet in area. This sign area is not included in the maximum sign area.	One additional sign per tenant up to 6 square feet in area. This sign area is not included in the maximum sign area.
Freestanding Signs
Maximum number	1 per development site	1 per development site, oriented landward	1 per development site
Maximum sign area	45 square feet per face.	The maximum area for any sign is 75 square feet.	30 square feet per face
Maximum height	15 feet	20 feet	8 feet
Location	A freestanding sign may not be placed anywhere on a site where it significantly degrades a vista, viewpoint, or view shed presently available to the public, or impairs the visual access to the water from such view areas.
A-board		One non-illuminated A-board sign up to 10 square feet in total area is allowed for each use; provided, that the sign does not obstruct designated public or vehicular access routes. This sign area is not included in the maximum sign area.
Lighting
Lighting and illumination restrictions for signs attached to buildings and freestanding signs	Indirect illumination and floodlighting shall be the only allowable means of illumination of signs. All external lighting shall be directed away from the water and adjacent properties to minimize the effects of light and glare upon adjacent uses. No external bare bulb illumination of signs shall be allowed. No flashing, revolving, fluttering, undulating, animated, or otherwise moving signs shall be allowed.	Neon signs are allowed. No other external bare bulb illumination of signs shall be allowed. Indirect illumination and floodlighting shall be the only allowable means of illumination of signs. All external lighting shall be directed away from the water and adjacent properties to minimize the effects of light and glare upon adjacent uses. No flashing, revolving, fluttering, undulating, animated, or otherwise moving signs shall be allowed.	Indirect illumination and floodlighting shall be the only allowable means of illumination of signs. All external lighting shall be directed away from the water and adjacent properties to minimize the effects of light and glare upon adjacent uses. No external bare bulb illumination of signs shall be allowed. No flashing, revolving, fluttering, undulating, animated, or otherwise moving signs shall be allowed.

3. Industrial	S-1a, S-6/7, S-7, S-8, S-9, and S-10 Districts
Signage Allocation
Total sign allocation	1 building or 1 freestanding sign per development site. Sites having both land and water access may have one sign facing landward and one facing waterward.
Signs Attached to Buildings
Maximum number	1 per development site
Maximum sign area	100 square feet
Minimum sign area	One additional sign per tenant up to 12 square feet in area. This sign area is not included in the maximum sign area.
Freestanding Signs
Maximum number	1 per development site
Maximum area per sign	75 square ft per face
Maximum height	20 feet
Location	A freestanding sign may not be placed anywhere on a site where it significantly degrades a vista, viewpoint, or view shed presently available to the public, or impairs the visual access to the water from such view areas.
Lighting
Lighting and illumination restrictions for signs attached to buildings and freestanding signs	Indirect illumination and floodlighting shall be the only allowable means of illumination of signs. All external lighting shall be directed away from the water and adjacent properties to minimize the effects of light and glare upon adjacent uses. No external bare bulb illumination of signs shall be allowed. No flashing, revolving, fluttering, undulating, animated, or otherwise moving signs shall be allowed.

4. Park/Recreational	S-1a, S-6/7, S-7, S-8, S-9, and S-10 Districts
Signage Allocation
Total sign allocation	1 freestanding sign per development site
Freestanding Signs
Maximum number	1 per development site
Maximum sign area	30 square feet per face
Maximum height	8 feet
Location	A freestanding sign may not be placed anywhere on a site where it significantly degrades a vista, viewpoint, or view shed presently available to the public, or impairs the visual access to the water from such view areas.
Lighting
Lighting and illumination restrictions for signs attached to buildings and freestanding signs	Indirect illumination and floodlighting shall be the only allowable means of illumination of signs. All external lighting shall be directed away from the water and adjacent properties to minimize the effects of light and glare upon adjacent uses. No external bare bulb illumination of signs shall be allowed. No flashing, revolving, fluttering, undulating, animated, or otherwise moving signs shall be allowed.

Zoning transition standards.

Purpose. To help ensure appropriate transitions between non-residential and/or higher intensity development and adjacent residential and/or lower intensity districts, in terms of building bulk and scale, location of activity areas for privacy and noise reduction, provision of greenspace, and visual separation.

Development standard – Upper story stepback.

Structures shall not intercept a 25-degree daylight plane inclined into the M or PMI District from a height of 25 feet above existing grade at any R-District boundaries, excluding boundaries with non-residential uses in any R District. For purposes of this provision, vacant land located in an R-District shall be considered a residential use.

The following requirements apply in all non-residential districts, except for M and PMI districts. Where a zoning district boundary is adjacent to an Urban Residential zone, except where the adjacent use within the Urban Residential zone is a park, permanent open space, undevelopable steep slope, public facility or freeway.

(1)

Projects abutting Urban Residential zone at a street, alley or rear or side property line shall not intercept a 45-degree daylight plane inclined into the non-residential zone from the applicable height described below above existing grade, measured from the zone transition line (example of the alley scenario below).

(a)

UR-1 and UR-2: 35 feet.

(b)

UR-3: 45 feet

Figure: Upper Story Stepback - Alley Scenario

Storage and/or Service Openings Vehicle ingress, vehicle egress, and/or loading bay doors of self-storage uses and/or vehicle service uses shall not face any residentially-zoned property.

Lighting.

Light trespass. Light trespass from sites in non-residential zoning districts shall not exceed 3 lux (0.3 foot candles) at parcel boundaries with residential zoning districts. This luminance value shall be measured at the eye in a plane perpendicular to the line-of-sight when looking at the brightest source in the field of view at any point on the property line of any residential parcel.

Residential light pollution. To ensure control of and to minimize glare, any lighting within 100 feet of an R District shall use luminaires which meet the Illuminating Engineering Society’s cutoff light distribution specification.

General light pollution. To control and minimize glare, all other luminaries for area and/or off-street parking shall meet the Illuminating Engineering Society’s semi-cutoff light distribution specification. Lighting shall be directed toward the site, with cutoff shields or other means, to prevent spillover glare to adjacent properties or vehicular traffic. Luminaires with a light source not greater than 1800 lumens (100 watt incandescent) are exempt from this requirement.

Landscaping buffers:

Applicability. This section is applicable per the thresholds for landscaping in TMC § 13.06.090B.

Purpose. Landscaping buffers are intended to function as a substantial vegetative screening providing physical and visual separation between dissimilar districts in order to soften visual and aesthetic impacts. Buffers also provide the aesthetic and environmental benefits of vegetation.

Exceptions.

(1)

When there is a 20 foot vertical grade difference between a development site that is located across the street or alley or is abutting a residential district property, no Landscape buffers are required along the affected property line if such grade difference is demonstrated to provide comparable protection.

(2)

Wherever a development site is separated from a Residential District by an existing right-of-way, a landscape buffer is not required. This exception does not apply to industrial development sites.

(3)

The Director may waive the requirement for a landscape buffer if equivalent landscape buffer is provided by existing parks, parkways, recreation areas, or by topography or other natural conditions.

(4)

The Director may waive the requirement for a landscape buffer if the use being screened is in long-term use for a purpose other than residential, and which would not be negatively impacted by adjacency to a more intensive use.

(5)

The continuous landscaping buffer may be interrupted to the minimum extent necessary to accommodate walkway access and preferred driveway access to and from the property and to allow limited access to and use of necessary utilities.

(6)

A buffer is not required between the front of a commercial or residential building and the street.

(7)

Single-, two-, three-unit and townhouse developments are exempt from all landscaping buffer requirements.

Buffer standards.

(1)

Industrial Zoning District abutting a Residential District property.

(a)

Type 1 buffer required.

(2)

Industrial zoning abutting a Commercial or Mixed-use zoning district.

(a)

Type 1 buffer required for industrial sites 2 acres or larger.

(b)

Type 2 buffer required for industrial sites less than 2 acres.

(3)

Non-industrial zoning district abutting a Residential District property.

(a)

Type 2 buffer required.

(b)

Type 3 buffer required where the property required to provide the buffer is 300 feet or less in depth measured perpendicularly from the residential parcel.

(c)

Type 4 buffer required where the property required to provide the buffer is 150 feet or less in depth measured perpendicularly from the residential parcel.

Buffer Type	Width, measured perpendicular from the property line	Berm, with a 6’ vertical grade difference	Screen¹	Planting Requirement
Type 1; Applicant may select between the two options.	50’	Not required	Not required	• A minimum of one evergreen tree for every 150 square feet arranged in a manner to obstruct views into the property. • Shrubs at a rate of one shrub per 20 square feet of landscaped area. In addition to being from minimum 3-gallon sized containers, shrubs shall be at least 16 inches tall at planting and have a mature height of at least 3 feet. • Note: These provisions supersede the standard height, spacing and visibility provisions of the General Section, above.
Type 1; Applicant may select between the two options.	25’	Required	Not required
Type 2	15’	Not required	Required for industrial uses	• At least one row of evergreen trees, minimum 8 feet in height at the time of planting and 10 feet maximum separation. • Shrubs at a rate of one shrub per 20 square feet of landscaped area. In addition to being from minimum 3-gallon sized containers, shrubs shall be at least 16 inches tall at planting and have a mature height of at least 3 feet. • Groundcover plants. • Note: These provisions supersede the standard height, spacing and visibility provisions of the General Section, above.
Type 3	10’	Not required
Type 4	7’, may be reduced to 4’ where there is a demonstrated site constraint	Not required		• At least one Medium Tree per 300; or one Large Tree per 400 square feet of landscaped area. • Trees to be spaced at an average of 20 feet on-center, but may be grouped in asymmetrical arrangements. • At least 50 percent of trees must be evergreen conifers.
1. Screening shall be accomplished by locating a minimum six foot tall wall or opaque fence that will screen the items from a non-elevated view from neighboring properties or adjacent public rights-of-way

Requirements common to all buffers.

(1)

Additional planting requirements.

•	Buffers shall be planted continuously along the full length of the applicable property line, with limited exceptions for driveways, pedestrian access, and utilities.
•	This Landscaping Buffer is not subject to landscaping incentives or flexibility provisions of TMC § 13.06.090B.3.g
•	Alternative species selection and spacing plans demonstrated to substantially meet the Buffer intent may be approved with staff review.

(2)

Buffer planting examples.

Figures: (Left) for landscaping strips 15 feet wide or less; (right) for landscaping strips wider than 15 feet.

Mobile home/trailer courts abutting Residential districts (where permitted).

•	A wall, fence, vegetated wall, evergreen hedge, or other suitable enclosure of minimum height four and one half feet and maximum height of seven feet placed at least five feet from the side and rear lot lines. The area between such enclosures and the property lines shall be landscaped to form a permanent screening area.
•	A landscaped screening area at least five feet in depth must be provided along the street frontage on a non-arterial street forming a boundary between a mobile home park site and an R-1, R-2, or R-3 District.
•	No signs shall be permitted on any part of a screening enclosure or within a screening area.

Fences and retaining walls.

Applicability. These fence and retaining wall regulations apply to all zoning districts. Regulations within specific zones are set forth below.

Purpose. The purpose of fence and retaining wall regulations is to implement the Comprehensive Plan policies that seek to enhance the pedestrian experience while also reducing opportunity for crime.

The Director may attach any reasonable conditions found necessary to make proposed fencing or retaining walls compatible with its environment, to carry out the goals and policies of the City’s Comprehensive Plan, and/or to provide compliance with other criteria or standards set forth in the City’s Land Use Regulatory Codes.

General fencing and wall height standards.

Unless otherwise allowed, the maximum height of free-standing walls, fences, or hedges between any public street and building shall be 3 feet.

Decorative fences up to 8 feet in height may be allowed between a public street and any residential use provided such fence is at least 50 percent transparent and features a planting strip at least 5 feet wide with landscaping pursuant to the requirements of TMC § 13.06.090B to soften the view of the fence and contribute to the pedestrian environment.

Fences required by the Washington State Liquor Control Board shall also be exempt from the maximum height limitation, provided any portion of the fence between 3 and 7 feet above grade is at least 50 percent transparent.

Fences shall not exceed 5 feet in height in required Street Level Residential Transition Areas.

Fences along alleys are allowed provided fences greater than 3 feet in height are at least 20% transparent between 3 and 7 feet above grade. If no transparency is provided, the maximum height of such fence shall be 3 feet.

Exception. In Downtown Districts, fences greater than 3 feet in height are allowed if the portion of the fence between 3 and 7 feet above grade is at least 20 percent transparent.

Residential District fence and wall standards.

Fencing type limitations.

(1)

Barbed or razor wire. The use of barbed or razor wire is prohibited.

(2)

Electrified fences are prohibited.

(3)

Chain link. Chain link is permitted; except

(a)

In the case of a residential development, chain link or similar wire fencing is prohibited between the front of a building and a public street, except for wetland preservation and recreation uses; and

(b)

Chain link, with or without slats, is prohibited for required screening.

Fence and wall height.

(1)

In Urban Residential (UR) Districts, the maximum height of free-standing walls, fences, or hedges between any public street and building are allowed up to 4 feet in height above sidewalk grade. Exceptions for decorative fences are as follows:

(a)

Up to 5 feet in height provided the fence or wall is semi-transparent or includes decorative features, and features a planting strip at least 1 foot wide.

(b)

Up to 7 feet in height provided the fence or wall is at least 50% transparent above 5 feet, and features a planting strip at least 2 feet wide planted with shrubs or groundcover.

(2)

In R-4 and R-5 districts, the maximum height of free-standing walls, fences, or hedges between any public street and building shall be 3 feet. Exception: Decorative fences up to 8 feet in height may be allowed between a public street and any residential use provided such fence is at least 50 percent transparent and features a planting strip at least 5 feet wide with trees, shrubs, or groundcover to soften the view of the fence and contribute to the pedestrian environment.

(3)

See TMC § 13.06.090M for fence limitation specific to Building Transition. In the case of conflicts, the most restrictive section will apply.

Commercial, MUCs, and Downtown Districts.

Fencing type limitations.

(1)

Barbed or razor wire. The use of barbed or razor wire is limited to those areas not visible to a public street or to an adjacent residential use.

(2)

Chain link. Chain link or similar wire fencing is prohibited between the front of a building and a public street, except for wetland preservation and recreation uses.

(3)

Electrified. Electric fences are allowed around outdoor storage areas, where permitted, in C-1 and C-2 Commercial Districts, CCX Community Commercial Mixed-Use District, UCX Urban Center Mixed-Use District, CIX Commercial industrial Mixed-Use District, DMC Downtown Mixed Use and WR Warehouse Residential District, subject to the following standards. These standards shall not apply to underground or invisible pet fences that are used to contain small domestic animals.

Electrified fence standards.

(1)

Electric fences shall be prohibited between the front of a building and the adjacent public street, except when:

(i)

Outdoor storage located between the building and the front property line, which was in existence at the time of the passing of Ordinance No. 28902, may be protected by an electric fence. In the case of a corner site, this applies to the side adjacent to right-of-way.

(ii)

Except for the South Tacoma Groundwater Protection District, electric fences shall be set back a minimum of 15 feet from the buffer of any critical area as defined in TMC § 13.01.110C and the fence shall not surround said critical area.

(2)

Electric fences shall be limited to a height of 8 feet.

(3)

Electrification.

(i)

The energy source (energizer) for electric fences must be provided by a storage battery not to exceed 12 volts DC. The storage battery may be charged by a solar panel. The solar panel may not be augmented by a trickle charger.

(ii)

The electric charge produced by the fence upon contact shall not exceed energizer characteristics set forth in the International Electrotechnical Commission (IEC) Standard 60335-2-76.

(iii)

Fence system shall be tested and labeled to the Electrotechnical Commission IEC Standards 60335-2-76.

(4)

Warning signs and insurance.

(i)

Electric fences shall be clearly identified with warning signs that read “Warning - Electric Fence” at intervals of 50 feet or less. Signs shall also contain imagery or symbols of, or similar to, the International Organization for Standardization (ISO) warning symbol for electric hazard to alert individuals that the fence is electrically charged (e.g. lightning bolts).

(ii)

Warning signs shall be posted in English, Russian, Spanish, and Vietnamese.

(iii)

Owner of the electric fence shall provide to the City a certificate of commercial general liability insurance covering third party liability risks in a minimum amount of $1,000,000.00 combined single limit per occurrence for bodily injury and personal injury.

(5)

Perimeter fence.

(i)

An electric fence shall be surrounded by a non-electric, perimeter fence, with a smaller aperture designed to limit the passthrough of hands. This perimeter fence shall be a minimum of 6 feet in height and a maximum of 7 feet in height. This fence may be located on the property line.

(ii)

The required perimeter fence shall be setback a minimum of 1 foot from the electric fence.

(iii)

When the perimeter fence is between the building and the front property line, or otherwise along a public street, sidewalk or trail, the perimeter fence shall be decorative and not be chain link or similar wire fencing.

(iv)

When the perimeter fence is between a public street or sidewalk and the property, the fence must be designed to allow pedestrians and drivers to see onto the property.

(v)

Electric fences adjacent to designated Core Pedestrian Streets or designated Pedestrian Streets shall be required to have a landscape buffer between the public right-of-way and the perimeter fence, with landscaping pursuant to the requirements of TMC § 13.06.090B.3, in order to soften the view of the fence and contribute to the pedestrian environment. The landscape buffer must meet the following standards:

•	All districts, except C-2: A landscape buffer at least 5 feet wide shall be provided consisting of a mix of trees, shrubs, and groundcover pursuant to site perimeter landscaping requirements of TMC § 13.06.090B.4.e.(4).
•	C-2 districts: A landscape buffer at least 3 feet wide shall be provided consisting of a mix of shrubs and groundcover. There must be at least one shrub for every three linear feet of buffer area. Groundcover plants must fully cover the remainder of the landscaped area. Some or all of the landscape buffer may be contained in planters as long as other requirements are met.

Industrial Districts.

Barbed or razor wire. The use of barbed or razor wire is limited to those areas not adjacent to residential uses.

Chain link. Chain link or similar wire fencing is permitted.

Electrified. Electric fences are allowed in all Industrial Districts subject to the following standards. These standards shall not apply to underground or invisible pet fences that are used to contain small domestic animals.

(1)

Location.

(a)

Electric fences shall be setback 5 feet to any dwelling or dwellings.

(b)

Electric fences shall not be around or adjacent to a critical area as defined in TMC § 13.01.110C.

(2)

Standards.

(a)

Electric fences shall be limited to a height of 10 feet.

(b)

An electric fence shall be separated from property line by a non-electric fence a minimum of 6 feet tall.

(3)

Electrification.

(a)

(b)

The electric charge produced by the fence upon contact shall not exceed energizer characteristics set forth in the International Electrotechnical Commission (IEC) Standards 60335-2-76.

(c)

Fence system shall be tested and labeled to the Electrotechnical Commission IEC Standards 60335-2-76.

(4)

Warning signs and insurance.

(a)

(b)

Warning signs shall be posted in English, Russian, Spanish, and Vietnamese.

(c)

Retaining walls.

In Mixed-Use Districts, retaining walls located adjacent to public street rights-of-way shall be terraced such that individual sections are no greater than 4 feet in height. Bench areas between retaining wall sections shall be planted with landscaping, pursuant to the standards of TMC § 13.06.090B, to soften the view of the wall and contribute to the pedestrian environment.

Utilities.

Applicability. The following standards apply to ground level and rooftop utilities. Rooftop utilities are also regulated under the Building Design Standards.

Purpose. (Reserved)

General standards.

Chain link fencing, with or without slats, is prohibited for required utility screening.

Limited flexibility in this standard is allowed to ensure that the function of the utility equipment is not compromised by the screening requirement.

Standards in Mixed-use Districts and Downtown Districts.

Utility meters, electrical conduit, and other service utility apparatus.

(1)

Utility meters, electrical conduit, and other service utility apparatus shall be located and/or designed to minimize their visibility from the street and other pedestrian areas.

(2)

If such elements are mounted in a location visible from the street, common open space or pedestrian plaza, internal pedestrian pathway, customer parking lots (alleys are excluded), or shared internal access roads for residential uses, they shall be screened with vegetation or by architectural features.

(3)

All landscape screening shall provide 50 percent screening at the time of planting and 100 percent screening within 3 years of planting.

(4)

Items that exceed 4 feet in height must use an opaque fence or structure to screen the element.

Service, loading, and garbage areas.

(1)

Developments shall provide a designated area for service elements (refuse and disposal).

(2)

Such elements shall be sited along the alley, where available.

(3)

Where there is no alley available, service elements shall be located and/or screened to minimize the negative visual, noise, odor, and physical impacts.

Rooftop utility screening.

(1)

All rooftop mechanical for new construction shall be screened with an architectural element such as a high parapet, a stepped or sloped roof form or an equivalent architectural feature which is at least as high as the equipment being screened. Fencing is not acceptable. The intent of the screening is to make the rooftop equipment minimally visible from public rights-of-way within 125 feet of the building, provided said rights-of-way are below the roof level of the building. In those instances where the rights-of-way within 125 feet of the building are above the roof level of the building, the mechanical equipment should be the same color as the roof to make the equipment less visible. Flexibility in this standard is allowed to ensure that the function of the HVAC equipment or the building’s overall energy performance is not compromised by these requirements.

Standards in Commercial Districts.

Mechanical or utility equipment, loading areas, and dumpsters shall be screened from adjacent public street right-of-way, including highways, or residential uses.

Items that exceed 4 feet in height must use fencing, structure, or other form of screening, except landscaping.

Items that do not exceed 4 feet above ground level may be screened with landscaped screening.

All landscape screening should provide 50 percent screening at the time of planting and 100 percent screening within 3 years of planting.

Standards in Downtown Districts

Utility meters, electrical conduit, and other service utility apparatus.

(1)

Utility meters, electrical conduit, and other service utility apparatus shall be located and/or designed to minimize their visibility from the street and other pedestrian areas.

(2)

If such elements are mounted in a location visible from the street, common open space or pedestrian plaza, internal pedestrian pathway, customer parking lots, or shared internal access roads for residential uses, they shall be screened with vegetation or by architectural features. Alleys and courts are exempt from these requirements.

(3)

All landscape screening shall provide 50 percent screening at the time of planting and 100 percent screening within 3 years of planting.

(4)

Items that exceed 4 feet in height must use an opaque fence or structure to screen the element.

Service, loading, and garbage areas.

(1)

Developments shall provide a designated area for service elements (refuse and disposal).

(2)

Such elements shall be sited along the alley or court, where available.

(3)

Where there is no alley available, service elements shall be located and/or screened to minimize the negative visual, noise, odor, and physical impacts.

Rooftop utility screening.

(1)

Standards for residential buildings and developments.

Standards for all residential development in all districts.

(1)

Utility meters, electrical conduit, and other service utility apparatus shall not be located on street-facing facades, and shall be located and/or designed to minimize their visibility from the street. If such elements are mounted in a location visible from the street, common open space, or shared auto courtyards, they shall be screened with vegetation or by architectural features.

(2)

(3)

The City may require a consolidated location for storage of solid waste containers, direct street access pickup, or a shared waste collection service if necessary for efficient solid waste collection in developments with more than four units.

Residential development with 4 or more units in Residential and Urban Residential Districts.

(1)

Mechanical or utility equipment, loading areas, dumpsters and other utility apparatus shall be located and/or designed to minimize their visibility from the street, including highways, and other pedestrian areas and residences.

(2)

If such elements are mounted in a location visible from the street, common open space or pedestrian plaza, internal pedestrian pathway, or shared internal access roads for residential uses, they shall be screened with vegetation or by architectural features.

(3)

Items that exceed 4 feet in height must use fencing, structure, or other form of screening, except landscaping.

(4)

Items that do not exceed 4 feet above ground level may be screened with landscaped screening.

(5)

All landscape screening should provide 50 percent screening at the time of planting and 100 percent screening within 3 years of planting.

Examples.

Well-designed service enclosure example.

Landscaping helps to minimize the negative visual impacts of utility meters.

Exposed utility meters like this will not be allowed where visible from common open spaces, streets or pedestrian areas.

Street level building transitions.

Applicability. (Reserved)

Purpose. (Reserved)

Standards.

Residential buildings meeting the “build-to” requirements along designated pedestrian streets shall provide a transition area between the public right-of-way and the ground floor dwelling units.

(1)

Transitions can be accomplished through grade changes that elevate the ground floor units and main entry or through landscaping and other design elements, such as plazas, artwork, fountains, bioswales, or other amenities. Review of any proposed public art shall be coordinated with the City’s Arts Administrator and/or approved by the Arts Commission, as determined by the Arts Administrator.

(2)

Fences, walls, and gateways may be used to provide some visual separation of private residences, but not to hide the transition area.

(3)

Fences over 3 feet in height must be transparent and cannot exceed 5 feet in height.

(4)

The transition area may be used to meet Amenity Space requirements.

(5)

Parking may not be used as a feature of the transition area.

(6)

Examples.

The above examples use trees and landscaping, elevation changes, transparent fencing, and arbors to create an effective transition between public and private spaces.

In Mixed-use Zoning Districts the maximum height of free-standing walls or hedges between any public street and building shall be 3 feet.

(Previously codified as 13.06.502, 13.06.503, 13.06.510, 13.06.511, 13.06.512, 13.06.513, 13.06.520, 13.06.521, 13.06.522, 13.06A.065, and 13.06A.111, relocated to § 13.06.090 by Ord. 28613 Ex. G, 2019-09-24; Ord. 28725 Exs. A and F, 2020-12-08; Ord. 28793 Ex. B, 2021-12-07; Ord. 28821 Ex. H, 2022-06-28; Subst. Ord. 28902 Ex. A, 2023-08-15; Ord. 28905 Ex. A, 2023-08-15; Ord. 28906 Ex. C, 2023-08-15; Ord. 28966 Ex. B, 2024-05-07; Ord. 28986 Ex. D, 2024-11-19; Ord. 29042 Ex. A, 2025-06-24; Subst. Ord. 29051 Ex. D, 2025-09-09; Ord. 29076 Ex. A, 2025-12-02)

§ 13.06.100 Building design standards.

Commercial District minimum design standards.

General applicability. The design standards of this section are required to implement the urban design goals of the Comprehensive Plan of the City of Tacoma. The building design standards apply to all new development as outlined below, except as follows:

Standards. Each item of this section shall be addressed individually. Exceptions and exemptions noted for specific development situations apply only to the item noted.

Alterations.

(1)

Three thresholds are used to gauge the extent of design standard compliance on alterations to existing development:

Level I alterations include all remodels and/or additions within a two year period whose cumulative value is less than 50% of the value of existing development or structures, as determined by the applicable Building Code. The requirement for such alterations is only that the proposed improvements meet the standards and do not lead to further nonconformance with the standards. For example, if a property owner decides to replace a building façade’s siding, then the siding shall meet the applicable exterior building material standards, but elements such as building modulation would not be required.

Level II alterations include all remodels and/or additions within a two year period whose cumulative value ranges from 50% to 200% of the value of the existing development or structure, as determined by the applicable Building Code. All standards that do not involve repositioning the building or reconfiguring site development shall apply to Level II alterations.

Level III alterations include all remodels and/or additions within a two year period whose cumulative value exceeds 200% of the value of the existing development or structure, as determined by the applicable Building Code. Such alterations shall conform to ALL standards.

(2)

The standards do not apply to remodels that do not change the exterior form of the building. However, if a project involves both exterior and interior improvements, then the project valuation shall include both exterior and interior improvements.

(3)

No addition or remodel shall increase the level of nonconformity or create new nonconformities to the development or design standards.

Super regional malls. Additions to super regional malls of less than 10,000 square feet of floor area are exempt from the design standards of this section.

Temporary. Temporary structures are exempt from the design standards of this section.

Residential and/or mixed-use (outside of Urban Residential Districts).

(1)

Single, two, and three-unit dwellings are subject only to the design standards in Subsection E. Townhouses are subject only to the design standards in Subsection G. For other residential uses, such as mixed-use buildings and multi-unit dwellings of 4 units or more, the standards herein apply unless otherwise noted.

(2)

Multi-unit residential development with a commercial component located within the C1, C2, T, and PDB zoning districts, and within the Neighborhood Commercial Future Land Use Map (FLUM) (as defined in Figure 2 of the Urban Form chapter of the Comprehensive Plan) are subject to the requirements in Section 13.06.100B Mixed-Use District Minimum Design Standards.

(3)

Single-unit dwellings legally established prior to August 1, 2011 are exempt from these standards. However, remodels and additions to such single-unit dwellings shall not increase the level of nonconformity.

Historic. In any conflict between these standards and those applied by the Tacoma Landmarks Preservation Commission, the standards of the commission shall prevail.

Religious assembly facilities which can demonstrate that the design standards impose a substantial burden, administratively or financially, on their free exercise of religion, shall be exempt from compliance.

Floor area. For purposes of this section of the code (Section 13.06.100), “floor area” shall not include spaces below grade.

Parks, recreation and open space uses. Accessory or ancillary structures, such as restroom buildings, playground equipment and picnic shelters, are exempt from the design standards of this section.

Accessory structure. Shipping containers are exempt from all sections except Subsection 9 below.

Zoning district applicability. The following requirements apply to the C1, C2, T, and PDB zoning districts. See Section 13.06.100B, for X-District requirements. Single-use multi-unit residential developments in the C1, C2, T, and PDB zoning districts are subject to the requirements in Section 13.06.100C Multi-unit Residential Minimum Design Standards.

Mass reduction standards. Purpose: The following design choices are intended to help reduce the apparent mass of structures and achieve a more human scale environment by providing physical breaks in the building volume that reduce large, flat, geometrical planes on any given building elevation.

Size to choice ratio for b below

(1)

Buildings under 7,000 square feet of floor area are not required to provide mass reduction.

(2)

Buildings from 7,000 square feet of floor area to 30,000 square feet of floor area shall provide at least one mass reduction feature.

(3)

Buildings over 30,000 square feet of floor area shall provide at least two mass reduction features.

Mass reduction choices

(1)

Upper story. Buildings with a maximum footprint of 7,000 square feet of floor area, that do not exceed 14,000 square feet of floor area, may count use of a second story as a mass reduction feature.

(2)

Upper story setback. An 8 feet minimum setback for stories above the second story for elevations facing the street or parking lots over 20 stalls. This requirement applies to a maximum of 2 elevations.

(3)

Wall modulation. Maximum 100 feet of wall without modulation, then a minimum 2 feet deep and 15 feet wide offset of the wall and foundation line on each elevation facing the street, parking lots over 20 stalls, or residential uses.

(4)

Public plaza. A public plaza of at least 800 square feet or 5 percent of building floor area, whichever is greater. The plaza shall be located within 50 feet of and visible to the primary public entrance; and contain a minimum of a bench or other seating, tree, planter, fountain, kiosk, bike rack, or art work for each 200 square feet of plaza area. Any proposed art work shall be coordinated with the City’s Arts Administrator and/or approved by the Arts Commission, as determined by the Arts Administrator. Plaza contents may count toward other requirements when meeting the required criteria. Walkways do not count as plazas. Plazas shall not be used for storage. Required parking stalls may be omitted to the minimum necessary if needed to provide the plaza. Where public seating is provided, it shall utilize designs that discourage long-term loitering or sleeping, such as dividers or individual seating furniture. Plazas may be permeable pavement or pavers where feasible. Low Impact Development vegetated stormwater features may be used for up to 30% of the plaza requirement where feasible.

Figure: Upper Story Setback	Figure: Wall Modulation Example
Figure: Public Plaza Example

Roofline standards.

Purpose: The following standards are intended to ensure that roofline is addressed as an integral part of building design to avoid flat, unadorned rooflines that can result in an industrial appearing, monotonous skyline. Roofline features are also intended to further reduce apparent building volume and further enhance features associated with residential and human scale development. All buildings with rooflines of 100 feet or more in length, except where otherwise noted, must use one or more of the following roofline choices.

Roofline choices.

(1)

Sloped roof. Use of a roof form with a pitch no flatter than 5/12. Rounded, gambrel, and/or mansard forms may be averaged.

(2)

Modulated roof. Use of features, which are a minimum of 2 feet in height, such as a terracing parapet, multiple peaks, jogged ridge lines, dormers, etc., with a maximum of 100 feet uninterrupted roofline between roof modulation elements. Modulation elements shall equal a minimum of at least 15 percent of the roofline on each elevation. The maximum shall be 50 feet of uninterrupted roofline along the eave between roof modulation elements in C 1 Districts and on sides facing residential uses or districts. Roof forms with a pitch flatter than 5/12 are permitted with this option; provided, the appropriate modulation is incorporated.

(3)

Corniced roof*. A cornice of two parts with the top projecting at least 6 inches from the face of the building and at least 2 inches further from the face of the building than the bottom part of the cornice. The height of the cornice shall be at least 12 inches high for buildings 10 feet or less in height; 18 inches for buildings greater than 10 feet and less than 30 feet in height; and 24 inches for buildings 30 feet and greater in height. Cornices shall not project over property lines, except where permitted on property lines abutting public right-of-way.

(4)

Canopy exemption. Fueling station canopies, drive-through canopies, or similar canopies are exempt from roofline requirements.

Figure: Roofline Examples

Figure: Modulated Roof Example

Figure: Cornice Example

Windows and openings.

Purpose: The following standards are intended to increase public visibility for public safety, to provide visual interest to pedestrians that helps encourage pedestrian mobility, and to provide architectural detailing and variety to building elevations on each story.

Street level.

(1)

Front, side, or corner side exterior walls facing streets or that contain customer entrances and face customer parking lots of 20 stalls or greater shall have transparent window or openings for at least 50 percent of the ground level wall area. This standard shall apply on a maximum of 2 such building elevations. The window and opening requirements shall be reduced to 30 percent of the ground level wall area for portions of façades where the grade level of the sidewalk of the abutting street is 4 feet or more above or below the adjacent floor level of the building. The requirement shall be further reduced to 20 percent of the ground level wall area in instances where the application of this standard is not possible due to steep grades and the correlating location of the floor plates of the building. Rough openings are used to calculate this requirement.

(2)

Required view. Required windows or openings must provide either views into building work areas, sales areas, lobbies, merchandise displays, or artworks. Review of any proposed public art shall be coordinated with the City’s Arts Administrator and/or approved by the Arts Commission, as determined by the Arts Administrator. Art and display windows shall be at least 2 feet deep, recessed and integrated into the façade of the building (tack on display cases do not qualify).

(3)

The “ground level wall area” is defined as the area between 2 feet and 8 feet above the adjacent finished grade.

(4)

Limited alternatives. Alternatives of decorative grilles, art work, or similar features can be substituted for those portions of uses where the provision of natural light can be demonstrated to nullify the intended use (examples include movie theater viewing areas and light sensitive laboratories) and for parking structures, provided an equivalent wall area is covered. Review of any proposed public art shall be coordinated with the City’s Arts Administrator and/or approved by the Arts Commission, as determined by the Arts Administrator.

Upper levels.

(1)

Front, side, or corner side exterior walls facing streets or walls that contain customer entrances and face customer parking lots of 20 stalls or greater shall use a combination of transparent windows or openings and architectural relief that provide visual demarcation of each floor on a minimum of 2 such building elevations.

(2)

Upper level windows shall be a different type than the ground level windows on the same elevation.

(3)

For purposes of this requirement, a window type is either a grouping of windows, a window size, or a window shape.

Exemptions.

(1)

Residential privacy. On sides where C, T, or PDB District boundaries adjoin R-1, R-2, R-2SRD, or R-3 District boundaries, structures within the C, T, or PDB District that are set back at least 7 feet from the property line and screened by landscaping to a minimum height of 6 feet are exempt from the window and opening requirements on the effected side.

Figure: Development requirements for facades windows/openings

Façade surface standards.

Purpose: The following standards are intended to help reduce the apparent mass of structures and achieve a more human scale environment by providing visual breaks at more frequent intervals to the building volume that reduce large, flat, geometrical planes on any given building elevation, especially at the first story. The choices are also intended to encourage variety in the selection of façade materials and/or treatment and to encourage more active consideration of the surrounding setting.

Blank wall limitation.

(1)

Unscreened, flat, blank walls on the first story more than 25 feet in width are prohibited facing a public street and/or highway right-of-way, residential zone, or customer parking lot. These walls shall use modulation, windows, openings, landscaping, or architectural relief such as visibly different textured material to achieve the required visual break. The visual break shall be at least 1 foot in width. Items provided for other requirements may satisfy this requirement as appropriate. Stored or displayed merchandise, pipes, conduit, utility boxes, air vents, and/or similar equipment do not count toward this requirement.

Façade variety.

(1)

Buildings with under 2,000 square feet of floor area are exempt from the variety requirement.

(2)

Buildings with 2,000 square feet of floor area to 30,000 square feet of floor area shall use at least 2 different materials, textures, or patterns on each building elevation.

(3)

Buildings with over 30,000 square feet of floor area shall use at least 3 different materials, textures, or patterns on each building elevation.

(4)

For purposes of this requirement, each material, texture, or pattern must cover a minimum of 10 percent of each building elevation. Glass does not count toward this requirement. Different texture or pattern shall be visibly different from adjacent public right-of-way or parking area.

Building face orientation.

(1)

The building elevation(s) facing street or highway public rights-of-way shall be a front, side, or corner side and shall not contain elements commonly associated with a rear elevation appearance, such as loading docks, utility meters, and/or dumpsters.

(2)

This requirement applies to a maximum of 2 building elevations on any given building.

Pedestrian standards.

Purpose: The following standards are intended to enhance pedestrian mobility and safety in commercial areas by providing increased circulation, decreasing walking distances required to enter large developments, and providing walkways partially shielded from rain and/or snow.

Customer entrances.

(1)

Additional entrances. An additional direct customer entrance(s) shall be provided to the same building elevation which contains the primary customer entrance so that customer entrances are no further than 250 feet apart when such elevations face the public street or customer parking lot. If a corner entrance is used, this requirement applies to only 1 elevation.

(2)

Designated streets. Non residential or mixed-use buildings on designated pedestrian streets noted in Section 13.06.030 or Section 13.06.300C shall provide at least 1 direct customer entrance, which may be a corner entrance, within 20 feet, facing, and visible to the designated street. For such buildings over 30,000 square feet of floor area, the maximum distance is increased to 60 feet.

Residential entrances.

(1)

Buildings meeting the “build-to area” for designated pedestrian streets shall provide at least 1 entrance within 8 feet of the longest street facing wall of the building. Buildings that have a shared main entrance must use the shared main entrance to fulfill the requirements of this standard.

(a)

The shared main entrance must face the street or be at an angle of up to 45 degrees from the street.

(b)

The shared main entrance may open onto a porch. The porch must have a minimum dimension of 4 feet by 6 feet; have a roof that is no more than 12 feet above the floor of the porch; and be at least 30 percent solid. If at least 30 percent of the porch is covered with a solid roof, the rest may be covered with an open material, such as a trellis.

(2)

Weather protection is required for all multi-unit building entries. For private entries, required weather protection must be at least 3 feet deep along the width of the entry. For common building entries, the required weather protection shall be 5 feet.

Street level weather protection.

(1)

Weather protection shall be provided above a minimum of 25 percent of the length of hard surfaced, public or private walkways and/or plazas along façades containing customer and/or public building entries or facing public street frontage.

(2)

Weather protection may be composed of awnings, canopies, arcades, overhangs, marquees, or similar architectural features. It is required to cover only hard surfaced areas intended for pedestrian use and not areas such as landscaping.

(3)

Weather protection must cover at least 5 feet of the width of the public or private sidewalk and/or walkway, but may be indented as necessary to accommodate street trees, street lights, bay windows, or similar building accessories to not less than 3 feet in width.

Rooftop utility screening.

Purpose: These requirements are intended to minimize visibility of utilities, mechanical equipment, and service areas to mitigate visual impact on residential privacy, public views, and general community aesthetics.

All rooftop mechanical equipment for new construction shall be screened with an architectural element such as a high parapet, a stepped or sloped roof form or an equivalent architectural feature which is at least as high as the equipment being screened. Fencing is not acceptable. The intent of the screening is to make the rooftop equipment minimally visible from public rights-of-way within 125 feet of the building, provided said rights-of-way are below the roof level of the building. In those instances where the rights-of-way within 125 feet of the building are above the roof level of the building, the mechanical equipment should be the same color as the roof to make the equipment less visible. Limited flexibility in this standard is allowed to ensure that the function of the HVAC equipment is not compromised by the screening requirement.

Figure: Utility Storage

Accessory structure – Shipping container.

Shipping Containers are allowed as an accessory structure in all Commercial Districts subject to the standards set forth below:

(1)

Shipping containers shall not be located between the building and street right-of-way. On corner lots, this applies to front and side.

(2)

Shipping container must be setback a minimum of 5 feet from all property lines; and

(3)

When the shipping container is not between the building and street right-of-way, it must be setback further from right-of-way than the wall of building and a minimum of 5 feet, whichever is greater. On corner lots, this applies to front and side.

(4)

Shipping containers shall be screened from any Residential District when adjacent to or across an alley from the Residential District. In this case it must be screened by a minimum 6-foot tall solid wood fence and/or landscaping.

(5)

Each site is limited to one shipping container.

(6)

Shipping containers may not be placed within a shopping center as defined in TMC § 13.01.060S.

(7)

See TMC § 13.06.080P for regulations specific to shipping containers as a temporary use.

Mixed-Use District minimum design standards.

Standards. Each item of this section shall be addressed individually. Exceptions and exemptions noted for specific development situations apply only to the item noted.

Alterations.

(1)

Three thresholds are used to gauge the extent of design standard compliance on alterations to existing development:

(2)

(3)

No addition or remodel shall increase the level of nonconformity or create new nonconformities to the development or design standards.

Super regional malls. Additions to super regional malls of less than 10,000 square feet of floor area are exempt from the design standards of this section.

Temporary. Temporary structures are exempt from the design standards of this section.

Residential and/or mixed-use.

(1)

Single, two, and three-unit dwellings are subject only to the design standards in Subsection E. Townhouses are subject only to the design standards in Subsection H. For other residential uses, such as mixed-use buildings and multi-unit dwellings of 4 units or more, the standards herein apply unless otherwise noted.

(2)

Historic. In any conflict between these standards and those applied by the Tacoma Landmarks Preservation Commission, the standards of the commission shall prevail.

Floor area. For purposes of this section of the code (Section 13.06.090C), “floor area” shall not include spaces below grade.

Parks, recreation and open space uses. Accessory or ancillary structures, such as restroom buildings, playground equipment and picnic shelters, are exempt from the design standards of this section.

Zoning District applicability. The following requirements apply to all development located in any X-District, and to multi-unit residential development with a commercial component located within the C1, C2, T, and PDB zoning districts and within the Neighborhood Commercial FLUM (as defined in Figure 2 of the Urban Form chapter of the Comprehensive Plan), except where noted or unless specifically exempted.

Ground level design.

Façade details & articulation.

Applicability: All building façades fronting a designated Pedestrian Street must include the following required and selected articulation features at intervals no greater than 40 feet. Buildings that have 60 feet or less of frontage on the designated pedestrian street are exempt from this standard.

(1)

Required features. Use of vertical piers (minimum 2 inch projection) and arrangement of windows and/or entries that reinforce the pattern of small storefront spaces.

(2)

Optional features. Choose one from each of the following categories:

(a)

Window and/or entry treatment:

•	Display windows divided into a grid of multiple panes.
•	Transom windows.
•	Roll-up windows/doors.
•	Recessed entry.
•	Decorative door.
•	Arcade.
•	Landscaped trellises or other permanent decorative elements that incorporate landscaping near the building entry.

(b)

Building materials and other façade elements:

•	Decorative weather protection element(s) such as a steel canopy or glass, fixed-fabric, or retractable awning.
•	Decorative building-mounted light fixtures.
•	Use of brick, stonework, and architectural pre-cast concrete for at least 10 percent of siding material on the façade.
•	Incorporating a decorative mix of building materials.
•	Decorative kick-plate, pier, or belt course.

Example Figures

These figures all depict acceptable façade articulation examples. All use window configurations to reinforce the desired small storefront pattern.

This building uses roofline modulation, window configurations, and weather protection elements to reinforce the pattern of small storefronts.

This building employs a regular pattern of vertical piers.

This building incorporates different weather protection elements.

Weather protection.

(1)

General requirements.

(a)

Weather projection may be composed of awnings, canopies, arcades, overhangs, marquees, or similar architectural features.

(b)

Weather protection must cover at least 5 feet in width of the public or semi-public sidewalk but reduced to accommodate trees, lighting, bay windows, or similar building features to not less than 3 feet in width.

(2)

Minimum requirements.

(a)

Pedestrian Street-facing building facades. Weather protection shall be provided above all entrances and along a minimum of 80 percent of ground level building facades abutting or located within 5 feet of a hard-surfaced public or private sidewalk, walkway, and/or amenity space.

(b)

Building facades facing a non-Pedestrian Street or common amenity space. Weather protection shall be provided above all entrances and along a minimum of 50 percent of ground level building facades abutting or located within 5 feet of a hard-surfaced public or private sidewalk, walkway, and/or amenity space.

Building orientation & entrances.

(1)

Definitions.

“Primary entrance.”

An entrance that provides direct pedestrian access to all or a plurality of residential units, non-residential building main lobby, or a shared entrance of multiple users/uses. For the purposes of applying associated provisions, this can include entrances into an enclosed interior space as well as covered and uncovered, unenclosed or partially enclosed spaces such as shared walkways, gates, or other similar features.

(2)

Residential buildings/uses.

(a)

Location. Primary entrances must be oriented to the abutting street and must include features that visually communicate its prominence and function such as signage, wayfinding, pedestrian lighting, landscaping, walls/fences, etc. If the building has more than one street frontage where one is a designated Pedestrian Street, the primary entrance must be oriented to the Pedestrian Street except that the primary entrance for residential units within a mixed-use building may be located on non-Pedestrian Street for buildings with more than one street frontage. If no entrance clearly meets the definition of a Primary entrance, at least one entrance must be designated and designed according to these standards.

(b)

Dimensions. Primary residential and shared entries must include a covered space that is at least 4 feet wide and 6 feet deep located on the development site. This space may either be recessed or projecting from the front building wall. The weather protection cover may not be more than 12 feet above grade.

(3)

Non-residential buildings/uses.

(a)

Location. A publicly-accessible Primary Entrance must be oriented to the abutting street, located within 20 feet of the street, and must include features that visually communicate its prominence and function such as signage, wayfinding, pedestrian lighting, landscaping, walls/fences, etc. If the building has more than one street frontage where one is a designated Pedestrian Street, the primary entrance must be oriented to the Pedestrian Street.

(b)

Customer entrances. Additional publicly-accessible entrances shall be provided along building elevations containing a publicly-accessible entrance at a minimum interval of 250 feet.

Building transitions.

Applicability: The following standards apply to the area located between street right-of-way and the building.

(1)

General requirements.

(a)

Fences, walls, or hedges greater than 36 inches in height are prohibited.

(b)

Where a building is located more than 5 feet from the right-of-way, the areas located between the right-of-way and the building must consist of pedestrian amenities, landscaping, vegetated LID BMPs, or works of art. Landscaping shall be consistent with TMC § 13.06.090B.4.h. Review of any proposed public art shall be coordinated with the City’s Arts Administrator and/or approved by the Arts Commission, as determined by the Arts Administrator. Parking is prohibited in the setback areas.

(2)

Residential entrances: Individual ground-related unit entrances. Each unit shall provide a transition area including one of the following features between the right-of-way and unit entrance.

•	Grade changes that elevate the unit’s entrance at least 2 feet above adjacent grade.
•	A common exterior amenity space meeting the requirements of 13.06.040I.3.a.
•	A private exterior amenity space meeting the requirements of 13.06.040I.3.b and that includes a fence or wall to provide physical and visual separation from public spaces.

(3)

Residential entrances: Shared multi-unit entrances. Each shared entrance shall provide a transition area between the right-of-way and entrance.

Transitions can be accomplished by the following:

•	Grade changes that elevate the entrance at least 2 feet above adjacent grade.
•	A common exterior amenity space meeting the requirements of 13.06.040I.3.a.

(4)

Pedestrian street-facing facades.

(a)

Where a building is located 5 feet or less from the right-of-way, the areas located between the right-of-way and the building must be hard-surfaced.

Transparency.

Purpose: The following standards are intended to increase public visibility for public safety, to provide visual interest to pedestrians that helps encourage pedestrian mobility, to provide for natural lighting to buildings interiors to conserve energy, and to provide architectural detailing and variety to building elevations on each story.

(1)

General requirements.

•	The “ground level wall area” is defined as the area between 2 feet and 8 feet above the adjacent finished grade.
•	This standard shall apply on a maximum of 2 such building elevations, and application shall be prioritized as follows: Core Pedestrian Street, Primary Pedestrian Street, Pedestrian Street, a non-Pedestrian Street, and other qualifying frontages (e.g. , the requirements would apply to the façade facing the Core Pedestrian and either the façade facing the non-designated street or the façade facing the parking lot.
•	Rough openings are used to calculate this requirement.
•	Reductions for sloping properties. These requirements may be reduced by 50 percent for building elevations where the finished grade level adjacent to the building is four feet above or below the level of the sidewalk. The requirement may be further reduced to 15 percent of the ground level wall area in instances where the application of this standard is not possible due to steep grades running parallel to the elevation and crossing the floor plates of the building.

Diagram depicting sloping property.

(2)

Residential buildings/uses.

(a)

Portions of a building containing residential uses at the ground level facing a designated Pedestrian Streets shall have transparent windows or openings equal to at least 35 percent of the ground level wall area.

(b)

Portions of a building containing residential uses at the ground level facing a non-Pedestrian Street, common amenity space, or an associated surface parking lot of 20 stalls or greater shall have transparent windows or openings for at least 15 percent of the ground level wall area.

(c)

Ancillary uses such as lobbies, mail rooms, bicycle storage, and amenity spaces shall be considered residential uses for the purposes of applying these requirements.

(3)

Non-residential buildings/uses, except industrial uses.

(a)

Portions of a building containing non-residential uses, except industrial uses, at the ground level facing a designated Core Pedestrian Street shall have transparent windows or openings equal to at least 60 percent of the ground level wall area.

(b)

Portions of a building containing non-residential uses, except industrial uses, at the ground level facing a designated Pedestrian Street shall have transparent windows or openings equal to at least 50 percent of the ground level wall area.

(c)

Portions of a building containing non-residential uses, except industrial uses, at the ground level facing a non-pedestrian street, common amenity space, or an associated surface parking lots of 20 stalls or greater shall have transparent windows or openings for at least 40 percent of the ground level wall area.

(d)

Required view. Required windows or openings must provide either views into building work areas, sales areas or lobbies.

(e)

Art or window displays may substitute for transparent elements for up to 25% of the requirement on façades facing designated Pedestrian Streets and up to 50% on all other applicable façades.

(f)

Window displays must be at least 2 feet in depth and recessed into the building. Display cases attached to the exterior wall do not qualify.

(g)

A decorative grille, work of art, or a similar treatment may be used to meet this standard on those portions of the sidewalk level façade where it can be demonstrated that the intrusion of natural light is detrimental to the sidewalk level use. Examples of such uses include, but are not limited to, movie theaters, museums, laboratories, and classrooms. In no instances shall the amount of transparency present in existing buildings be decreased below 20 percent. This standard shall also apply when 50 percent or more of the sidewalk level façade is altered.

(h)

Review of any proposed public art shall be coordinated with the City’s Arts Administrator and/or approved by the Arts Commission, as determined by the Arts Administrator.

(4)

Industrial uses.

(a)

Portions of a building containing industrial uses at the ground level facing a designated Pedestrian Streets shall have transparent windows or openings equal to at least 30 percent of the ground level wall area.

(b)

Portions of a building containing industrial uses at the ground level facing a non-Pedestrian Street, common amenity space, or an associated surface parking lots of 20 stalls or greater shall have transparent windows or openings for at least 20 percent of the ground level wall area.

(c)

A decorative grille, work of art, or a similar treatment may be used to meet this standard on those portions of the sidewalk level façade where it can be demonstrated that the intrusion of natural light is detrimental to the sidewalk level use. In no instances shall the amount of transparency present in existing buildings be decreased below 20 percent. This standard shall also apply when 50 percent or more of the sidewalk level façade is altered.

(5)

Structured parking.

(a)

Portions of a building containing structured parking at the ground level facing a designated Pedestrian Streets shall have transparent windows or openings equal to at least 30 percent of the ground level wall area.

(b)

Portions of a building containing structured parking at the ground level facing a non-Pedestrian Street, internal courtyard, plaza or an associated surface parking lot of 20 stalls or greater shall have transparent windows or openings for at least 20 percent of the ground level wall area.

(c)

Alternatives such as decorative grilles, artwork, display windows, or similar features can be substituted for the transparency required in that portion of the ground-level façade. Review of any proposed public art shall be coordinated with the City’s Arts Administrator and/or approved by the Arts Commission, as determined by the Arts Administrator.

Figure: Development requirements for facades windows/openings

Blank walls.

(1)

Definition.

“Blank wall.”

A ground floor wall or portion of a ground floor wall that is over 4 feet in height and has a horizontal length greater than 15 feet without a transparent window or door.

(2)

Blank walls facing a street, internal pathway, courtyard, plaza, or an associated surface parking lot of 20 stalls or greater must be treated in one or more of the following ways and must be accompanied by lighting that enhances the selected treatment:

•	Window displays must be at least 2 feet in depth and recessed into the building. Display cases attached to the exterior wall do not qualify.
•	Landscape planting bed at least 5 feet wide or a raised planter bed at least 2 feet high and 3 feet wide in front of the wall. Such planting areas shall include planting materials that are sufficient to obscure or screen at least 60 percent of the wall’s surface within 3 years.
•	Installing a vertical trellis in front of the wall with climbing vines or plant materials sufficient to obscure or screen at least 60 percent of the wall’s surface within 3 years. For large areas, trellises should be used in conjunction with other blank wall treatments.
•	Artwork. Review of any proposed public art shall be coordinated with the City’s Arts Administrator and/or approved by the Arts Commission, as determined by the Arts Administrator.

Building form and expression.

Façade articulation.

Applicability: Buildings greater than 3 stories in height must conform to the building articulation standards in section (1). Buildings that have more than 60 feet of frontage along a street, open space, or parking area must conform to the articulation standards in section (2).

(1)

Required building articulation.

(a)

Buildings 4 or 5 stories in height shall provide bipartite articulation by incorporating design treatments that provide a clear delineation of the building’s top and base.

(b)

Buildings over 5 stories shall provide tripartite articulation by incorporating design treatments that provide a clear delineation of the building’s top, middle, and base.

(c)

This articulation can be accomplished through a combination of building form, materials, and detailing.

•	Top: Features may include a sloped roofline or strong cornice line. For façades utilizing upper level stepbacks, the “top” design treatment may be applied to the top of the front vertical plane of the building or the top of the building where it is set back from the building’s front vertical wall (provided the top of the building is visible from the centerline of the adjacent street).
•	Middle: provide consistent articulation of middle floors with windows, balconies, exterior materials, modulation, and detailing.
•	Base: provide a distinctive ground floor or lower floors design that contrasts with other floors through the use of varying window design and/or configuration, and exterior materials, architectural details, and/or other methods.

(2)

Optional articulation features. All buildings shall include at two of the following articulation features at intervals of no more than 30 feet along all façades facing a street, open space, or parking area.

Buildings that employ brick as the siding material on a majority of the subject façade are required to only provide one of the articulation features.

Modulation Choices in TMC § 13.06.100B.4.b that exceed similar options listed here can be used to satisfy these requirements if employed.

(a)

Repeating distinctive window patterns at intervals less than the required interval.

(b)

Minor vertical building modulation. Minimum depth and width of modulation is 2 feet and 4 feet, respectively, if tied to a change in building material/siding style and/or roofline modulation.

(c)

Major vertical building modulation. Minimum depth and width of modulation is 10 and 15 feet, respectively.

(d)

Horizontal modulation (upper level step-backs). Provide a minimum horizontal modulation of 5 feet from the building face for at least 75 percent of the facade.

(e)

Roofline modulation consistent with TMC § 13.06.100B.4.c(3).

(f)

Balconies or bay windows. To qualify, balconies must be recessed or project at least 18 inches beyond the primary building face and bay windows must project at least 18 inches beyond the primary building face. These may project into street rights-of-way, where allowed by the Public Works Department, but not into alley rights-of-way.

Mass reduction.

Purpose: The following standards are intended to reduce the appearance of bulk.

Applicability: Buildings that have more than 60 feet of frontage along a public or private street, public open space, or on-site parking area (45 feet or greater average width) must conform to these standards.

(1)

(a)

Horizontal modulation: Upper floor streetfront stepback (choose one as applicable).

Pedestrian Street Facades:
•	8’ minimum stepback along the streetfront façade for 4th floor and above in RCX Districts.
•	8’ minimum horizontal stepback along for 5th floor and above in X Districts other than RCX, where the ROW width is less than 100’.
•	8’ minimum horizon stepback for 6th floor and above in X zones other than RCX, where the ROW width is 100’ or greater.
•	Proportional Stepback option for any district other than RCX: A 8’ stepback from the building face above the level which corresponds to a 1:2 proportional relationship to the street
Other street facades:
•	5’ minimum stepback along the streetfront façade for 4th floor and above in RCX Districts.
•	5’ minimum horizontal stepback along for 5th floor and above in X Districts other than RCX, where the ROW width is less than 100’.
•	5’ minimum horizon stepback for 6th floor and above in X zones other than RCX, where the ROW width is 100’ or greater.
•	Proportional Stepback option for any district other than RCX: A 5’ stepback from the building face above the level which corresponds to a 1:2 proportional relationship to the street
Notes:
•	Encroachments: One distinct design element of no more than 25 feet in width is allowed to encroach vertically into these stepbacks for each façade.
•	Buildings that do not exceed the floor at which a stepback would apply are considered to satisfy horizontal modulation for purposes of meeting mass reduction requirements.

(b)

Vertical modulation: Façade wall width options (choose one):

•	Provide vertical building modulation at least 20 feet deep and 30 feet wide. For multi-story buildings the modulation must extend through more than one-half of the building floors.
•	Façade employs building walls with contrasting articulation that make it appear like two or more distinct buildings. To qualify for this option, these contrasting façades must employ the following:
	o	Different building materials and/or configuration of building materials.
	o	Contrasting window design (sizes or configurations).
	o	Off-set front walls – Front facing facades are off-set from the property line by a minimum 8 foot difference.

(c)

Common exterior amenity space. A common exterior amenity space, such as a courtyard or public plaza, of at least 800 square feet or 5 percent of building floor area, whichever is greater. The amenity space shall be located within 50 feet of and visible to the primary entrance; accessible to the residents and/or customers; and contain a minimum of a bench or other seating, tree, planter, fountain, kiosk, bike rack, or artwork for each 200 square feet of plaza area.

Example Figures:

Diagram depicting horizontal modulation.

Articulation examples of mixed-use buildings containing residential uses on upper floors. These examples include vertical and horizontal modulation and changes in building materials at no more than 30-foot articulation intervals.

Examples of façades that effectively use techniques to reduce the apparent bulk and scale of the structure. The image on the left uses street and upper level courtyards whereas the right image uses both vertical building modulation and the use of contrasting building materials and articulation.

(2)

Light and air access for residential units. Every residential unit shall have access to a minimum amount of light, direct or indirect, and air per these requirements. Units that face a side or rear property line or an internal exterior space shall provide sufficient separation as follows.

(a)

Units that only face a side or rear property line shall be set back from the property line at least 8 feet for a horizontal dimension of at least 10 feet.

(b)

Units that only face an internal exterior space, such as a courtyard or light well, shall be no closer than 15 feet from any parallel wall.

(c)

Units that face a side or rear property line and an internal exterior space is required to only meet (a) or (b) above.

(d)

Every unit shall be afforded at least 10 feet of total exterior wall width and each shall include at least one operable window.

(e)

This standard shall not apply in cases where the rear or side property line abuts a street or alley.

(f)

Private amenity spaces, such as balconies, may encroach up to 5 feet into this space.

Example Figures:

Examples of buildings that meet minimum light and air standards for residential units.

Roofline design.

(1)

General requirements.

•	Buildings employing a flat roof must meet the standards in TMC § 13.06.100B.4.c(2).
•	The length of any continuous roofline visible from a street, open space, or associated parking lot shall that extends more than 100 feet shall employ roofline modulation consistent with the standards described below.
•	Buildings employing roofline modulation for the purposes of satisfying TMC § 13.06.100B.4.a(2)(e) shall be consistent with the roofline modulation standards described below.

(2)

Flat roof standards. Buildings or portions thereof featuring flat roofs (horizontal roofs with either no slope or only a slope sufficient to effect drainage, often which incorporate surrounding parapets) shall employ roofline treatments incorporating one or more of the following design elements along façades facing a street.

(a)

A cornice of two parts with the top projecting at least 6 inches from the face of the building and at least 2 inches further from the face of the building than the bottom part of the cornice. The height of the cornice shall be at least 12-inches high for buildings 10 feet or less in height; 18-inches for buildings greater than 10 feet and less than 30 feet in height; and 24-inches for buildings 30 feet and greater in height. The cornice must extend along at least 75 percent of the façade.

(b)

Use of balcony/deck railings that function as a roofline treatment. Such railings must be at least 2 feet in height and extend along at least 75 percent of the façade and shall be visible from the adjacent street centerline.

(c)

Use of contrasting building materials on the top floor or top two floors for buildings five stories or taller, for at least 75 percent of the façade.

(3)

Roofline modulation. Roofline modulation is not required of all buildings. However, where required or otherwise applied, the roofline shall meet the following modulation requirements. Whether the roof is flat or pitched, roofline modulation can be accomplished through either vertical or horizontal roofline articulation or a combination of both that breaks up the dominant roof form to enhance visual interest.

(a)

Vertical articulation can be achieved by incorporating any vertically-oriented change to the roofline. This can include stepped parapets, dormer, gables, domes, turrets or other projecting elements. The minimum vertical dimension of roofline modulation is 2 feet when combined with vertical building modulation of or 4 feet when it is not.

(b)

Horizontal articulation can be achieved by incorporating a horizontally-oriented change to the roofline. This can include recessing the peak of the roofline from the building face with a pitched roof, vertical building modulation, or other methods that provide horizontal changes within the roof form. If vertical building modulation is to be used to provide horizontal roofline modulation, the building modulation shall meet the minimum requirements of TMC § 13.06.100B.4.a(2) or 13.06.100B.4.b(1)(b).

(c)

Modulating elements shall equal a minimum of 15 percent of each elevation’s roofline.

(4)

Roofline elements shall not project over property lines, except where permitted on property lines abutting public right-of-way.

(5)

Canopy exemption. Fueling station canopies, drive through canopies, or similar canopies are exempt from roofline requirements.

Transparency.

Purpose: The following standards are intended to increase public visibility for public safety, to provide visual interest to pedestrians that helps encourage pedestrian mobility, to provide for natural lighting to buildings interiors to conserve energy, and to provide architectural detailing and variety to building elevations on each story.

(1)

General requirements.

•	Rough openings are used to calculate this requirement.

(2)

Residential buildings and residential portions of mixed-use buildings.

(a)

Portions of a building containing residential uses facing a street shall have transparent windows or openings equal to at least 15 percent of the wall area.

(b)

Portions of a building containing residential uses facing an internal courtyard, plaza or an associated surface parking lot of 20 stalls or greater shall have transparent windows or openings for at least 10 percent of the wall area.

(c)

Ancillary uses such as lobbies, mail rooms, bicycle storage, and amenity spaces shall be considered residential uses for the purposes of applying these requirements.

(3)

Non-residential buildings, non-residential portions of mixed-use buildings, and structured parking.

(a)

Portions of a building containing non-residential uses, including structured parking, facing a street or associated surface parking lot shall use a combination of transparent windows or openings and architectural relief that provide visual demarcation of each floor.

(b)

Upper level windows shall be a different type than the ground level windows on the same elevation.

(c)

For purposes of this requirement, a window type is either a grouping of windows, a window size, or a window shape.

Multi-unit residential minimum design standards (in non-Urban Residential Districts).

Purpose. The design standards of this section are required to implement the urban design goals of the Comprehensive Plan of the City of Tacoma.

Applicability. The building design standards apply to all new development of mixed-use or multi-unit residential consisting of four or more units, as outlined below, except as follows:

Standards. Each item of this section shall be addressed individually. Exceptions and exemptions noted for specific development situations apply only to the item noted.

Alterations.

(1)

Three thresholds are used to gauge the extent of design standard compliance on alterations to existing development:

(2)

(3)

No addition or remodel shall increase the level of nonconformity or create new nonconformities to the development or design standards.

Super regional malls. Additions to super regional malls of less than 10,000 square feet of floor area are exempt from the design standards of this section.

Temporary. Temporary structures are exempt from the design standards of this section.

Residential and/or mixed-use.

(1)

Single, two, and three-unit dwellings and townhomes are subject to design standards as noted elsewhere in this Chapter.

(2)

Middle housing developments in Urban Residential (UR) Districts are subject only to the design standards in Subsection F of this Chapter.

Historic. In any conflict between these standards and those applied by the Tacoma Landmarks Preservation Commission, the standards of the commission shall prevail.

Floor area. For purposes of this section of the code (Section 13.06.100), “floor area” shall not include spaces below grade.

Parks, recreation and open space uses. Accessory or ancillary structures, such as restroom buildings, playground equipment and picnic shelters, are exempt from the design standards of this section.

Zoning District applicability. The following requirements apply to multi-unit residential developments in all districts, except, see § 13.06.100B Mixed-Use District Minimum Design Standards for X-District requirements, § 13.06.100D for Downtown Minimum Design Standards, § 13.06.100F for Urban Residential (UR) District requirements, and multi-unit residential development with commercial ground floor uses are subject to the requirements of § 13.06.100A Commercial District Minimum Design Standards.

Pedestrian orientation standards.

Purpose: These requirements are intended to enhance pedestrian mobility and safety by providing increased circulation, decreasing walking distances required to enter large developments, and providing walkways partially shielded from rain and/or snow.

Entrances.

(1)

(a)

The shared main entrance must face the street or be at an angle of up to 45 degrees from the street.

(b)

(2)

Mass reduction standards.

Purpose: The following standards are intended to help reduce the apparent mass of structures and achieve a more human scale environment by providing physical breaks in the building volume that reduce large, flat, geometrical planes on any given building elevation.

Size to choice ratio for b below.

(1)

Buildings under 7,000 square feet of floor area are not required to provide mass reduction.

(2)

Buildings from 7,000 square feet of floor area to 30,000 square feet of floor area shall provide at least one mass reduction feature.

(3)

Buildings over 30,000 square feet of floor area shall provide at least two mass reduction features.

Mass reduction choices.

(1)

(2)

(3)

Plaza. A plaza of at least 800 square feet or 5 percent of building floor area, whichever is greater shall be located within 50 feet of, and visible to, the primary public entrance; and such plaza shall contain a minimum of a bench or other seating, tree, planter, fountain, kiosk, bike rack, or art work for each 200 square feet of plaza area. Plaza features may be counted toward other requirements, including landscaping and usable yard space standards. Walkways do not count as plazas. Plazas shall not be used for storage. Required parking stalls may be omitted to the minimum necessary if needed to provide the plaza. Where public seating is provided, it shall utilize designs that discourage long-term loitering or sleeping, such as dividers or individual seating furniture. Plazas may be permeable pavement or pavers where feasible. Low Impact Development vegetated stormwater features may be used for up to 30% of the plaza requirement where feasible.

Figures: Upper Story Setback; Wall Modulation Example; Public Plaza Example

Roofline standards.

Roofline choices. (All buildings shall use one or more of the roofline options.)

(1)

Sloped roof. Use of a roof form with a pitch no flatter than 5/12. Rounded, gambrel, and/or mansard forms may be averaged.

(2)

(3)

Corniced roof. A cornice of two parts with the top projecting at least 6 inches from the face of the building and at least 2 inches further from the face of the building than the bottom part of the cornice. The height of the cornice shall be at least 12 inches high for buildings 10 feet or less in height; 18 inches for buildings greater than 10 feet and less than 30 feet in height; and 24 inches for buildings 30 feet and greater in height. Cornices shall not project over property lines, except where permitted on property lines abutting public right-of-way.

Figure: Roofline Examples

Figure: Modulated Roof Example

Figure: Cornice Example

Windows and openings.

Purpose: These requirements are intended to increase public visibility for public safety, to provide visual interest to pedestrians that helps to encourage pedestrian mobility, to provide a visual connection between the living area of the residence and the street, and to provide architectural detailing and variety to building elevations on each story.

Street level.

(1)

Front, side, or corner side exterior walls facing designated pedestrian streets shall have transparent windows or openings equal to at least 35 percent of the ground level wall area. Rough openings are used to calculate this requirement. This standard shall apply on a maximum of 2 such building elevations. The requirement shall be reduced to 15 percent of the ground level wall area in instances where the application of this standard is not possible due to steep grades and the correlating location of the floor plates of the building. Rough openings are used to calculate this requirement. Windows in garage doors do not count toward meeting this standard, but windows in garage walls do count toward meeting this standard. To count toward meeting this standard a door must be facing the street property line.

(2)

The “ground level wall area” is defined as the area between 2 feet and 8 feet above the adjacent finished grade.

Transparency. Vertical façade surfaces facing a street shall incorporate transparent doors and windows equal to at least 15% of all vertical façade surfaces. Vertical façade surfaces facing alleys, courtyards, plazas, and surface parking lots shall incorporate transparent doors and windows equal to at least 10% of all vertical façade surfaces. Rough openings are used to calculate this requirement. Windows in garage doors do not count toward meeting this standard, but windows in garage walls do count toward meeting this standard.

Window and trim detailing. Building façades shall employ techniques to recess or project individual windows or groupings of windows above the ground floor at least two inches from the surrounding façade or incorporate window trim at least four inches wide surrounding the windows. Windows on façades that face the rear property line or alleys are exempt from this standard.

Recessed window OK	Projected window OK	Window with trim OK
	Unacceptable

Façade surface standards.

Building face orientation. All dwellings shall maintain primary orientation to an adjacent street or right-of-way and not toward the alley or rear of the site, unless otherwise determined by the Director. The building elevation facing the street or right-of-way shall not contain elements commonly associated with a rear elevation appearance, such as loading docks, utility meters, and/or dumpsters.

All residential buildings shall include at least three of the following articulation features at intervals of no more than 30 feet along all façades facing a street, common open space, or common parking areas. Buildings that have 60 feet or less of frontage on the street or façade width facing the common open space or common parking area are exempt from this standard. Buildings that employ brick as the siding material on a majority of the subject façade are required to only provide two of the articulation features instead of three.

(1)

Repeating distinctive window patterns at intervals less than the required interval.

(2)

Vertical building modulation. Minimum depth and width of modulation is 2 feet and 4 feet, respectively, if tied to a change in building material/siding style and/or roofline modulation. Otherwise, minimum depth and width of modulation is 2 and 15 feet, respectively. Balconies may not be used to meet modulation option unless they are recessed or projected from the façade at least 18 inches.

(3)

Horizontal modulation (upper level step-backs). To qualify for this measure, the minimum horizontal modulation shall be 5 feet and the treatment must be used in increments at no greater than the articulation interval or provided along more than 75 percent of the façade.

(4)

Roofline modulation.

(5)

Vertical articulation of the façade. This refers to design treatments that provide a clear delineation of the building’s top, middle and bottom.

(a)

Top features may include a sloped roofline or strong cornice line as defined in Section 13.06.501.D.4. For façades utilizing upper level stepbacks, the “top” design treatment may be applied to the top of the front vertical plane of the building or the top of the building where it is set back from the building’s front vertical wall (provided the top of the building is visible from the centerline of the adjacent street).

(b)

Middle features: provide consistent articulation of middle floors with windows, balconies, exterior materials, modulation, and detailing.

(c)

Bottom: provide a distinctive ground floor or lower floors design that contrasts with other floors through the use of both contrasting window design/configuration and contrasting exterior materials.

(d)

Façade reduction elements including balconies and bay windows may project into street rights-of-way, where allowed by the Public Works Department, but not into alley rights-of-way.

Above: Residential building articulation at intervals of 30-foot or less.

Blank wall limitation

(1)

Unscreened, flat, blank walls on the first story more than 25 feet in width are prohibited facing a public street and/or highway right-of-way, residential zone, or parking lot. These walls shall use modulation, windows, openings, landscaping, or architectural relief such as visibly different textured material to achieve the required visual break. The visual break shall be at least 1 foot in width. Items provided for other requirements may satisfy this requirement as appropriate. Stored or displayed merchandise, pipes, conduit, utility boxes, air vents, and/or similar equipment do not count toward this requirement.

Rooftop Utilities.

Purpose: The following standards are intended to minimize visibility of utilities, mechanical equipment, and service areas to mitigate visual impact on residential privacy, public views, and general community aesthetics.

Figure: Utility Storage

Downtown District minimum design standards.

General applicability. The design standards of this section are required to implement the urban design goals of the Comprehensive Plan of the City of Tacoma. The basic design standards, except as otherwise noted, shall apply to all new construction, additions, and substantial alterations.

Standards. Each item of this section shall be addressed individually. Exceptions and exemptions noted for specific development situations apply only to the item noted. Additional standards are applicable to the DCC and DR Districts, see below.

Alterations.

(1)

Three thresholds are used to gauge the extent of design standard compliance on alterations to existing development:

(2)

(3)

No addition or remodel shall increase the level of nonconformity or create new nonconformities to the development or design standards.

Variances. A variance to the required standards may be authorized, pursuant to Section 13.05.010B.

Temporary. Temporary structures are exempt from the design standards of this section.

Residential and/or mixed-use.

(1)

(2)

Single-unit dwellings legally established prior to August 1, 2011, are exempt from these standards. However, remodels and additions to such single-unit dwellings shall not increase the level of nonconformity.

Historic. In any conflict between these standards and those applied by the Tacoma Landmarks Preservation Commission, the standards of the commission shall prevail.

Parks, recreation and open space uses. Accessory or ancillary structures, such as restroom buildings, playground equipment and picnic shelters, are exempt from the design standards of this section.

Zoning District applicability. The following requirements apply to all development located in any Downtown District, except where noted or unless specifically exempted.

Ground level design.

Façade details & articulation.

(1)

Required features: DCC zoning.

(a)

The floor area abutting at least 50 percent of the linear sidewalk level frontage shall meet the following standards, in addition to any other required basic or additional design standards.

•	The distance from the finished floor to the finished ceiling above shall be at least 12 feet.
•	The interior area must have a minimum average depth of 25 feet measured from the sidewalk level façade.
•	Use of vertical piers (minimum 2 inch projection) and arrangement of windows and/or entries that reinforce the pattern of small storefront spaces.

(2)

Required features: Other Downtown zones (non-DCC).

(a)

The floor area abutting at least 25 percent of the linear sidewalk level frontage shall meet the following standards, in addition to any other required basic or additional design standards.

•	The distance from the finished floor to the finished ceiling above shall be at least 12 feet.
•	The interior area must have a minimum average depth of 25 feet measured from the sidewalk level façade.
•	Use of vertical piers (minimum 2 inch projection) and arrangement of windows and/or entries that reinforce the pattern of small storefront spaces.

(3)

Optional features: Choose one from each of the following categories:

(a)

Window and/or entry treatment:

•	Display windows divided into a grid of multiple panes.
•	Transom windows.
•	Roll-up windows/doors.
•	Recessed entry.
•	Decorative door.
•	Arcade.
•	Landscaped trellises or other permanent decorative elements that incorporate landscaping near the building entry.

(b)

Building materials and other façade elements:

•	Decorative weather protection element(s) such as a steel canopy or glass, fixed-fabric, or retractable awning.
•	Decorative building-mounted light fixtures.
•	Use of brick, stonework, and architectural pre-cast concrete for at least 10 percent of siding material on the façade.
•	Incorporating a decorative mix of building materials.
•	Decorative kick-plate, pier, or belt course.

Example Figures

These figures all depict acceptable façade articulation examples.

All use window configurations to reinforce the desired small storefront pattern.

This building uses roofline modulation, window configurations, and weather protection elements to reinforce the pattern of small storefronts.

This building employs a regular pattern of vertical piers.

This building incorporates different weather protection elements.

Weather protection.

(1)

General requirements.

(a)

Weather projection may be composed of awnings, canopies, arcades, overhangs, marquees, or similar architectural features.

(b)

(2)

Minimum requirements.

(a)

(b)

Building orientation & entrances.

(1)

Definitions.

“Primary entrance.”

(2)

Residential buildings/uses.

(a)

(b)

(3)

Non-residential buildings/uses.

(a)

(b)

Customer entrances. Additional publicly-accessible entrances shall be provided along building elevations containing a publicly-accessible entrance at a minimum interval of 250 feet.

Building transitions.

Applicability: The following standards apply to the area located between street right-of-way and the building.

(1)

General requirements.

(a)

Fences, walls, or hedges greater than 36 inches in height are prohibited.

(b)

(2)

Residential entrances: Individual ground-related unit entrances. Each unit shall provide a transition area including one of the following features between the right-of-way and unit entrance.

•	Grade changes that elevate the unit’s entrance at least 2 feet above adjacent grade.
•	A common exterior amenity space meeting the requirements of 13.06.040I.3.a.
•	A private exterior amenity space meeting the requirements of 13.06.040I.3.b and that includes a fence or wall to provide physical and visual separation from public spaces.

(3)

Residential entrances: Shared multi-unit entrances. Each shared entrance shall provide a transition area between the right-of-way and entrance. Transitions can be accomplished by the following:

•	Grade changes that elevate the entrance at least 2 feet above adjacent grade.
•	A common exterior amenity space meeting the requirements of 13.06.040I.3.a.

(4)

Pedestrian street-facing facades.

(a)

Where a building is located 5 feet or less from the right-of-way, the areas located between the right-of-way and the building must be hard-surfaced.

Transparency.

Purpose: The following standards are intended to increase public visibility for public safety, to provide visual interest to pedestrians that helps encourage pedestrian mobility, to provide for natural lighting to buildings interiors to conserve energy, and to provide architectural detailing and variety to building elevations on each story.

(1)

General requirements.

•	The “ground level wall area” is defined as the area between 2 feet and 8 feet above the adjacent finished grade.
•	This standard shall apply on a maximum of 2 such building elevations, and application shall be prioritized as follows: Primary Pedestrian Street, Pedestrian Street, a non-Pedestrian Street, and other qualifying frontages (e.g., the requirements would apply to the façade facing the Core Pedestrian and either the façade facing the non-designated street or the façade facing the parking lot.
•	Rough openings are used to calculate this requirement.
•	Reductions for sloping properties. These requirements may be reduced by 50 percent for building elevations where the finished grade level adjacent to the building is four feet above or below the level of the sidewalk. The requirement may be further reduced to 15 percent of the ground level wall area in instances where the application of this standard is not possible due to steep grades running parallel to the elevation and crossing the floor plates of the building.

Diagram depicting sloping property.

(2)

Residential buildings/uses.

(a)

(b)

(c)

Ancillary uses such as lobbies, mail rooms, bicycle storage, and amenity spaces shall be considered residential uses for the purposes of applying these requirements.

(3)

Non-residential buildings/uses, except industrial uses.

(a)

(b)

(c)

Required view. Required windows or openings must provide either views into building work areas, sales areas or lobbies.

(d)

Art or window displays may substitute for transparent elements for up to 25% of the requirement on façades facing designated Pedestrian Streets and up to 50% on all other applicable façades.

(e)

Window displays must be at least 2 feet in depth and recessed into the building. Display cases attached to the exterior wall do not qualify.

(f)

(g)

Review of any proposed public art shall be coordinated with the City’s Arts Administrator and/or approved by the Arts Commission, as determined by the Arts Administrator.

Industrial uses.

A decorative grille, work of art, or a similar treatment may be used to meet this standard on those portions of the sidewalk level façade where it can be demonstrated that the intrusion of natural light is detrimental to the sidewalk level use. In no instances shall the amount of transparency present in existing buildings be decreased below 20 percent. This standard shall also apply when 50 percent or more of the sidewalk level façade is altered.

Structured parking.

Figure: Development requirements for facades windows/openings

Blank walls.

(1)

Definition.

“Blank wall.”

A ground floor wall or portion of a ground floor wall that is over 4 feet in height and has a horizontal length greater than 15 feet without a transparent window or door.

(2)

•	Window displays must be at least 2 feet in depth and recessed into the building. Display cases attached to the exterior wall do not qualify.
•	Landscape planting bed at least 5 feet wide or a raised planter bed at least 2 feet high and 3 feet wide in front of the wall. Such planting areas shall include planting materials that are sufficient to obscure or screen at least 60 percent of the wall’s surface within 3 years.
•	Installing a vertical trellis in front of the wall with climbing vines or plant materials sufficient to obscure or screen at least 60 percent of the wall’s surface within 3 years. For large areas, trellises should be used in conjunction with other blank wall treatments.
	•	Artwork. Review of any proposed public art shall be coordinated with the City’s Arts Administrator and/or approved by the Arts Commission, as determined by the Arts Administrator.

Building form and expression.

Façade articulation.

Applicability: Buildings greater than 3 stories in height must conform to the building articulation standards in section (1). Buildings zoned DR that have more than 60 feet of frontage along a street, open space, or parking area must conform to the articulation standards in section (2).

(1)

Required building articulation for buildings 4 to 10 stories in height in all zoning districts.

Buildings greater than 10 stories in height are exempt from these requirements.

For the purposes of applying this requirement, floor heights are counted from the street-facing façade containing the Primary Entrance.

(a)

Buildings 4 or 5 stories in height shall provide bipartite articulation by incorporating design treatments that provide a clear delineation of the building’s top and base.

(b)

Buildings over 5 stories shall provide tripartite articulation by incorporating design treatments that provide a clear delineation of the building’s top, middle, and base.

(c)

This articulation can be accomplished through a combination of building form, materials, and detailing.

•	Top: Features may include a sloped roofline or strong cornice line. For façades utilizing upper level stepbacks, the “top” design treatment may be applied to the top of the front vertical plane of the building or the top of the building where it is set back from the building’s front vertical wall (provided the top of the building is visible from the centerline of the adjacent street).
•	Middle: provide consistent articulation of middle floors with windows, balconies, exterior materials, modulation, and detailing.
•	Base: provide a distinctive ground floor or lower floors design that contrasts with other floors through the use of varying window design and/or configuration, and exterior materials, architectural details, and/or other methods.

(2)

Optional articulation features for development within the DR zoning district. Development within other zones are exempt.

All buildings shall include at two of the following articulation features at intervals of no more than 30 feet along all façades facing a street, common open space, or common parking areas.

Buildings that employ brick as the siding material on a majority of the subject façade are required to only provide one of the articulation features.

Buildings that have 60 feet or less of frontage on the street or façade width facing the common open space or common parking area are exempt from this standard.

Modulation Choices in TMC § 13.06.100B.4.b that exceed similar options listed here can be used to satisfy these requirements if employed.

(a)

Repeating distinctive window patterns at intervals less than the required interval.

(b)

Minor vertical building modulation. Minimum depth and width of modulation is 2 feet and 4 feet, respectively, if tied to a change in building material/siding style and/or roofline modulation.

(c)

Major vertical building modulation. Minimum depth and width of modulation is 10 and 15 feet, respectively.

(d)

Horizontal modulation (upper level step-backs). Provide a minimum horizontal modulation of 5 feet from the building face for at least 75 percent of the facade.

(e)

Roofline modulation consistent with TMC § 13.06.100B.4.c(3).

(f)

Figures:

Mass reduction.

Purpose: The following standards are intended to reduce the appearance of bulk.

(1)

Building modulation choices: Buildings fronting a designated Pedestrian Street must employ two of the following modulation approaches. Building fronting a street not designated as Pedestrian Street must employ one. This requirement applies to buildings 4 to 10 stories in height in all districts. Buildings greater than 10 stories in height are exempt from these requirements. For the purposes of applying this requirement, floor heights are counted from the street-facing façade containing the Primary Entrance.

(a)

Horizontal modulation: Upper floor streetfront stepback (choose one as applicable)

Pedestrian street facades:
•	8’ minimum horizontal stepback along for 5th floor and above where the ROW width is less than 100’.
•	8’ minimum horizon stepback for 6th floor and above where the ROW width is 100’ or greater.
•	Proportional Stepback option: A 8’ stepback from the building face above the level which corresponds to a 1:2 proportional relationship to the street.
Other street facades:
•	5’ minimum horizontal stepback along for 5th floor and above where the ROW width is less than 100’.
•	5’ minimum horizon stepback for 6th floor and above in X zones other than RCX, where the ROW width is 100’ or greater.
•	Proportional Stepback option: A 5’ stepback from the building face above the level which corresponds to a 1:2 proportional relationship to the street
Notes:
•	Encroachments: One distinct design element of no more than 25 feet in width is allowed to encroach vertically into these stepbacks for each façade.
•	Buildings that do not exceed the floor at which a stepback would apply are considered to satisfy horizontal modulation for purposes of meeting mass reduction requirements.

(b)

Vertical modulation: Façade Wall Width Options (choose one)

•	Provide vertical building modulation at least 20 feet deep and 30 feet wide. For multi-story buildings the modulation must extend through more than one-half of the building floors.
•	Façade employs building walls with contrasting articulation that make it appear like two or more distinct buildings. To qualify for this option, these contrasting façades must employ the following:
•	Different building materials and/or configuration of building materials.
•	Contrasting window design (sizes or configurations).
•	Off-set front walls – Front facing facades are off-set from the property line by a minimum 8 foot difference.

(c)

Example Figures

Diagram depicting horizontal modulation.

(2)

Light and air access for residential units. Every residential unit shall have access to a minimum amount of light, direct or indirect, and air per these requirements. This requirement applies to the lower 10 stories of buildings in all districts. Floors over ten are exempt from these requirements. For the purposes of applying this requirement, floor heights are counted from the street-facing façade containing the Primary Entrance. Units that face a side or rear property line or an internal exterior space shall provide sufficient separation as follows. Units that directly face a street or alley are exempt.

(a)

Units that only face a side or rear property line shall be set back from the property line at least 8 feet for a horizontal dimension of at least 10 feet.

(b)

Units that only face an internal exterior space, such as a courtyard or light well, shall be no closer than 15 feet from any parallel wall.

(c)

Units that face a side or rear property line and an internal exterior space is required to only meet (a) or (b) above.

(d)

Every unit shall be afforded at least 10 feet of total exterior wall width and each shall include at least one operable window.

(e)

This standard shall not apply in cases where the rear or side property line abuts a street or alley.

(f)

Private amenity spaces, such as balconies, may encroach up to 5 feet into this space.

Example Figures

Examples of buildings that meet minimum light and air standards for residential units.

Roofline design.

(1)

General requirements.

•	Buildings employing a flat roof must meet the standards in TMC § 13.06.100B.4.c(2).
•	The length of any continuous roofline visible from a street, open space, or associated parking lot shall that extends more than 100 feet shall employ roofline modulation consistent with the standards described below.
•	Buildings employing roofline modulation for the purposes of satisfying TMC § 13.06.100B.4.a(2)(e) shall be consistent with the roofline modulation standards described below.

Use of contrasting building materials on the top floor or top two floors for buildings five stories or taller, for at least 75 percent of the façade.

Modulating elements shall equal a minimum of 15 percent of each elevation’s roofline.

(4)

Roofline elements shall not project over property lines, except where permitted on property lines abutting public right-of-way.

Historic resources.

Applicability: New or substantially altered development adjacent to structures or districts that are designated historic within the Downtown Residential (DR) district.

(1)

General requirements. The design shall make use of similar attributes such as massing, roofline, setbacks from the property lines, window types, and materials to ensure visual continuity between the older and the newer development and be subject to the approval of the Historic Preservation Officer.

Single, two and three-unit dwelling minimum design standards in non-Urban Residential Zones.

Applicability. The following requirements apply to all single, two, and three-unit dwellings in all districts except Urban Residential.

Purpose. The following standards are intended to promote pedestrian access, compatibility with residential neighborhoods, building orientation to the street, and to minimize the impacts of vehicular access.

Main building orientation. All dwellings shall maintain primary orientation to the adjacent street or right-of-way and not toward the alley or rear of the site, unless otherwise determined by the Director. The building elevation facing the street or right-of-way shall not contain elements commonly associated with a rear elevation appearance.

Entries. Covered entries are required for each common entry or individual dwelling unit entry with minimum dimensions of 4 feet by 6 feet.

Windows and openings. At least 15 percent of the street-facing façades (all vertical surfaces facing the street) shall be comprised of transparent windows and/or doors. Rough openings are used to calculate this requirement.

Garage design standards.

Vehicular access and garages for all units shall be placed off of the alley, where suitable access, such as an abutting right-of-way that is or can be developed, is available.

The garage face or side wall shall occupy no more than 50 percent of the length of a ground-level façade facing a street.

Where the garage faces the side, but is visible from the frontage, the garage shall incorporate a window on the front-facing façade so that it appears to be a habitable portion of the building. The window size and design must be compatible with the windows on habitable portions of the dwelling.

Driveway approaches shall also be consistent with the standards in Section 13.06.090C.

Corner duplexes (two-unit dwellings). Duplexes located on corner lots shall be designed with pedestrian entries located on opposite street frontages so that the structure appears to be a single-unit dwelling from each street, or with a single shared entrance that presents the appearance of one single-unit house. Where no alley is available for vehicular access, separate driveways for each unit may be placed on opposite streets.

Articulation. Duplexes and triplexes shall be articulated to either look like two or three distinct dwelling units from the street or to look like one dwelling. Specifically:

Buildings articulated to look like distinct dwelling units shall include individual covered entries plus one of the following:

(1)

Roofline modulation to distinguish one unit from another (or the appearance of separate units) as viewed from the street; or

(2)

Vertical building modulation to help distinguish between the different units in the building. The minimum depth and width of modulation shall be 2 and 4 feet, respectively, if tied to a change in building material/siding style. Otherwise, the minimum depth and width of modulation shall be 10 and 15 feet, respectively.

Buildings designed to look like one large dwelling shall feature only one entrance visible from the street. This could be a common entrance for all units, or the entrances for additional units could be provided at the side or rear of the building.

Façade variety. Single-unit detached dwellings shall not use front façades that are duplicative with adjacent single-unit detached dwellings. In order to qualify as a different façade elevation, dwellings shall have different roofline configurations and different entry/porch designs. Simple reverse configurations of the same façade elevation on adjacent lots are not sufficient to meet this requirement. In addition, a minimum of two of the following alternatives shall be utilized:

Different window opening locations and designs,

One and two–story dwellings,

Different exterior finish materials and finishes, or

Different garage location, configuration and design.

10.

Utilities.

Utility meters, electrical conduit, and other service utility apparatus shall be located and/or designed to minimize their visibility from the street. If such elements are mounted in a location visible from the street, common open space, or shared auto courtyards, they shall be screened with vegetation or by architectural features.

Urban Residential (UR) minimum design standards.

General applicability. The Housing Type Standards and Additional Standards (together called design standards) of this section are required to implement the urban design goals of the Comprehensive Plan of the City of Tacoma. The design standards apply to all new development in the Urban Residential (UR) districts as outlined below, except as follows:

Standards. Each item of this section shall be addressed individually. Exceptions and exemptions noted for specific development situations apply only to the item noted.

These Design Standards work together with the other code sections to regulate buildings, open space, trees, parking and other elements on a site. Standards in one section are not repeated in another section. Refer to the following sections for other standards applicable to lots within the Urban Residential (UR) Districts:

(1)

TMC § 13.06.020F District Development Standards and Table: Housing types allowed, Uses permitted, Lot area & measurements, Density, Floor Area Ratio, Maximum height, Number of stories, Setbacks, Building separation, Floor area ratio, Amenity space.

(2)

TMC § 13.06.090 Site Development Standards: Landscaping standards, Off-street parking areas, Pedestrian and bicycle support standards, Fences and retaining walls, Utilities, Street level building transitions.

Refer to TMC Chapter 13.07 (Landmarks and Historic Special Review Districts) for applicable standards for entries and other building elements in Historic Districts. When conflicts in the code exist, Historic Standards take priority over Building Design Standards.

When applying for a permit, the applicant must indicate which Housing Type is being proposed, and must comply with Building Design Standards for that type.

Multiple buildings and different housing types may be combined on a site, especially on large sites. These are often, but not always, platted for separate ownership. Backyard Buildings, by definition, are anticipated behind many of the other housing types. When combining housing types on a site, the applicable Housing Standards will be applied individually to each portion of the site as appropriate and indicated on the permit application. In no case shall the maximum density standards for a site be exceeded.

Alterations.

(1)

Three thresholds are used to gauge the extent of design standard compliance on alterations to existing development:

(2)

(3)

No addition or remodel shall increase the level of nonconformity or create new nonconformities to the development or design standards.

Overview.

Description. Walkable, vibrant, inclusive and healthy residential neighborhoods are often made up of a variety of “Middle Housing” types that provide different building, yard and dwelling unit configurations to meet a variety of living preferences, family sizes and budgets. Middle Housing neighborhoods can also promote pedestrian access, compatibility with existing residential neighborhoods, building orientation to the street, and minimize the impacts of vehicular access.

These Building Design Standards for the Urban Residential (UR) districts illustrate a number of housing types to provide both the predictability and variety of successful Middle Housing neighborhoods.

Housing Types Key

Housing type standards.

Houseplex – House, Duplex, Triplex, 4-plex, 5-plex, 6-plex. * Refer also to Additional Standards TMC § 13.06.100F.4.

(1)

Description. A single building containing 1 to 6 units, which may be in a “side-by-side” or “stocked configuration. At least one private or shored entry is required from the street, and a private or shored yard is often included behind the building. Multi-story units that ore oriented perpendicular to the street and where vehicular and/or pedestrian access is provided from a shored facility along the side (often called "”slot homes”) ore included in this type.

(2)

Applicability. The following requirements apply to all Houseplex dwellings in all Urban Residential districts, as well as to new units added to or built within existing houses. The total number of units per lot is subject to District Development Standards density maximums.

(3)

Purpose. Houseplexes ore intended to continue the existing pattern of lowscale neighborhoods with detached homes along the street, generous backyards, as well as sideyards creating a rhythm of light and air between buildings. This housing type enables "house scaled" structures with higher densities that allow more people to enjoy a traditional house and yard arrangement.

Character examples for Houseplexes

Houseplex - House, Duplex, Triplex, 4-plex, 5-plex, 6-plex Design Standards

Figures: Houseplex Design Standards

(4)

Building placement.

(A)

Building orientation*: Must have primary orientation to street. Corner buildings may orient to two streets.

(B)

Setbacks: Refer to District Standards, TMC § 13.06.020F.

(C)

Separation between buildings on same site:

•	10’
•	6’ if building height of both buildings is less than 25’ or existing tree is retained.

(5)

Access and parking.

(D)

Pedestrian access. Primary entry:

•	One entry required at primary street.
•	Additional Entries: Allowed from street, side yard, or rear yard. Sidewalk or pedestrian path required from the street.

(E)

Parking.

•	Required access from an alley if exists.
•	Prohibited between building and street.
•	Prohibited within front setback (except in front of garages). Garages must be setback 20’ from lot line.
•	Refer to Site Development Standards (TMC § 13.06.090C for vehicle, and § 13.06.090G for bike parking ratios).

(F)

Driveway.

•	Max number: 1 per 12,000 SF of lot area.
•	Limited to access from alley if exists.
•	Refer to Site Development standards TMC § 13.06.090C

(G)

Habitable space*.

•	10’ deep along 75 percent of street-facing facades.

(6)

Building size.

(H)

Building width.

•	UR-1 and UR-2: 50’ max
•	UR-3: 75’ max

(I)

Building depth.

•	UR-1 and UR-2: 75’ max
•	UR-3: 90’

(J)

Height limits: Refer to District Standards, TMC § 13.06.020F.

(7)

Building articulation.

(K)

Covered entry*.

•	Covered entries required: 3’ deep min.
•	Single unit entry: 20 sf min
•	Shared entry: 30 sf min

(L)

Transparency/Windows and openings*.

•	15% transparent to street
•	10% transparent to alleys, shared open space, and surface parking courts

(M)

Articulation*. Street-facing façades may be articulated to look like a single dwelling or to emphasize distinct dwelling units; one feature required for façades over 40’ wide. Two features required for façades over 60’ wide.

(8)

Open space.

(N)

Amenity space*. Private, common, or mix. Refer to District Standards, TMC § 13.06.020F.

(O)

Tree credit. Refer to District Standards, TMC § 13.06.020F.

Backyard building. *Refer also to Additional Standards TMC § 13.06.100F.4.

(1)

Description. A building located behind another structure at the rear of a lot. The building may contain a garage. The building may be accessed from a shared or private path from the front sidewalk or from a secondary street on a corner lot. A small yard and parking space can be included. This housing type can include detached accessory dwelling units (DADU), but also includes any structure containing no more than six units.

(2)

Applicability. The following standards apply to all Backyard Buildings in all Urban Residential districts. The total number of units per lot is subject to District Development Standards density maximums.

(3)

Purpose. Backyard Buildings are intended to create additional housing on infill lots, while maintaining neighborhood character and promoting retention of existing buildings, with “gentle density” that is less visible from the street. Backyard buildings can provide homeowners with a means to provide for companionship and security nearby, and they can also contribute to neighborhood stability and protect property values by creating avenues for additional income, aging in place, and the meeting of personal and property needs. With smaller footprints, these buildings can also be lower cost units that are more affordable to low- and moderate-income people.

Character examples for Backyard Buildings

Backyard Building Design Standards

Figures: Backyard building design standards

(4)

Building placement.

(A)

Building orientation*. May orient to a backyard, alley, or a street on a corner lot based on site conditions.

(B)

Setbacks. 0’ rear and side setback from alley. Refer to District Standards, TMC § 13.06.020F.

(C)

Separation between buildings on same site.

•	10’
•	6’ if building height of both buildings is less than 25’ or existing tree is retained.

(5)

Access and parking.

(D)

Pedestrian access. Sidewalk or pedestrian path required from street.

(E)

Parking. Limited to access from an alley or existing driveway if exists. Prohibited between building and street. Prohibited within front setback. Garage doors must be setback 20’ from lot lines abutting streets. Refer to Site Development Standards (TMC § 13.06.090C for vehicle and TMC § 13.06.090G for bike parking ratios).

(F)

Driveway. Max number: 1 per 12,000 SF of lot area shared with street-facing buildings. Required to be shared with driveways serving street-facing buildings, or must occur from alley if one exists. Refer to Site Development Standards TMC § 13.06.090C.

(G)

Habitable space*. Not applicable.

(6)

Building size.

(H)

Building width.

•	UR-1 and UR-2: 40’ max.
•	UR-3: 75’ max.

(I)

Building depth. 40’ max.

(J)

Height limits. Refer to District Standards, TMC § 13.06.020F.

(7)

Building articulation.

(K)

Covered entry*. Covered entries required:

•	3’ deep min.
•	Single unit entry: 20 SF min.
•	Shared entry: 30 SF min.

(L)

Transparency/Windows & openings*.

•	15% transparent to street if one exists.
•	10% transparent to alleys. Placement should endeavor to provide privacy from adjacent units.

(M)

Articulation*. Not applicable.

(8)

Open space.

(N)

Amenity space*. Private, common or mix. Refer to District Standards, TMC § 13.06.020F.

(O)

Tree credit. Refer to District Standards, TMC § 13.06.020F.

Courtyard housing. * Refer also to Additional Standards TMC § 13.06.100F.4.

(1)

Description. A group of buildings or units arranged around a shared courtyard. Depending on the zone, units may be detached or attached. The courtyard is entered from the street, provides pedestrian access to the units, and is a shared social space which takes the place of private back yards. Detached buildings within Courtyard Housing developments may include up to six dwelling units per building.

(2)

Applicability. The following standards apply to Courtyard Housing developments in all Urban Residential districts where allowed. The total number of units per lot is subject to District Development Standards density maximums.

(3)

Purpose. Courtyard housing offers an alternative spatial arrangement, while fitting the scale and adjacency to open spaces enjoyed in detached housing neighborhoods. The courts can contribute aesthetically to the street, or provide social spaces that foster children’s play. The central courts allow residents to look in on each other occasionally, or to organize into semi-communal “co-housing” arrangements.

Character examples for Courtyard Housing

Courtyard Housing Design Standards

Figures: Courtyard Housing Design Standards

(4)

Building placement.

(A)

Orientation*. Buildings along a street must have primary orientation to the street. Internal buildings must orient to courtyard.

(B)

Setbacks. 0’ Rear Setback from alley when parking is provided directly from alley. Refer to District Standards, TMC § 13.06.020F.

(C)

Separation between buildings on same site:

•	10’
•	6’ if building height of both buildings is less than 25’ or existing tree is retained.

(5)

Access and parking.

(D)

Pedestrian access. Entry from common courtyard to each building and/or unit; entry from street ok at front units.

(E)

Parking. Required access from an alley if exists. Prohibited between building and street. Prohibited within front setback. Garages must be setback 20’ from lot line. Refer to Site Development Standards, TMC § 13.06.090C for vehicle and TMC § 13.06.090G for bike parking ratios.

(F)

Driveway. Max number. 1 per 12,000 SF of lot area. Limited to access from alley if exists. Refer to Site Development Standards, TMC § 13.06.090C.

(G)

Habitable space*. 10’ deep along 75% of street-facing facades.

(6)

Building size.

(H)

Building width: 40’ max for a detached building or the wing of an attached building.

(I)

Building depth: Not applicable.

(J)

Height limits: Refer to District Standards, TMC § 13.06.020F.

(7)

Building articulation.

(K)

Covered entry*. Covered entries required:

•	3’ deep min.
•	Single unit entry: 20 SF min.
•	Shared entry: 30 SF min.

(L)

Transparency/Windows & openings*.

•	15% transparent to street and courtyard.
•	10% transparent to alleys and surface parking lots.

(M)

Articulation*. Not applicable.

(8)

Open space.

(N)

Amenity space*. Shared courtyard required. Min width: 20’. Refer to District Standards, TMC § 13.06.020F.

(O)

Tree credit. Refer to District Standards, TMC § 13.06.020F.

Rowhouse.

(1)

Description. Typically a multi-story building with access to the street from its front door and a private yard. Each Rowhouse may contain more than one unit accessed from the same sidewalk and front door. A Rowhouse is always attached to two to five other Rowhouse buildings, which together create a “Rowhouse Cluster” of 3 to 6 Rowhouses.

(2)

Applicability. The following requirements apply to all Rowhouse dwellings in all Urban Residential districts. The total number of units per lot is subject to District Development Standards density maximums.

(3)

Purpose. Rowhouses are intended to provide housing at a scale between detached housing and multiplexes. With immediate street access to the units and to private backyards, this housing type can work well for families. Often provided for sale, they can create home ownership opportunities, and usually at a lower cost than detached houses because the buildings are connected and on smaller lots.

Character examples for Rowhouses

Rowhouse Design Standards

Figures: Rowhouse Design Standards.

(4)

Building placement.

(A)

Building orientation*: Must have primary orientation to street; Rowhouse Clusters on corner lots may choose to orient to two streets.

(B)

Setbacks: Refer to District Standards, TMC § 13.06.020F, which measure to Rowhouse Clusters.

(C)

Separation between buildings on same site:

•	0’ between Rowhouses
•	10’ between each Rowhouse Cluster
•	6’ if building height of both buildings is less than 25’ or existing tree is retained.

(5)

Access and parking.

(D)

Pedestrian access. Individual access via a sidewalk or pedestrian path is required to each Rowhouse from the street. Rowhouses on corner lots may select which street to orient to.

(E)

Parking. Required access from an alley if exists. Prohibited between building and street. Prohibited within front setback. Garages prohibited on front facades. Garages must be setback 20’ from lot line. Refer to Site Development Standards, TMC § 13.06.090C for vehicle and TMC § 13.06.090G for bike parking ratios.

(F)

Driveway. Max number: 1 per 12,000 SF of lot area. Rowhouse Clusters must share a driveway if parking from alley is not available. Limited to access from alley if exists. Refer to Site Development Standards, TMC § 13.06.090C.

(G)

Habitable space*. 10’ deep along 75% of street-facing facades.

(6)

Building size.

(H)

Building width. UR-1 and UR-2: 75’ max, 40’ min (for each Rowhouse Cluster). UR-3: 90’ max, 40’ min (for each Rowhouse Cluster)

(I)

Building depth. UR-1 and UR-2: 60’. UR-3: 80’

(J)

Height limits. Refer to District Standards, TMC § 13.06.020F.

(7)

Building articulation.

(K)

Covered entry*. Covered entries required:

•	3’ deep min
•	Single unit entry: 20 SF min
•	Shared entry: 30 SF min

(L)

Transparency/Windows & openings*.

•	15% transparent to streets,
•	10% transparent to alleys, shared open space, and parking drives or lots

(M)

Articulation*. Street-facing facades must be articulated to emphasize each individual Rowhouse using at least one Articulation Feature.

(8)

Open space.

(N)

Amenity space*. Private. Common open space of the same area is allowed. Refer to District Standards, TMC § 13.06.020F.

(O)

Tree credit. Refer to District Standards, TMC § 13.06.020F.

Multiplex. * Refer also to Additional Standards TMC § 13.06.100F.4 at the end of this chapter.

(1)

Description. A building consisting of 7 or more stacked units, with the appearance of a large house or a small apartment building. Access is often from one shared entry at the street leading to a central corridor accessing all units, but other configurations are possible (including a few single-stair buildings connected together).

(2)

Applicability. The following standards apply to Multiplex developments in all Urban Residential district. The total number of units per lot is subject to District Development Standards density maximums. Refer to Tacoma Municipal Code Section 13.06.100 C. for multi-unit developments in other zones.

(3)

Purpose. Multiplexes are intended to provide housing at an intermediate scale between detached houses and the larger apartments buildings in mixed use centers. Located nearer transit and anticipated to contain smaller units, they can provide naturally occurring affordable housing.

Character examples for Multiplexes

Multiplex Design Standards

(4)

Building placement.

(A)

Building orientation*. Must have primary orientation to street.

(B)

Setbacks. Refer to District Standards, TMC § 13.06.020F.

(C)

Separation between buildings on same site.

•	10’
•	6’ if building height of both buildings is less than 25’ or existing tree is retained.

(5)

Access and parking.

(D)

Pedestrian access. At least one shared entry to the building is required from the street within 15’ of the sidewalk. Individual entries to ground floor units are permitted.

(E)

(F)

Driveway. Max number: 1 per 12,000 SF of lot area. Limited to access from alley if exists. Refer to Site Development Standards, TMC § 13.06.090C.

(G)

Habitable space*. 10’ deep along 75% of street-facing facades.

(6)

Building size.

(H)

Building width. 90’ max.

(I)

Building depth. 100’ max.

(J)

Height limits. Refer to District Standards, TMC § 13.06.020F.

(7)

Building articulation.

(K)

Covered entry*. Covered entries required:

•	3’ deep min
•	Single unit entry: 20 SF min
•	Shared entry: 30 SF min

(L)

Transparency/Windows & openings*.

•	15% transparent to street,
•	10% transparent to alleys, shared open space, and surface parking lots.

(M)

Articulation*. Required for street facing facades: One feature for facades up to 60’ wide. Two features for facades over 60’ wide.

(8)

Open space.

(N)

Amenity space*. Private amenity space may count for no more than 25% of total required. Refer to District Standards, TMC § 13.06.020F.

(O)

Tree credit. Refer to District Standards, TMC § 13.06.020F.

Additional building design standards.

Building orientation.

(1)

A building shall have a front elevation with a primary entrance oriented to the adjacent street, right of way, or other space required by the Housing Type. Front setbacks are calculated to this front elevation, and Building Width is measured along this elevation. Refer to Habitable Space requirements required at the primary building elevation.

(2)

Other building entries are allowed on other building facades in addition to the required entry on the front elevation.

(3)

This front elevation and all street-facing facades shall not contain elements commonly associated with a rear elevation appearance, such as utility meters, refuse containers, loading docks, and/or dumpsters.

Habitable space.

(1)

Purpose. To promote active, welcoming, neighborly activities along streets and sidewalks.

(2)

Spaces include: residential spaces such as foyers, entries, living rooms, dining rooms, kitchens, bedrooms, dens, lofts, home offices, common amenity spaces, playrooms, and mudrooms. Also includes non-residential spaces such as lobbies, mailrooms, cafes, or commercial spaces. Excludes spaces such as garages, storage spaces, loading, mechanical, electrical, or other utility rooms.

(3)

Location. The floor of a Habitable Space must be within 5 feet of sidewalk grade elevation, unless site conditions prohibit such a relationship. This is to allow garages or other utility spaces to be located partially underground along the street-frontage without counting against the Habitable Space requirements.

Articulation features.

(1)

Applicability. As required in Building Design Standards for Houseplexes, Rowhouses and Multiplexes.

(2)

Required articulation features. These may combined:

(a)

Modulation.

(i)

Articulating a building’s roofline. May include sloping, stepping back or forward, a strong cornice line, or an expressive overhang.

(ii)

Articulating a building’s top to contrast and complement its lower levels. May include upper level stepbacks (provided the top of the building is visible from the centerline of the adjacent street), and/or façade and window features below.

(iii)

Articulating a building’s base to contrast and complement its upper levels. May include a change of plane at least 2 feet deep, and/or façade and window features below.

(iv)

Articulating a building’s elevation. May include vertical changes of plane at least 2 feet deep, and/or façade and window features below.

(v)

Repeated stoops at least 3 feet above sidewalk grade to individual units.

(b)

Facades and windows.

(i)

Significant changes of cladding material.

(ii)

Real brick used as the cladding material on a majority of the façade.

(iii)

Repeated balconies or bay windows. Maximum spacing of 16 feet.

(iv)

Windows with deep or detailed frames. May include windows recessed at least 2.5 inches from the cladding material, decorative window trim, or deep metal “flashing” surrounds.

Transparency/Windows & openings.

(1)

Vertical façade surfaces facing a street, alley, courtyard, plaza, drive aisle, parking court, or surface parking lot shall incorporate transparent doors and windows equal to the amount required by the Housing Type. Rough openings are used to calculate this requirement. Windows in garage doors or walls do count toward meeting this standard.

(2)

Unscreened, flat, blank walls on the first story more than 25 feet in width are prohibited facing a public street and/or highway right-of-way, residential zone, or parking lot. These walls shall use modulation, windows, openings, landscaping to achieve the required visual break. The visual break shall be at least 1 foot in width. Items provided for other requirements may satisfy this requirement as appropriate. Stored merchandise, pipes, conduit, utility boxes, air vents, and/or similar equipment do not count toward this requirement.

(3)

Placement of windows on facades facing neighboring buildings, or units or buildings on the same lot, shall endeavor to create appropriate levels of privacy between neighbors.

Covered entries.

(1)

Applicability: Covered entries are required for primary entries to buildings and units. They are not required for additional entries such as side doors or back doors.

(2)

May include: porches, canopies, alcoves beneath upper story overhangs, and other elements or combinations that protect pedestrians from the weather.

(3)

May be included as part of Amenity Space requirement.

(4)

Awnings made of canvas or non-permanent construction do not count towards meeting this requirement.

(5)

Refer to TMC § 13.05.040 for porch requirements in Historic Districts.

Amenity space.

(1)

All units shall have access to either private or common amenity space.

(2)

Private amenity space: This includes ground-related spaces such as yards, patios, gardens, and decks. Requirements include the following:

•	No dimension shall be less than 7 feet.
•	Must be directly accessible from the dwelling unit.
•	May also be provided as balconies or porches of at least 50 SF, and no dimension less than 5 feet.

(3)

Common amenity space: This includes ground-related spaces such as yards, patios, courtyards, decks, community gardens, children’s play areas, or other multi-purpose outdoor recreational and/or green spaces. Requirements include the following:

•	No dimension shall be less than 7 feet.
•	Must be positioned near a shared path, shared building entry, or other pedestrian activity.
•	Must feature paths, appropriate hard surfacing, landscaping, seating, lighting and other pedestrian amenities to make the area functional and enjoyable.
•	Should be oriented to receive direct sunlight for part of the day, facing east, west, or (preferably) south, when possible.
•	Must be open to the sky, except a maximum of 25% of the common amenity space may be covered but not enclosed by porches, gazebos, pergolas, or other such structures, provided no dimension is less than 8 feet.

(4)

Rooftop decks may be used to meet up to 50% of the Amenity Space requirements if they include the same minimum dimensions and amenities required of ground-related amenity space.

(5)

Landscaping: Up to 35% of the amenity space may be comprised of landscaping. Tree canopy may overlap any amount of amenity space. Refer to Landscaping Standards TMC § 13.06.090B.

(6)

Vehicular access areas shall not count as amenity space.

Non-residential use.

(1)

Applicability. Refer to District Standards TMC § 13.06.020F. for uses allowed per zone. Non-residential uses except garages, loading and utility spaces count towards “Habitable Space Requirements”.

(2)

Location.

(a)

Must be on ground level, and include a front entry within 2’ of sidewalk grade elevation.

(b)

Commercial uses must be on a corner lot.

(c)

Must be in street-facing building and in a street-facing space within the building.

(3)

Area and number.

(a)

Maximum area of 3,000 SF.

(b)

No limit to number of businesses.

(4)

Setbacks. Comply with District Standards, except commercial uses have 0’ front setback min, and 10’ front setback max.

(5)

Transparency. 25% min transparent facade between 2-10’ above sidewalk grade.

Corner sites.

(1)

Applicable to sites with two or more street frontages. On non-alley sites, an applicant may choose which street to use as the primary street for the purposes of determining Building Orientation, and Building Width and Depth.

(2)

Garages are only allowed within the rear portion of corner lot, at least 70’ from the front property line, unless directed otherwise by City engineer.

(3)

Backyard Buildings and Courtyard Housing on corner lots may have primary or secondary pedestrian entries accessed from the secondary street. Secondary pedestrian entries are also encouraged in other Housing Types.

(4)

Standards for Windows & Openings apply to both street-facing facades on corner lots.

Large sites.

(1)

Applicable to sites 60,000 SF or larger.

(2)

Connectivity: Must meet the connectivity standards in TMC § 13.06.090F. Pedestrian and Bicycle support standards.

(3)

Standards: Large Sites must comply with District Standards, Building Design Standards, and Site Design Standards, with the following exceptions:

(a)

When complying with Housing Type Building Design Standards for 4. Building Placement and 5. Access & Parking, the following connections may be used in place of Streets:

(i)

Though-Block Connections.

(ii)

Interior Access Roads.

(iii)

Walkways, Pathways.

(iv)

Pedestrian Connections 10’ or wider.

(b)

Backyard buildings: One row of Backyard Buildings is allowed behind each street-fronting Houseplexes, Rowhouses or Multiplexes.

(4)

Nonconforming large sites permitted before (March 2024) may allow renovations and additions to existing buildings.

Addressing. All buildings must have clear addressing visible from the street. If Backyard Buildings or any Courtyard Housing buildings are not visible from the street, an address and some form of directional notation must located be along a walkway, on a fence, on a front building, or in some location that differentiates the front building address from the rear building address and is visible from the main access point to the property.

Townhouse minimum design standards.

Applicability. The following requirements apply to all townhouse dwellings in all districts except for Urban Residential (UR) districts.

Purpose. The following standards are intended to implement the urban form, housing and aesthetic goals of the Comprehensive Plan by providing façade articulation that emphasizes individual units and reduces the apparent mass of structures, minimizing impacts of vehicular access and service elements, and emphasizing pedestrian access and building orientation to the street.

Building mass.

The maximum number of units in one building is six, with minimum spacing between buildings of 10 feet.

Unit articulation. Façades with more than two townhouses facing a street, alley, common open space or common parking area shall be articulated to emphasize individual units. This can be accomplished by either roofline modulation and/or vertical building modulation. To qualify for vertical building modulation, the minimum depth and width of modulation shall be 2 and 4 feet, respectively, if tied to a change in building material/siding style. Otherwise, the minimum depth and width of modulation shall be 10 and 15 feet, respectively.

Garage orientation & vehicular access.

Garages shall not face any street if vehicular access is available from an alley.

Vehicular access and garages for all units shall be placed off of the alley, where suitable access, such as abutting right-of-way that is or can be developed, is available.

Where street-front vehicular access is necessary, driveway approaches shall be limited to no more than one for every 9 units in the development.

Driveway approaches shall also be consistent with the standards in Section 13.06.090C.

Pedestrian orientation.

Non X-Districts.

(1)

All dwellings shall maintain primary orientation to the adjacent street or right-of-way and not toward the alley or rear of the site, unless otherwise determined by the Director.

(2)

Townhouses must have an individual entry that faces and is accessible from the street/sidewalk. Townhouses on corner lots only need to provide such an entry to one of the two adjacent streets/sidewalks.

(3)

The building elevation facing the street or right-of-way shall not contain elements commonly associated with a rear elevation appearance, such as loading docks, utility meters, and/or dumpsters.

In designated centers.

(1)

All townhouses on lots with street frontage must maintain primary orientation to the adjacent street or right-of-way and have an individual entry that faces and is accessible from the street/sidewalk. Townhouses on corner lots only need to provide such an entry to one of the two adjacent streets/sidewalks.

(2)

In the case of townhouse buildings that include units without street frontage, such as a mid-block site with a building that is perpendicular to the street, the townhouse unit abutting the street must include an individual entry facing the street, a porch or covered entryway, and other architectural features associated with the front elevation appearance.

(3)

Building elevations facing the street or right-of-way shall not contain elements commonly associated with a rear elevation appearance. Any area between the front façade and the sidewalk/right-of-way shall be improved with landscaping, seating or yard space, a front porch, or similar features.

(4)

Townhouse units with access exclusively from a drive aisle/court shall provide architectural features typically associated with the front elevation along the elevation facing the drive aisle/court. At least 10 percent of the façade (all vertical surfaces facing the drive aisle/court) shall be comprised of transparent windows and/or doors. Rough openings are used to calculate this requirement.

(5)

Townhouses with front doors facing alleys shall not be permitted unless the following requirements are met: The vehicular surface shall be paved through the entire block length; a continuous sidewalk shall be constructed on one side connecting to abutting public sidewalks; and street trees shall be planted along one side along the entire length of the alley.

(6)

A continuous pedestrian walkway, which can be a shared walkway, must be provided between the front entrance of each unit and the nearest public sidewalk. In the case of corner lots, at least one walkway shall connect to both sidewalks/rights-of-way unless infeasible due to topography. Walkways shall be either a raised sidewalk, or composed of materials different from any adjacent vehicle driving or parking surfaces. Walkways accessing individual units shall be a minimum of 4 feet wide and walkways accessing multiple units shall be a minimum of 5 feet wide. Pedestrian access may be combined with vehicular travel if designed for safety and comfort as a shared pedestrian/vehicular space. Walkways providing access to two or more townhouse units shall be constructed per ADA standards to increase visitability to the site, unless infeasible due to topography.

Windows and openings. At least 15 percent of the façade (all vertical surfaces facing the street) shall be comprised of transparent windows and/or doors. Rough openings are used to calculate this requirement.

Utilities.

Service, loading, and garbage areas. Developments shall provide a designated area for service elements (refuse and disposal). Such elements shall be sited along the alley, where available. Such elements shall not be located along the street frontage. Where there is no alley available, service elements shall be located to minimize the negative visual, noise, odor, and physical impacts and shall be screened from view from the street and sidewalk. The City may require a consolidated location for storage of solid waste containers, direct street access pickup, or a shared waste collection service if necessary for efficient solid waste collection.

(Previously codified as 13.06.501 and 13.06A.070, relocated to § 13.06.100 by Ord. 28613 Ex. G, 2019-09-24; Ord. 28725 Ex. F, 2020-12-08; Ord. 28793 Ex. B, 2021-12-07; Ord. 28821 Ex. H, 2022-06-28; Subst. Ord. 28902 Ex. A, 2023-08-15; Ord. 28903 Ex. A, 2023-08-15; Ord. 28905 Ex. A, 2023-08-15; Ord. 28966 Ex. B, 2024-05-07; Ord. 28986 Ex. D, 2024-11-19; Ord. 29042 Ex. A, 2025-06-24)