The purpose of this part is to describe the process, content, and format of an EIS, and to set forth the procedures for two specific kinds of non-project EIS reviews. It also incorporates the following sections of the Washington Administrative Code by reference:
WAC 197-11-400
Purpose of EIS.
WAC 197-11-402
General requirements.
WAC 197-11-405
EIS types.
WAC 197-11-406
EIS timing.
WAC 197-11-425
Style and size.
WAC 197-11-430
Format.
WAC 197-11-435
Cover letter or memo.
WAC 197-11-440
EIS contents.
WAC 197-11-442
Contents of EIS on nonprofit proposals.
WAC 197-11-443
EIS contents when prior non-project EIS.
WAC 197-11-444
Elements of the environment.
WAC 197-11-448
Relationship of EIS to other considerations.
WAC 197-11-450
Cost-benefit analysis.
WAC 197-11-455
Issuance of DEIS.
(Ord. 27995 Ex. J, 2011-06-14)
A. 
The responsible official shall narrow the scope of every EIS to the probable significant adverse impacts and reasonable alternatives, including mitigation measures. For example, if there are only two or three significant impacts or reasonable alternatives, the EIS shall be focused on those.
B. 
To ensure that every EIS is concise and addresses the significant environmental issues, the responsible official shall:
1. 
Invite agencies with jurisdiction, if any, affected tribes, and the public to comment on the DS (WAC 197-11-360). The responsible official shall require comments in writing. Agencies with jurisdiction, affected tribes, and the public shall be allowed 21 days from the date of issuance of the DS in which to comment, unless expanded scoping is used. The date of issuance for a DS is the date it is sent to the Department of Ecology and other agencies with jurisdiction, and is publicly available;
2. 
Identify reasonable alternatives and probable significant adverse environmental impacts;
3. 
Eliminate from detailed study those impacts that are not significant;
4. 
Work with other agencies to identify and integrate environmental studies required for other government approvals with the EIS, where feasible.
C. 
Meetings or scoping documents, including notices that the scope has been revised, may be used but are not required. The responsible official shall integrate the scoping process with the existing planning and decision making process in order to avoid duplication and delay.
D. 
The responsible official shall revise the scope of an EIS if substantial changes are made later in the proposal, or if significant new circumstances or information arise that bear on the proposal and its significant impacts.
E. 
DEISs shall be prepared according to the scope decided upon by the responsible official in the scoping process.
F. 
EIS preparation may begin during scoping.
(Ord. 23262 § 8, 1984-09-25; Ord. 25856 § 7, 1996-01-27; Ord. 27893 Ex. A, 2010-06-15; Ord. 27995 Ex. J, 2011-06-14)
For draft, final, and supplemental EISs:
A. 
Preparation of the EIS is the responsibility of the City, by or under the direction of its responsible official, as specified by Section 13.12.220 of this chapter. Regardless of who participates in the preparation of the EIS, it is the EIS of the responsible official. The responsible official, prior to distributing an EIS, shall be satisfied that it complies with these rules and the procedures of the City of Tacoma.
B. 
The responsible official may have an EIS prepared by City staff, an applicant or its agents, or by an outside consultant retained by either an applicant or the responsible official. The responsible official shall assure that the EIS is prepared in a professional manner and with appropriate interdisciplinary methodology. The responsible official shall direct the areas of research and examination to be undertaken as a result of the scoping process, as well as the organization of the resulting document.
C. 
If a person other than the responsible official is preparing the EIS, the responsible official or designee shall:
1. 
Coordinate any scoping procedures so that the individual preparing the EIS receives all substantive information submitted by any agency or person;
2. 
Assist in obtaining any information on file with another agency that is needed by the person preparing the EIS;
3. 
Allow any party preparing an EIS access to all public records of the City that relate to the subject of the EIS, under Chapter 42.56 RCW (Public Records Act);
4. 
Review and examine pertinent sections of the EIS to assure the completeness, accuracy, and objectivity of the EIS.
D. 
Any outside person, firm, or corporation assisting in the preparation of an EIS shall have expertise and experience in preparing environmental impact statements and shall be approved by the responsible official prior to participation in the EIS development process.
E. 
Field investigation or research by the applicant, reasonably related to determining the environmental impacts associated with the proposal, may be required, with the cost of such field investigation or research to be borne by the applicant.
(Ord. 27995 Ex. J, 2011-06-14; Ord. 28336 Ex. C, 2015-12-01)
A. 
A FEIS shall be issued by the responsible official and sent to the Department of Ecology (two copies), to all agencies with jurisdiction, to all agencies who commented on the DEIS, and to anyone requesting a copy of the FEIS. (Fees may be charged for the FEIS, see WAC 197-11-504)
B. 
The responsible official shall send the FEIS, or a notice that the FEIS is available, to anyone who commented on the DEIS or scoping notice and to those who received but did not comment on the DEIS. If the responsible official receives petitions from a specific group or organization, a notice or EIS may be sent to the group and not to each petitioner. Failure to notify any individual under this subsection shall not affect the legal validity of the City’s SEPA compliance.
C. 
The responsible official shall make additional copies available for review in their office and in the SEPA Public Information Center.
D. 
The date of issue is the date the FEIS, or notice of availability, is sent to the persons and agencies specified in the preceding subsections and the FEIS is publicly available. Copies sent to the Department of Ecology shall satisfy the statutory requirement of availability to the governor.
E. 
The City shall not act on a proposal for which an EIS has been required prior to 15 days after issuance of the FEIS. Further, filing of an appeal of the adequacy of a FEIS pursuant to Section 13.12.820 of this chapter shall stay the effect of such FEIS and no major action in regard to a proposal may be taken during the pendency of an appeal and until the appeal is finally disposed of by the Hearing Examiner. A decision that the FEIS is inadequate and upholding the appeal shall further stay any decision, proceedings, or actions in regard to the proposal.
F. 
The responsible official shall issue the FEIS within 60 days of the end of the comment period for the DEIS, unless the proposal is unusually large in scope, the environmental impact associated with the proposal is unusually complex, or extensive modifications are required to respond to public comments.
G. 
The form and content of the FEIS shall be as specified in WAC 197-11-400-460.
(Ord. 27995 Ex. J, 2011-06-14)
A. 
The Responsible Official may authorize preparation of a Planned Action for a specific type of development, other than for an essential public facility or facilities as defined in RCW 36.70A.200, or for a specific geographical area that is less extensive than the jurisdictional boundaries of the City. The Planned Action must have the significant impacts adequately addressed in an environmental impact statement prepared in conjunction with a comprehensive plan, a comprehensive plan amendment, a subarea plan or for the phased project.
B. 
Ordinance. A Planned Action must be designated by ordinance of the City Council. The adopting ordinance must describe the planned action projects and may establish a time period for completion of the planned action projects.
C. 
Project actions must be included in the designated ordinance and impacts addressed in an EIS prepared in conjunction with a comprehensive plan, amendment thereto, a subarea plan or a phased project.
D. 
Planned action project review. Projects developed within a planned action area shall be exempted from further environmental review. However, the project proponent shall describe the environmental mitigation to be provided by subsequent or implementing projects, and must include a checklist (not a SEPA Checklist, but as set forth in the planned action EIS) that is to be filed with the project application and used to verify that:
1. 
The project meets the description in, and will implement, any such mitigation and
2. 
The probable significant adverse environmental impacts of the project have been adequately addressed in the EIS.
E. 
The adopting ordinance will state that if notice is otherwise required for the underlying permit the notice shall state that the project has qualified as a planned action and that if notice is not otherwise required for the underlying permit no special notice is required. The adopting ordinance may limit a planned action to a time period identified in the ordinance.
(Ord. 27995 Ex. J, 2011-06-14)
A. 
The City may adopt optional comprehensive plan elements and optional development regulations that apply within designated centers or for subareas within one-half mile of a major transit stop zoned for higher density housing consistent with RCW 43.21C.240.
B. 
Designation of areas. The centers must be designated by the Puget Sound Regional Council as a Regional Growth Center or a Manufacturing-Industrial Center or be an area within one-half mile of a major transit stop that is zoned to have an average minimum density of fifteen dwelling units or more per gross acre.
C. 
The City shall prepare a non-project (as defined in WAC 197-11-774) environmental impact statement.
1. 
The EIS must assess and disclose probable adverse impacts of the optional comprehensive plan element and development regulations and of future development consistent with the plan and regulations.
2. 
The EIS may have appended to it an analysis of the extent to which the proposed plan may result in the displacement or fragmentation of existing businesses, existing residents, including people living with poverty, families with children, and intergenerational households, or cultural groups; the results of the analysis must be discussed at a community meeting that is separate from the EIS/plan public hearings.
D. 
Community meeting.
1. 
At least one community meeting must be held on the proposed optional plan and development regulations before the scoping notice is issued. Notice of scoping and notice of the community meeting must be mailed to all taxpayers of record within the sub-area to be studied, and within four hundred feet of the boundaries of the subarea, to affected Tribes and to agencies with jurisdiction over the future development within the subarea. See Part 5 for notice requirements.
2. 
Notice must also be mailed to all small businesses as defined in RCW 19.85.020 and to all community preservation and development authorities established under chapter 43.167 RCW. The process for community involvement must have the goal of fair treatment and meaningful involvement of all people with respect to the development and implementation of the subarea plan.
3. 
The notice of the community meeting must include general illustrations and descriptions of buildings generally representative of the maximum building envelope that will be allowed under the proposed plan and indicate that future appeals of proposed developments that are consistent with the plan will be limited. Notice of the community meeting must include signs located on major travel routes in the sub-area posted within 7 days of the mailing of the meeting notice. If the building envelope increases during the process, another notice complying with the requirements of this section must be issued before the next public involvement opportunity.
E. 
Appeal. Any person that has standing to appeal the adoption of the sub-area plan or the implementing regulations under RCW 36.70A.280 has standing to bring an appeal of the non-project EIS as set forth in this chapter.
F. 
Transfer of development rights. As an integral part of preparing a sub-area plan/non-project EIS the City shall consider establishing a transfer of development rights program in consultation with Pierce County, a program that conserves county-designated agricultural and forest land of long-term commercial significance. If the city decides not to establish a transfer of development rights program, the city must state in the record the reasons for not adopting the program. The city's decision not to establish a transfer of development rights program is not subject to appeal. Nothing in this sub-section may be used as a basis to challenge the sub-area plan.
G. 
Fees for environmental review. The City may recover its reasonable expenses of preparation of a non-project EIS prepared under this section through access to financial assistance under RCW 36.70A.490 or funding from private sources. In addition, the City is authorized to recover a portion of its reasonable expenses of preparation of such a non-project EIS by the assessment of reasonable and proportionate fees upon subsequent development that is consistent with the plan and development regulations adopted under this section as long as the development makes use of and benefits from the non-project EIS prepared by the City. Any assessment fees collected from subsequent development may be used to reimburse funding received from private sources. In order to collect such fees, the city must enact an ordinance that sets forth objective standards for determining how the fees to be imposed upon each development will be proportionate to the impacts of each development and to the benefits accruing to each development from the non-project EIS. Any disagreement about the reasonableness or amount of the fees imposed upon a development may not be the basis for delay in issuance of a project permit for that development. The fee assessed by the city may be paid with the written stipulation "paid under protest" and if the city provides for an administrative appeal of its decision on the project for which the fees are imposed, any dispute about the amount of the fees must be resolved in the same administrative appeal process.
H. 
Additional environmental review. If a proposed development is inconsistent with the subarea plan policies and development regulations, the City shall require additional environmental review in accordance with this chapter.
I. 
Effective dates.
1. 
Until July 1, 2018, a proposed development that is consistent with the sub-area plan policies and development regulations adopted under this section and that is environmentally reviewed under this section may not be challenged in administrative or judicial appeals for noncompliance with this chapter as long as a complete application for such a development that vests the application or would later lead to vested status under city or state law is submitted to the City within a time frame established by the City, but not to exceed ten years from the date of issuance of the final EIS.
2. 
After July 1, 2018, the immunity from appeals under this section of any application that vests or will vest under this subsection or the ability to vest under this subsection is still valid, provided that the final subarea EIS is issued by July 1, 2018. After July 1, 2018, a city may continue to collect reimbursement fees under this section for the proportionate share of a subarea EIS issued prior to July 1, 2018.
(Ord. 27995 Ex. J, 2011-06-14; Ord. 28336 Ex. C, 2015-12-01)
A. 
Projects located within the following areas are subject to the Archaeological, cultural, and historic resources standards in TMC Chapter 13.13:
1. 
Where a Subarea Plan and a companion area-wide, non-project Environmental Impact Statement (“EIS”) have been completed, including the Downtown Tacoma Regional Growth Center, the Tacoma Mall Neighborhood Regional Growth Center and the Tideflats Manufacturing and Industrial Center;
2. 
In areas subject to the City of Tacoma’s Shoreline Jurisdiction as defined in Title 19 Shoreline Master Program;
3. 
Sites within the Urban Residential (UR) districts, where the City has completed an area-wide, non-project Environmental Impact Statement to raise the residential threshold exemption to 40 units, and where the proposal exceeds 20 units.
(Ord. 28222 Ex. C, 2014-05-13; Ord. 28511 Ex. B, 2018-05-15; Ord. 28611 Ex. D, 2019-09-24; Ord. 28725 Ex. A, 2020-12-08; Ord. 28986 Ex. D, 2024-11-19; Ord. 29063 Ex. D, 2025-10-21; Ord. 29076 Ex. A, 2025-12-02)
A. 
Purpose and applicability.
1. 
This section sets forth provisions for Traffic Impact Assessments for projects located within the following areas. Transportation impacts generally relate to the size of the development, the number of trips generated, and their effect on local and state streets and transportation facilities, transit operations, freight, and pedestrian and bicycling facilities and operations.
The Department of Public Works will use the Traffic Impact Assessment to evaluate impacts and assist in identifying and establishing mitigation measures that will address safety, circulation, and capacity issues; capacity will be addressed in terms of Level of Service established in the City Comprehensive Plan and applicable sub-area plans. In those cases where the Department of Public Works identifies potential impacts to State Highways, they will consult with the Washington State Department of Transportation (“WSDOT”) in identifying mitigation measures.
a. 
In the Downtown Tacoma Regional Growth Center and within the Tacoma Mall Neighborhood Regional Growth Center in areas where a Subarea Plan and a companion area-wide, non-project Environmental Impact Statement (“EIS”) have been completed.
b. 
Urban residential districts. Sites within the Urban Residential (UR) districts, where the City has completed an area-wide, non-project Environmental Impact Statement to raise the residential threshold exemption to 40 units.
2. 
Exemptions. The Director of Public Works may be able to provide an exemption from this impact analysis if a proposal has no meaningful potential for significant and adverse transportation or traffic impacts. This may occur if the proposal has characteristics that may limit its net new vehicle traffic generation, or if only non-congested roadways and intersections are nearby, or if the net increase in traffic would not be significant compared to traffic from existing development.
B. 
Definitions. For definitions, see Section 13.01.
C. 
Traffic impact assessments. Transportation information is required to be prepared and submitted to the Public Works Department at the time of permit intake. If such information is not submitted, the Public Works Department may delay completing the application process until such time as the information is made available. After the application is accepted, permit review by Public Works Department staff may result in a request for additional information, which will be detailed in a correction notice. The type and extent of analysis required, which is outlined below, is based on the project size, as follows:
1. 
Within the Downtown Tacoma RGC.
DOWNTOWN TACOMA RGC
USE
“Level 1” Analysis
“Level 2” Analysis
Residential
100 to 199 dwelling units
Over 199 dwelling units
Commercial
30,000 – 59,999 sq. feet
Over 59,999 sq. feet
If the residential unit count in a mixed-use development is less than the listed size ranges, but the non-residential use exceeds 20,000 square feet:
20,000 – 59,999 sq. feet
Over 59,999 sq. feet
2. 
Within the Tacoma Mall Neighborhood RGC.
TACOMA MALL NEIGHBORHOOD RGC
USE
“Level 1” Analysis
“Level 2” Analysis
Residential
Development that exceeds SEPA categorical exemptions as defined in TMC § 13.12.310
Over 199 dwelling units
Commercial
Over 59,999 sq. feet
Mixed-use or industrial
Over 59,999 sq. feet
Large block developments as defined in TMC § 13.05.010 Site Approval.
Optional: Analyze Site Approval connections as part of TIA
Required: Analyze Site Approval connections as part of TIA
3. 
In Urban Residential (UR) Districts.
(a) 
Residential development from 21-40 units shall perform a Level 1 TIA as described in this section. Residential development above 40 dwellings as well as non-residential or mixed-use development shall submit an Environmental Checklist and otherwise follow the review process laid out in this Chapter.
4. 
Level 1: The following information must be provided by a qualified expert in the form of a transportation impacts study:
a. 
Number of additional daily vehicle trips generated by the development as calculated using the ITE Trip Generation Manual, 8th Edition or successor edition.
b. 
Number of additional “peak hour” vehicle trips generated by the development in the afternoon peak hours as calculated using the ITE Trip Generation Manual, 8th Edition or successor edition.
c. 
The proposed ingress/egress routes, such as alleys and streets, on which vehicles will enter and leave the site’s parking garage or lot, and whether or not new curb-cuts will be proposed.
d. 
An estimate of what proportion of the development’s traffic is likely to use which streets.
e. 
Identify whether the nearest intersections are controlled by stop signs, traffic lights, or other form of traffic control.
f. 
Describe existing pedestrian and bicycle facilities in the immediate site vicinity.
g. 
Describe any pedestrian or bicycle facility improvements proposed, using the City’s Comprehensive Plan.
h. 
Describe any impacts to state highways.
i. 
Summarize relationships and potential for impacts to transit service, passenger rail, and non-motorized facilities in the site vicinity, and traffic safety, to the extent affected by the proposed development.
j. 
Assessment of existing transportation network conditions, level of service, planned capital improvement projects, and potential effect on mode choice shift in the Subarea.
k. 
Additional information determined by the Public Works Department to be necessary to identify the impacts of the proposal and to determine the appropriate mitigation actions pursuant to City policies and standards.
5. 
Level 2: The following information must be provided by a qualified expert in the form of a transportation impacts study:
a. 
Identification of existing conditions, future baseline conditions, and number of additional daily vehicle trips generated by the development, specifically:
(1) 
Information to describe the local streets and state highways, existing traffic volumes and turning movements, and traffic control devices on affected streets, state highways, and intersections;
(2) 
Level of service information or alternate equivalent measures of traffic operation, delay, volume-to-capacity (“v/c”) ratio for affected intersections and/or streets/highway;
(3) 
Traffic safety information – accident/collision history, latest 3 years;
(4) 
Trip Generation: use the ITE Trip Generation Manual, 8th Edition (or successor), or alternate method to provide the following:
(a) 
Calculate reductions from basic trip generation, for internal trips, pass-by trips, and mode choices (e.g., proportion likely to use modes other than single-occupant vehicle travel), at the applicant’s discretion.
(b) 
Calculate any other reductions justifiable due to the nature of the development or site.
(c) 
Summarize the resulting trip calculations for residential and commercial uses.
b. 
Number of additional “peak hour” vehicle trips generated by the development in the afternoon peak hours, specifically:
(1) 
Using comparable methods described under Subsection C.1. above, calculate peak hour vehicle trip generation; and
(2) 
Providing the proposed ingress/egress routes, such as alleys and streets, on which automobiles will enter and leave the site’s parking garage or lot, and whether or not new curb-cuts will be proposed.
c. 
The applicant’s estimate of “trip distribution” and assignment – what proportion of the development’s traffic is likely to use which streets.
d. 
Identify the probable extent of traffic impacts on affected streets, highways, and intersections as follows:
(1) 
Afternoon peak hour turning movement impacts on identified intersections, and interpretation of the potential magnitude of impact, including roadway level of service, intersection level of service, and/or other methods of evaluating impacts on street and intersection operations.
(2) 
Site access operations, including information such as peak hour volumes, delay and/or level of service, and relationship to freight operations if relevant.
e. 
Summarize relationships and potential for impacts to transit service, passenger rail, and non-motorized facilities in the site vicinity, and traffic safety, to the extent affected by the proposed development, including:
(1) 
Description of proposed bicycle, pedestrian, transit, and freight facilities and operations as provided for in existing multimodal plans. This should include whether there are gaps in pedestrian connections from the site to the nearest transit stop or gaps in continuity of bicycle facilities in the site vicinity.
(2) 
Describe whether the development would adversely affect sidewalks, bicycle lanes, transit facilities, and whether it would contribute traffic to a high accident location.
(3) 
Describe any planned improvements or reconstruction of sidewalks or streets adjacent to the development site.
f. 
Describe any impacts to state highways.
(Ord. 28222 Ex. C, 2014-05-13; Ord. 28511 Ex. B, 2018-05-15; Ord. 28725 Ex. A, 2020-12-08; Ord. 28986 Ex. D, 2024-11-19)